Agenda 10/22/2019 Item #8A (PL20190001155 - Old Groves Road)10/22/2019
EXECUTIVE SUMMARY
Recommendation to affirm Staff's Official Interpretation and reject the appeal therefrom
concerning Old Groves Road in the Vineyards Planned Unit Development which will allow the
entities to go directly to court to address their dispute. The subject property is that part of the
Vineyards Planned Unit Development located south of Vanderbilt Beach Road, east of Airport
Road and west of Livingston Road in Section 1, Township 49 South and Range 25 East, in Collier
County, Florida. (PL20190001155)
OBJECTIVE: To consider the appeal of an Official Interpretation (INTP-PL20190000062) issued by
the Planning and Zoning Director by the Collier County Board of Zoning Appeals (BZA).
In this case, the Board of County Commissioners will be sitting as the BZA, and they are to review the
Official Interpretation and the existing facts and law and determine if any part of the Planning and Zoning
Directors’ interpretation of the LDC and PUD was inconsistent with the existing Vineyards PUD, Land
Development Code regulations and the Growth Management Plan (See LDC Sec. 10.02.02. F.).
The appeal process is focused specifically on the interpretation questions raised within the original
Official Interpretation and the conclusion rendered by the Planning and Zoning Director in relation to the
appeal request.
Should the BZA determine that the conclusion of the Official Interpretation is not supported by
substantial competent evidence or that the interpretation is contrary to the Vineyards PUD or Land
Development Code, the Board may modify or reject the findings of the Official Interpretation. Should
the Board find none of the above, the Board shall accept the conclusion rendered within the OI. If the
Board rules not to accept the official interpretation as rendered, such a ruling may affect other
residentially designated PUDs throughout the County.
CONSIDERATIONS: The below map illustrates the issue:
The Orchards is the community to the right of the photo. Piper’s Grove is the community to the lef t.
Piper’s Grove has access to both Airport Road and Vanderbilt Beach Road. The Orchards has access to
8.A
Packet Pg. 277
10/22/2019
Vanderbilt Beach Road but is blocked from access (through the Piper’s Grove community) by a gate
indicated by the red arrow. The gate has been there for over 14 years. For many years, off and on, the
Orchards has been attempting to get the County to force open the gate to allow them access onto Airport
Road, using Code Enforcement as the crowbar, claiming that access to Airport Road was required by the
PUD. As (1) both staff and the County Attorney are of the opinion that the PUD says no such thing; and
(2) all of the interior roads to both developments are private roads, it has been the County’s position that
this is a private dispute, and no action has ever been undertaken by the County.
Presumably, in an attempt to force the issue, on January 8, 2019, The Orchards Community Association
filed a request for an official interpretation that the Vineyards Planned Unit Development requires that the
Orchards Community be provided access through Old Groves Road to Airport -Pulling Road. The Zoning
Director determined that neither the LDC nor the Vineyards Planned Unit Development require that the
Orchards Community be provided access through Old Groves Road to Airport-Pulling Road. A copy of
this opinion is included as back-up. On May 13, 2019, The Orchards Community Association appealed
the Official Interpretation.
Appellant’s Position: [in italics]
The Official Interpretation fails to consider the purpose and intent of the Vineyards PUD,
which was to provide multiple access points to residents within The Orchards, Piper’s Grove and North
Groves through Vanderbilt Drive and Airport-Pulling Road and interconnectivity to the on-site
commercial shopping facilities. Specifically, the Official Interpretation neglects or give any weight to
the site development plans for Piper’s Grove and The Orchards, the approved subdivision plats for both
Piper’s Grove and North Groves, the recorded easements and other supporting documentation
pertaining to the planning approvals for the Vineyards PUD, which provide clear evidence of the
intended interconnectivity and access to Airport-Pulling Road.
The Vineyards PUD is Not Devoid of Access Point Commitments
As discussed in more detail below, the supporting documentation provides clear evidence that
the Vineyards PUD contemplates and requires access point commitments and interconnectivity to
Vanderbilt Beach Road and Airport-Pulling for each development tract, including The Orchards, within
the PUD. The following documents are evidence of the purpose and intent of the Vineyards PUD:
(1) Site Development Plans for Piper’s Grove;
(2) Site Development Master Plans for The Orchards (formerly Stoneybrook Estates);
(3) Plat for Piper’s Grove, approved by the County;
(4) Plat for North Groves, approved by the County; and
(5) Declaration of Easements, by and between Procacci Bros. Sales Corporation
(“Procacci”) and The Groves.
It should be noted that the County does recognize that the above-referenced Development Orders do show
access for the Orchards to Airport-Pulling road; however, the PUD is controlling and it does not require
access. Further in the appeal submittal, it is stated that “the Orchards is not requesting that The Groves
remove the gate at Old Groves Road; it is requesting access to Old Groves Road pursuant to the
interconnected street system approved in the Master Plan and Vineyards PUD.” From the County’s
perspective, this is a private matter between two parties.
The full argument submitted by the appellant is provided as attachment “A” to this executive summary
County’s Position:
8.A
Packet Pg. 278
10/22/2019
The Vineyards PUD is the controlling regulatory document for the Orchards, Piper’s Grove One and
Piper’s Grove Two subdivisions. From review of the Original PUD (Ordinance 85-15) and subsequent
amendments (Ord. 91-75 and Ord. 95-62), the PUD is devoid of specific commitments that all access
points must be made available to each development tract within the PUD. Within the Master Plans for the
various iterations of the PUD, an interconnected street system is provided for, but there is no provision
that permits or restricts the placement of gates within the internal PUD. This lack of information
designating the location of gates is common to most PUDs, as the internal streets are private and
maintained by appropriate homeowners’ associations.
Further according to the subdivision plat, Old Groves Road is a private road. Further, there is no
Community Development District for the Vineyards; therefore, there are no public or quasi-public roads.
The easement referenced within O.R. Book 1898, Page 2308, Collier County, Florida Public Records, in
favor of Procacci Bros. Sales Corporation, a Pennsylvania corporation, their successors and assigns, an
owner of a contiguous tract consisting of approximately 84 acres to the east of Piper’s Grove for vehicular
and pedestrian access and egress, is a private easement between two parties.
The requested official interpretation seeks affirmation that either the Vineyards PUD or Collier County
Land Development Code (LDC) requires that the Orchards community is provided access through Old
Grooves Road and from review of both documents, there is no such commitment or requirement.
While the Vineyards PUD and Master Plan depicts the roadways within the development, both are silent
to the location of gates and a commitment that all development within the PUD will be provided access to
all the depicted roadways.
FISCAL IMPACT: There is no fiscal impact associated with this action.
LEGAL CONSIDERATIONS: This item has been reviewed by the County Attorney, is approved as to
form and legality, and requires a majority vote for decision. -JAK
GROWTH MANAGEMENT PLAN IMPACT: The official interpretation, as rendered by the Zoning
Director, is consistent with the Growth Management Plan.
RECOMMENDATION: To affirm Staff’s Official Interpretation and deny the appeal.
Prepared by: Raymond Bellows, Zoning Manager, Zoning Division
ATTACHMENT(S)
1. Executive Summary Old Groves OI - with map and arrow (PDF)
2. Signed-OI-PL20190062 (PDF)
3. OI Back-up (PDF)
4. OI Cover Letter (PDF)
5. OI Application - PL20190000062 (PDF)
6. Appeal Cover Letter - PL20190001155 (PDF)
7. Appeal Application (PDF)
8. The Orchards Appeal of OI-Backup (PDF)
9. Legal Ad - Agenda ID 10327 (PDF)
10. Pipers Grove Emails-Orchards Appeal (PDF)
8.A
Packet Pg. 279
10/22/2019
COLLIER COUNTY
Board of County Commissioners
Item Number: 8.A
Doc ID: 10327
Item Summary: Recommendation to affirm Staff's Official Interpretation and reject the appeal
therefrom concerning Old Groves Road in the Vineyards Planned Unit Development which will allow the
entities to go directly to court to address their dispute. The subject property is that part of the Vineyards
Planned Unit Development located south of Vanderbilt Beach Road, east of Airport Road and west of
Livingston Road in Section 1, Township 49 South and Range 25 East, in Collier County, Florida.
(PL20190001155)
Meeting Date: 10/22/2019
Prepared by:
Title: Manager - Planning – Zoning
Name: Ray Bellows
09/26/2019 2:13 PM
Submitted by:
Title: Manager - Planning – Zoning
Name: Ray Bellows
09/26/2019 2:13 PM
Approved By:
Review:
Growth Management Department Judy Puig Level 1 Reviewer Completed 09/26/2019 2:49 PM
Growth Management Department James C French Deputy Department Head Review Completed 09/26/2019 9:54 PM
Growth Management Department Jeanne Marcella Department Head Review Completed 09/27/2019 3:45 PM
County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 10/03/2019 8:33 AM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 10/04/2019 10:27 AM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 10/04/2019 5:15 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 10/09/2019 9:13 AM
County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 10/14/2019 11:15 AM
Board of County Commissioners MaryJo Brock Meeting Pending 10/22/2019 9:00 AM
8.A
Packet Pg. 280
EXECUTIVE SUMMARY
Recommendation to affirm Staff’s Official Interpretation and reject the appeal therefrom concerning
Old Groves Road in the Vineyards Planned Unit Development which will allow the entities to go
directly to court to address their dispute
OBJECTIVE: To affirm Staff’s Official Interpretation and reject the appeal therefrom (ADA-
PL20190001155) concerning Old Groves Road in the Vineyards Planned Unit Development , and refund
the application fee.
CONSIDERATIONS: The below map will help explain this issue:
The Orchards is the community to the right of the photo. Piper’s Grove is the co mmunity to the left.
Piper’s Grove has access to both Airport Road and Vanderbilt Beach Road. The Orchards has access to
Vanderbilt Beach Road but is blocked from access (through the Piper’s Grove community) by a gate
indicated by the red arrow. The gate has been there for over 14 years. For many years, off and on, the
Orchards has been attempting to get the County to force open the gate to allow them access onto Airport
Road, using Code Enforcement as the crowbar, claiming that access to Airport Road was required by the
PUD. As (1) both staff and the County Attorney are of the opinion that the PUD says no such thing; and
(2) all of the interior roads to both developments are private roads, it has been the County’s position that
this is a private dispute, and no action has ever been undertaken by the County.
Presumably in an attempt to force the issue, on January 8, 2019, The Orchards Community Association
filed a request for an official interpretation that the Vineyards Planned Unit Development requires that the
Orchards Community be provided access through Old Groves Road to Airport-Pulling Road. The Zoning
Director determined that neither the LDC nor the Vineyards Planned Unit Development require that the
Orchards Community be provided access through Old Groves Road to Airport-Pulling Road. A copy of
this opinion is included as back-up. On May 13, 2019, The Orchards Community Association appealed the
Official Interpretation.
8.A.1
Packet Pg. 281 Attachment: Executive Summary Old Groves OI - with map and arrow (10327 : Official Interpretation-Vineyards PUD)
It is the opinion of the County Attorney that this is now and has always been a private dispute. It is the
further opinion of the County Attorney that the appropriate venue for this dispute is and has always been
the Circuit Court of Collier County, and that once in Court, the interpretation of an Ordinance is subject to
de novo review by the Court anyway, leaving any prior interpretation by staff or the Board of County
Commissioners at best non-binding.
Note that unlike other similar appeals to the Board, there is no underlying development action pending.
In all other like appeals, the Board has been asked to interpret and apply the questioned LDC or Ordinance
provision in the context of a requested development order (such as a site development plan contingent on
whether a proposed hotel was limited by a FAR requirement, or a Request for an Official Interpretation of
a zoning provision concerning whether a particular use at a particular location was authorized, in which the
Board would look at compatibility as part of its review). Here, the appellant is asking the Board for its
interpretation of a PUD provision in order to compel the County to utilize Code Enforcement to force open
a gate on private property through the threat and imposition of fines. Put another way, the relief sought
simply does not fall within the typical parameters of a quasi-judicial review (which is a Board function),
but instead seeks a legal interpretation of an ordinance (which is a Court’s function).
With that noted, it is the recommendation of the County Attorney that the Board simply affirm Staff’s
Official Interpretation without formal review or opinion, deny the appeal, and leave the Orchards
Community to seek whatever legal remedies may be available to them in the Courts. Should the Board
wish to hear this matter it will need to be advertised and brought back for a Public Hearing.
FISCAL IMPACT: None; the application fee will be refunded to appellant.
GROWTH MANAGEMENT IMPACT: None.
RECOMMENDATION: That the Board of County Commissioners affirms Staff’s Official Interpretation
and rejects the appeal therefrom (ADA-PL20190001155) concerning Old Groves Road in the Vineyards
Planned Unit Development, and refund the application fee.
PREPARED BY: Jeffrey A. Klatzkow, County Attorney.
8.A.1
Packet Pg. 282 Attachment: Executive Summary Old Groves OI - with map and arrow (10327 : Official Interpretation-Vineyards PUD)
8.A.2
Packet Pg. 283 Attachment: Signed-OI-PL20190062 (10327 : Official Interpretation-Vineyards PUD)
8.A.2
Packet Pg. 284 Attachment: Signed-OI-PL20190062 (10327 : Official Interpretation-Vineyards PUD)
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Packet Pg. 288 Attachment: OI Back-up (10327 : Official Interpretation-Vineyards PUD)
TO:
FROI{:
DAIE:
RE:
Bryan Milk
Project Planner
Ra)rnond V. Bel,Ious
Project Planner
June 26, 199 2
I
PAP-92-05ItPipers Grove subdivisionn
Transportation Planning Revielr
TNIEODI'CTION:
The subject plat contains 61.381 acres and is located ln the
southeasi coiner of Airport-Pulling Road (cR-31) and vanderbilt
Beach Road (cR-862) in section 1, Tonnship 49 South, Range.25
East. The Petitioner has requested a Prelininary subdivision
Plat approval for 388 residential lots. The site is located
within the vineyards PUD zoning District.
TBETFTC CAPACIIY ANAI,YSIS:
staff has reviewed the Petitionerrs request and has deternined
that the project lrill generate approxinately 2,.o]-3. .AWDTE. The
site geneiated traffic will not exceed the significance Test
volune (5 percent of the Leve} of service rrcrr capacity) of
airport-iulling Road within the projectts radius of development
infiuence (RDi). It should be noted that the process .ofsubdivision' r,riil not increase the overall developnent intensity
or add additional trips that was established at the tine the PUD
wis approved and arnen-iled. The TIS for this project was. reviewed
J"ii"i'-tn. tine of rezoning and the connents made at that tine
are still valid.
The Traffic circul atLon Element classlfies cR-31 as a 4 lane
arterial road within the projects RDI' The cu rrent traffic count
:-s 24,942 AADT which results ln Los rrArr opera tion. cR-862 is a 2
lane c ollector and has a traffic count ot. 6,092 AADT. The
collier county Los rables indicate tha t this segment is
-1-
fxntrtt u
operating at l,os trcrr.
DEVEI.OP}IENT AERVICES DEPARIrIIENT
PLANNING SERVICES AECIIION
!,{EI.TORANDUU
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8.A.3
Packet Pg. 289 Attachment: OI Back-up (10327 : Official Interpretation-Vineyards PUD)
TRArFIC CIRCUI,ATION:
staf
Subd
and
sigh
the
f has revier,red the lay out of the Proposed PrelimlnarY
j-vision pfat from a Planning and traffic safetY standPoint
finds thi following.Inv ievr of the adequate dePth and
t distance of the entr ance road off of Airport-Pulling Road,
ro osed subdivision traffic circulation systen should
approved PUD ttaster Plan. Th e prol ects roadway geone gnrlces
is subject to any required engineering modifications.
TheTrafficAccidentReportforlggo6howstheintersectioni""itu Beach Road and the project entrance as having a
(under 9 per year) traffic accident rate' Therefore,j,aIiii""":, iirtersEction iuprovernents are required as a result
this proJ ect.
of
low
noof
coNcr,usroNs
The trips generated by this proposed- proj ect l'iII not exceed 5
""i"."i of the LoS rrcrt volume and wiLl not lo\''er the LoS belou
[i"--"J.piEa -apacity standards on Airport-pul1ing Road .srithinifr" RDI: fher-eforel the petitioner, s .
prel irinary subdivlsion
;;;"";t- "iir not create or excessj'vely increase !:ltf.'"
""i"."ti"" on the externaf roadsay network and complies with the
crofoh tlanagenent P1an.
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8.A.3
Packet Pg. 290 Attachment: OI Back-up (10327 : Official Interpretation-Vineyards PUD)
DATE
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LOCATION
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ATTENDANCE
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8.A.3
Packet Pg. 291 Attachment: OI Back-up (10327 : Official Interpretation-Vineyards PUD)
TO:
FROI'I:
DATE:
BE:
UEMORANDUu
COLLIER COUNTY PLANNING COMMISSION
COMI.fIINITY DEVEI.,OPMENT SERVICES DIVI SION
AUGUST 7, ]-99O
PETITION NO:
VINEYARDS
sI4P-90-28, STONEYBROOK ESTATES AT THE
AGENE/APPI,ICA}IT:
Agent:
O$/ner :
Janes B. Roberts
Anchor Engineering consultants, Inc.
790 Harbour Drive
Naples, Florida 33940
Vineyards Developlent Corporation
20 Napa B1vd.
Naples, Florida 33999
1
Appl icant :U. s. Hone Corporation
43 Barkley circlesuite 101Ft. Uyers, Florida 33907
2
3
Exhorl V
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AGENDA ITEM 3-J
GEOGRAPBIC LOCATION:
The subject property is located sithin the vineyards
PUD, bounded on the west by Airport-Pul1ing Road (c.R.
31) on the north by Vanderbilt Beach Road (c.R. 852) and
on the east by Livingston Road extensionr--in. tho north
ll2 of section 1, TownshlP 49 south, -Range 25 East,
collier county Florida, and is approxirnately 195.69
acres in size. (See illustration following page).
REOT'BSTED ACTION:
The petitloner is proposing to subdivide a 195'69 acre
tract within the Vineyards PUD into 275 slngle fanily
home sltes, two rnulti-fanily tracts and a coromerclal
tract.
PURPOSE /DESCRIPTION OA PROiTECT !
The petitioner proposes to subdivide a 195'59 acre tract
,-itiri" --itr. viniyaias puo, lrest of rnterstate 75, into
iii- -"i"er,. famiiy residential lots with a niniuurn lot
8.A.3
Packet Pg. 292 Attachment: OI Back-up (10327 : Official Interpretation-Vineyards PUD)
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Packet Pg. 293 Attachment: OI Back-up (10327 : Official Interpretation-Vineyards PUD)
By method of fractionalization, the density granted for
the subject property was 320 sing}e family unlts and 430
nulti-fanily units or 3.8 units Per gross acre. The
base density pernitted within the irurban Residentialt'
area is 4 units per gross acre, therefore this
subdivlsion is consistent with the ruture r,and use
Element of the Grorrth liranagement Pl.an . The subj ect
property also contains 5.91 acres of commercial
properti. Due to the vested status of the vineyardspupTonf, the anount of connercial property lrithin this
project is deeued consistent with the Growth Uanagenent
PIan.
6 EVALUATION FOR ENVTRONI,TENTAIJ, TRINSPORTATION AND
INARAgTRUCTI'RE:
?. ANALYSIS:
nction adequatel-y and with an accePtable level
This petition has been reviewed for environEental,
transportation, utilities, fire and other engineering
conslderations. All collier county reviewing agencies
and staff involved in the review process have provided a
recornmendation of approval, subject to certain
stipulations which have been made part of a stipulations
Agreenent sheet (Exhibit 'rB'' ) .
The purpose of the Subdivision li{aster Plan. pEocess is
one of pioviding a tegal basis to convey individual lots
and/or tracts of land froru a parent parcel (pubtic or
private) intended to serve the indivldual lots or'larcels of lands upon which develop:nent is conteuPlated.
ifre subdivision Regulations ordinance No. 76-6, as
aDended is the principal regulatory docunent that
ooverns the subdivision of land. This ordinance
idd."==e. certain design and inprovenent standards.
The TransPort ation statf has revielred ngress an egress
at these i
of the tr
adequateshould fu
of safety.
nte rsections and finds the follorring: In view
affie volumes g enerated by the Project and the
sight distance,the entrances as designed,
-3-
Desiqn Issues
6;eI"g the design of the subdivision, it is tle
"piri"r-'"r staff th;t the design of this subdivision is
eiecutea in a nanner that enhances the quality of the
Access to
Beach Roa
Airport-Pufacility.with Livi
a end br II tnoISfonrSdsdubtIIrothPop
a ndIIeotrafLItwcoeIaxeS11tandngrterIIaInaenaxes].1tRodI ng
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Packet Pg. 294 Attachment: OI Back-up (10327 : Official Interpretation-Vineyards PUD)
Petition Number: sMP-9o-28
staff Report for october 4, t99o ccPc neeting.
NoTE: This Petition has been advertised for the October 23, l99o
BCC meeting.
COLLIER COUNTY PI,ANNING COMMISSION:
R. I'REDERICK CHAIRMAN
SMP-90-28 STAFF REPORT
nd
-5-
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Declaralion of Eaaementg
Page 1of 11
r^hibit
'rICPRM
16A*.la
DOC
-
INT-IND-
DECTIARAIION OE EAgEME}ITS
xil*:*ffi '?',*=rT*:i$t*'i;ffi"'id*:#
( rAsaoclaElon') ,
thls Declarallon is made wiEh reference to E'he lolloulnq facE6;
a. Ploclcci iE Ehc oviner of tracE A' tracE C' and TracE D
0rereiicer- aitlned) and Grovet Road'
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001898 00A308
0R B00l( PAGE
ft|Ig INSTTOT@.a PRIDAAAO EY IIIID ,
\ AFIER RBCIRDII5 Bg"mll lor
-_-ltarrv a. Lutl., atqur'E!
- tarlv A. l,url., P.A.
9a vi!.vrrd. Eoulcvrrd
Nrpl.., tl6.id. ltt9t
{81!) 353-OO2O
congErucEed, conpleEed and d.dicated The o1d-c-"u-n1-i-"na c"ffier county has accepEed Eh6BProcacci hag
G!oves Road !o Co1lier
.dedicaElon flol8
c- Grove6
D. Groveg
adminiEter and
Tract B.
ER
Inc
(Ehe
a1I parcieE
deflned).
was created to
covenanEg of
E
Eo purchase
agreenedEfolth lhe
rlghE and oPElofl
wLEh a certaln
6eEtlng
a9 tllore
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0R Bool( PAGE
Il?i'i"'"t'.'.1', %i'iii""i' ,'i'.r'l"rllH"li' .'i'."'f3,liFi.u".t"l"':S''i'."3I
Lach owner theEeof '
ARTICIJE I.
DBTINITIONS
tlhen used in thls Dec]alalion' the following Eenns rill havc
Ehe meanLngr indicaued:
S.ctloa 1.1. *AsrochlloEr shal1 hean and refer to Groves
n".ia!iiJ-ia"".ilgip6, lnc., iEE succeegora and arslgns'
g.ctloo 1.2. 'cl'by' shalt m€an t'he clly of Naples' Florlda'
6.cts1oa 1,3. 'Cou!!y' shaIl 6ean collier counly' Florlda'
s.ctlo! 1.3 lDotllaaut BotrE" thall tlean in relatlo[ Eo
""orr,!i-ilir"" of Ehe PloPerty e'!!h leEard Eo dlalnag€ pu:?oaes'
Ehe porEion which i! upEEreah'
s.c!r.o! 1.5. rcovcrr"!'L tuthoiltslttr 6h411 tr'an Ehe
r"a."ii-dii]ti.int, the statq-J rloritla' Ehe counEv' Ehe ci'l'v' and
li[xh*i:lii*':*imdfitl*liq*;*H:*+'*";*:1,
loiaiiii"'-."ntutnedJi ihiE Decraraclog' r
8.ctsIoD 1.6. \''o-rovu:- ehal1 Ittt" i(t d-Eoves of-NaPlct' rnc"
" "r"?iEi'llti"iirionl
ytriitr i5 Jh' o*ner of rract B'
""..,i:"inir;."61*t*+f*foTt"Jlf."'T!il,"t,*tl;fifii.;:'-*- - { ; i ) : i:') \ir,
sccrtoa !,i .'-V.ar./tia.Jap. rlpt-v€iatf ' sBr], $ean the
landscap. imprbvJmenrs tott""iGioa '!iutti; thqircdian of !h' atleeE
tocrallla ulEhrrirlovea Road -:rlr I / iii"
'ttt nolili'-rrt*ii"oean and r'f c! Eo an
#:i#,,fi Ifi *l/#fffi .fs;""*':t'+"tlr"{',,'H:i::
6actlo! 1.10' "orm6!' shaLl mcan alld refer Eo lhe record O'jner
Dcclaratloll of EasemenE6
Page 2 of 11
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Packet Pg. 305 Attachment: OI Back-up (10327 : Official Interpretation-Vineyards PUD)
00 t898 002310
OR BOOK PAGE
whether one or mole per6ons or enElEle6 of the fee 6imP-1e tlEle Eo
;ii"&i'.""".1Ji'1,**siiv'":if :L*':;f.':li,".i::JJJ"?"';'::"
and unEll any Euch tllotca"gtJ htt acquired title pursuent Eo
foleclosure ar any Proceedrng; iit" Ji torecloeure' own" may be
ii^1-.'a-i-'ira"J o.,il"'r or cnElty holdlng fe-e Eitrtple EiLLe to any
EortlonofEheProperry,ot-iiv'p-o-tEo'"ofthepropertywhichisfi;;i;';J- clo-- conaimlniurn r.oHr' 'oi o'"erenip- ot .governed bv a
hcrneorrner, a assocl,lllon, anE o*tt.. shalL -be the
- - -condorllnium
asgociatlon or homcokne-r6. atJotiiii"n a6 the case lray bc' rf a
TracE owneil by "n rnot'"' o"a'il- ttEi'ttcit" . or otht --enElty is
sub ltEed to conalornintum totrn-ii o*"i?it'iP or Lr€comes governed by a
homaovners agsociaElo[, ""t
--O"nti et'it t bt Ehc condominium
;;;i;;i;t Ji ho'.o"'"r" aaeociation'
s.ctton 1.11. tProcrccl' shalI mcan Procacci Brog' aales
""r""ilii6il i'e-Jnnevt'ania t"tp"iiii"n quarifi'ed- t'o do busineaa rn
;;;fi;;;-;;i..; Ie th'e o*ner of iracrE A' c' aDd D'
S.ctlou 1.12. '?t$l.!cy' shall ncan TricEs A' 8' C' and D and
crovcd Road, collectrvely t"a oie- partit"larly de6cribed on Ehe
attached compo6iEe E5'h1b!E B'
s.clron 1. 18.' .'Ir!'t t' d:lill.I:: n:*,n"ii;':""5*iiii,'i1""'deBcribed on E!&lblE B-1 and
DeclaraLion of EaEementa
PaEe 3 of 11
e*iDt
S.ctloa 1
drainage canal
.13 .rPubllc
along r.he
Road.
cedal'aha1l nean Ehe exlstinq
-eay of Al'rPort
publ j.c
Pull ing-of
o RC o
Ehat cerEain o!dinance
colli,er counly
91-?5, aE 6uch
PUD oldLltance', being
by oldlnance No.
from Eime
Eo tlme.
S6cllon
real eEtata
recorded
FIorida,
ln relat,ion Eo
purPoses. ,
!-l
gcccloa 1 'sFl${D i
Managetllent
Florida water
co
parcel of
Ehe platnean the
ge[e!al]'Y on
Coun!Y,
Exhibitof
oLil Clovot
ExhlblE
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001898 00231 I
OR BOOK PAGE
s.ctlon 1.19. "TracE B" Ehall hLan the parcrl of reaidstate
a"".rii!i-J" ii},Liit g-z .nd delineated generarrv on ExhlblE A'
Sactlon 1'20. 'Trrct C' Ehall ne'n Ehe palce1 of real cstaEe
a.r"riili-In iii,iitt g:l and delin'ated gerela1ly on Exhl'biE A'
a.ctloa 1'21. "trrct D'' abalL mean the Parcel of real estaEe
a"".riili'Ii ii[illt i-n and delineated seaeralrv on Exhlbit A'
grctloa 1.22' "VBRI Plrtsi shall neall thoBe cerE-ain plens and
""..ri iI.i Il"" ' -t it led "conesruclion PLarrs for Modlfi-caElon uo
yi:1i:iili:-i"".:l-.jj4r"fr'"',"," ,'"",.'"t;'"0' n'.i*1"1"".:: ;li"Jtlif i::g:;fi:1.;'i,":-;;i;: J;i;t;"1v, tsez, bearrDs a laEest' revision
date of December Lg, 1992'
s6cti.oB 1'23. nv8Rt work' ahal'1 (!ean all stlee! and lelaEed
i""toi!iiii-*"-i[-ielrected by che vBRr Pran!' iacluding Eht PoaEing
ii"liv"'Jliiirli-l'in and. maintcinance bood or tecuriEv lcqulted bv the
Ei"iIi, - a&"att.r ultb che inscallallon of lhe MediaD LaDdecape
fmprovemen!6.
ARTICIE II.
DecLaraEiol of Ea6e,lelt E
Page { of 11
Exrvial I
GRANT OR
S6cEloE 2'1.
declared a
and
Tract,g who
acro69,
croves shaLl
upon Lhe alea
this
VgRI work and
Grovea Road.
and over TracE C,
A, B, C. AIID D
ROAI)
the eccegg eageirent
eaEeirent,
acces6
by the
righEs.
are
perfolmance
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s.ccroa 2.2. @"g%"t"ffi*=i[' *t-T'ir""".l *t.i:
::::31:i:. l? ."Ll3Lr'"1?r."','Yr'."".,'"?'uv- tr'"'i.'nii, ali at itE eore
coEt and expense. Procaccl t;ii bt 06ligaEed to cohplet'e- the VBRI
ilii ili-ri?ii-;., 19e{, but i" no 'u""t ftter rhan June 23' 1ee4'
8.orro! 2.3-. sttx|++*?qg.. T"*n13"r"*0.?ffil3u
tlil
:iS.ulo ":'::'&t ",?i-'"r'.",i.t
*":t" d' t- "# d '[and ' to Ehe--exEent' Eo
:i;;;;;,;eii-writr'nsor":'!r-*'-L"'.:i3'1";..t1;)o""T.f,."t#t""*Idw.IllnsE locrEcd tt 'nY I
..rDetual, conElnuour t""*-tti- and right of waY -lnd Eh' non-
-axc-lurlve right ro "" 'n t#n ilcu-iii o"'ere ind' occulanEa oE
Lhe othcr Eracts B, " t"o -O-'" aii tht non-et"lutivc righl of,
vehLculrr logrear and "gt""' oJt! i"f tti"t" th' strcct'
'
and road{ay
kno*rra8'oldGroveanot"-iiiititr'ti-diicrualn.t'he-el'cforptE.l,a Grove aa OL.l Groves Ro:;'---- fr i" "'predgly agreed and
i i5! i "i.J
-in". t n" "asenen
t'. iiiii" ;:1 r"'"' "i13""& j."'".T : :i:i::are LimiEed Eo PaBse[ger v
I*HHit+i,fi' "9#sr'*:+t*rtr'i'i'"*':r:
Declaratlon of EaEemenEE
PaEc 5 of 11
poltlolr of
lnt.6rfe!e
VBRI work
cost.
sl.clloD 2
leserves,and sha11
a Tract
Each Owne,alao
u6e of Ehe surface
all
reEaina,of such
which do doE
trith the
gocElorl 2,6
Procaccl does
abovc, ol does
shall have
2,2 above,
!ight
and
VBR I
wiEhin fivc (
BlatemenE
Euch
6.cE1on 2.,
Road
The Inillalrr!th
eqnitot q
8.A.3
Packet Pg. 308 Attachment: OI Back-up (10327 : Official Interpretation-Vineyards PUD)
001898
OR BOOK
002313
PAGE
each bear one-haff ll/2) of the acEual coEE of.lnatal],lnd the
tnltial Hedian LandscaPe -lmprov;;;"i;- ih" parry Fhich peiryorris the
\rBRr work Ehall be entrtlcd "o iuitl"t""^"nc f;r !/2 of Ehe act'uaL
cosEofinsEallingrnernrrrai-liJalanl,inadcapernProv€menlgfronoltlu t rvle (5) daye afier iecelpt oE the
:3:""";:".i."*illiv'I'iii'"ii"' -tt'"iiro'"' j't'emized in reesonabre
i!'diii, 1-Ji"irt;;with reasonable-J"cu'tlentitioo 6uPpo!t'ins euch cogE'
S.c!r.oo 2.8 '
ffi ffi tt{l"xl?t"rll,i}i.t.-*L'";",rt."ll,,ix.m:;;i
aE6l.qned Eo any homeowner . aieotiat io" est'abl'ighed Eo admlni6ler
lii,i3ii"-i.ii."",ien!6 or irainrFnance exDensea of rract D or anv
DorEion theleo!, eny oevrac'on from thi origiEal lledian landscape
l*ri!,;i?'"il*'J::T;T1".';l:"s"?':'l'J::l'*'ihereaBonable
Decl,alation of, Easements
Page 6 of 11
f{tr1rf I
' i'',,1r:',.:..r1
9€ctsl,oD 3
water flow of
gerIera]IY
ARTICT,E
WATER
ilowever. lhe
any
8.A.3
Packet Pg. 309 Attachment: OI Back-up (10327 : Official Interpretation-Vineyards PUD)
flom lts parcet. '':''
srcrr.oa 3.2. - o""" ,9t,;t?tr3"sl;."*";nili *'.'iJ"g::::it il:declared a Perpetual non-€tcrlii;^;il;tU;1ii; i oJr,'raant esiite over' across and upon a servien!
EEEate. .llny guch ""ttln"nt
- ij'oht" sfia)1 only be exercised in
illliiin..--r'i.tt a drainage plari approved bv---the count'v sFwMD'
lii7.i-lii,"t "ppropriaEe
Governmencal Authorit'y'
MTICI,E IV.
GENER1I, RTSTRICTIONS
sc*lo. {. 1. clq+ffi+fi# ;r, Jn5r"n"i'.iti"i'1i"t:i:rasoecElve guccedgora or al'519
sEo-rm sat.er sysEem on tt"tt" l" C' C or o any toalc or hazaldoug
Bubstancee, lncluding "l"tu""i'
-iesticiaes'- oEher agricultural
chemicals, anal all 6uch ot"t"u-ti-" uiitr ut :'" sEricE comPlianc' wlt'h
:ii"il;:;.;;;"1 orai'ances anii resulations '
s.cr.Ion {.2. co@."claf fFaci Dl!'chalgg ' ---11I -d.i6-:tTSe
flom
""', "#;;&i;rcroffiaharr
be Pre-E!6aEed prior t,o anv
eil;:il;;;;; ih. "to'" eaEer evacem!' of rract's B and c'
Decfalagion of Ea6enenta
Page ? of 11
Svtntbit 8
. . :r+,:'",.-".-,.a- I.i.
00231h
PAGE
001898
OR BOOK
Eo Ehe
000 .00 .
further
S€ctIoE 4,3.
Ssctl,oD 4'{.
Trace D ehal'l'
multi
uni.E
sha11
ina
be ini
rhe builder
D
aucceg,90r or
PT,D has
rna
6haII
for a sales
auEomat lcalIY
aft er the daLe
daEe of thia
lhaE each
t hich i5 three
Decla!atLon.
56ctl,o[ {.
follol,ing
enEtrance aho\dn on the
PUD aha11
100 Bquare
be enEl'L
f,ee! each orled Eo either Erro
one (1) gign
6 i,gog
t,iEh a
I
I
!
!
y "PUD
EO
aE the
{ri$
8.A.3
Packet Pg. 310 Attachment: OI Back-up (10327 : Official Interpretation-Vineyards PUD)
--_::=-:-:-.--
00 1898 002315
OR BOOK PAGE
sduale feeE. Glovea Road i5 One of Ehoae enErance6' ' Thia
D;clarsEion conflrmo thaE Ehe i-*. -iif
"lgt opiion fo effe-cEive and
aDolicable t'o Gloves Road, one (1) Euch Elgn beinE locat'ed on Tracl
i'iiil':iiri-sisrr', l.ing o" fht to"t slde-of Grot€s. Road) ' and Ehe
5.i!'J-hii-s- fir"iEed on TlacE c (the 'weEE sisn"' belng on Ehe wesu
rr- -, ^-^.r-d o^-.ll Trr" o*ner of TracE D shall have Ehe righi :o
siqn' aE iEs aole cos!' and the ounerlnetall and aintain Ehe EaEE
of Tract c shall have sne rre-hi- io inscall and nalnEain the l{egt
tn" 'i>tc- Sio" and uhe wesE Sign Ehall be- .;;;i oi'procacct and Groves aE to Ehe
".rf,ri:cr co Ehe leasonable aPPl
*:tsri !i:ilir1-fl*::gi3:-:l iili.ff :l';, :::l i::l'::'1,$L::
develoDmenE of thaE Tract' or any'porcion ttrereot ' The rj'ght' and
;i;;;Ei;;-t;;.inuain eirher.eish itav bl as€igrred-lo a homeowner or
:;;#;i;;;.-;";;clat ion eatabliE-hed Ea ad,ninister Groves Road or anv
porcion Ehereof,.
s.ctloa {.5 lract' E Ru1's l.ud S6gulstloat ' .The Board of
orr.ciiil'l-r ltt-. l""otrat-rott' may pro*utg-ate reaaonable rules and
i"griiii"t" for the use of rracE B plopetly'
Declaraglon of Eaaenenta
Page I of 11
E\nibi+- g
-.
8.A.3
Packet Pg. 311 Attachment: OI Back-up (10327 : Official Interpretation-Vineyards PUD)
00 t898
0R B00x
0023 t6
PACE
g.slloE'5.2' In lhe event of a breach of ilry of the
Reotri;ai;;; set fotth in chia DeclalaElon, the Partibl shall be
;;;i;i;i-il alrv and all remedieg availabte aE raw or j'n eguitv'
i;;i;ai;s; il'noi limited to, the .qulEabre remedies of Bpeciflc
;;;f;;;;;. or mandaEorv or prohibitory injunction laoued by e courE
:;-;;;;;i^;; i..iiuar.!lo"l :o the eveoi lE becomes necessa!-v for
Ii..,-iliii i-. adt"ta ; insEiLute regar proceedinss as a result' of
;;: ilirri;-.i;ilirt"i pittv eo conpl-v with anv ResEricEio-ns or this
o]Itl"rii.r,-1c ts undirsr5od and lgieed thaE Ehe prevail'lig- pa:Ey
ii-"r.rr-ri'iis.iion ghall be enti.trea Eo be reimburEed for arL coaE
i;;;;;t-;;'t*Fded in connection therewiEh, lncLuding? but nqt
il.iiia-t. readonable alEolaeys' fees and court cost6 (t'htough a1L
appellate 1eve1E).
E{ I{II1IES6 WEEEEOF, Ehi6 Declalatj'on i5
r.qT aav of J)<zc.',384,-, L993 ,
wITNEss: PRoCACCI
execuE.d aa .6f
7 frEl
trN
\t CO
By:
a
BROS.SAI,ES CORTOEATION
J ph ProcacciItPresiden!.
.GRO!E OF NAPIJES,
corporation
:NC
RESIDENT'S
INC. , a Florida
it co4roraEion-.
L.a
C1
DeclaraElon of Ea6ementa
Page 9 of 11
exvtiDlt
,1
I
,i
.!
U
I
I
I
!
1
8.A.3
Packet Pg. 312 Attachment: OI Back-up (10327 : Official Interpretation-Vineyards PUD)
I
001898
0R 8001(
COtO,lONI.tEArrTH OF PENNSYLVANIA
COUl Tg OF PI{ILADELPHIA
day of
,thr.d x... oa l.h..cl
NOTA.R,Y gUBITIC
MY COM}IISSION EXPIRSS:
dged before me uhis
INC., A or
c
SSION EXPTRES;
n/a as
fo!egoing inEErumen! wag acknowl€dged before me this E
, a Pennsy
,199 3, bylvania corpolaEion, and rrho i9 personall'y,loSEPH PRoCACCI of pROCACCI BRos'
SALES CORPORATION
known uo ne o!
idenrificatlon.
hae produced
'.4
as
idaone or has ploduced
-
co!'porat,on,
ln\\
\'/,,\
1a
\b
DeclaralLol of Eadenent,E
PaEe 10 of 11
eY.,WVt I
.\"/e N* hnla Sd. oa Flotd.':.1*!;"igg;|afJ'#i,
#r Nd,y P'rri.. SUG o( troiiA
C.mitron !o CC rollJ,
M,CMilti.n E tid l4!l?
002317
PAOE
Theof
L
I
/l-D
8.A.3
Packet Pg. 313 Attachment: OI Back-up (10327 : Official Interpretation-Vineyards PUD)
l
001898
0R 800K
StATE OF FLORIDA
COUNTY OF COLIJTER
RCO
NOTARY PUB],IC
MY COMMISSION EXPIRES:
0023 t8
PAGE
I:I
Declalaclon of, Eaaenen!s
Pago 11 of 11
ffitbit 8
before me lhia E*a
,aro me or hag produced
-
lsl
I
I
I
I
I
I
8.A.3
Packet Pg. 314 Attachment: OI Back-up (10327 : Official Interpretation-Vineyards PUD)
TO:
FROM:
DATE:
RE:
ADAMCZYK LAW FIRM PLLC
REAL ESTATE. CONDO/HOA & BUSINESS L W
Michael Bosi, Director, Planning and Zoning Division
Mark E. Adamczyk, Esq.
lamtary 2,2019
Official Interpretation of The Vineyards PUD
The Orchards Community Association, Inc.
Dear Mr. Bosi:
This Firm represents The Orchards Community Association, Inc. ("The Orchards").
Pursuant to section 1.06.01 ofthe Collier County Land Development Code ("LDC"), please accept
this submittal as a request for an Official Interpretation of PUD Ordinance 85-15, as amended
("The Vineyards PUD").
The problern is as follows. The Orchards residents have only one point ofaccess for their
community. That access point is Groves Road, which connects to Vanderbilt Beach Road (see
Exhibit I enclosed). We believe this is inconsistent with The Vineyards PUD and subdivision
plats (which is explained further below). By contrast, the residents in Piper's Grove and North
Groves have multiple points of access. There is access from Airport-Pulling Road through Old
Groves Road. There is also access to Vanderbilt Beach Road through the Groves Road entrance
shared with The Orchards (see Exhibit 2 enclosed). We believe The Orchards should also have
access to Airport-Pulling Road through Old Groves Road, but there are gates blocking access.
Groves Resident's Association, Inc. (the "Groves") is the entity that owns and maintains
Old Groves Road and the aforernentioned gates. The Orchards through our offtce has requested
that Groves provide access to Old Groves Road so that The Orchards residents can have the same
access enjoyed by Piper's Grove and North Groves. Despite several requests and dernands, Groves
has refused to provide access. For reasons explained below, we believe this is a violation of The
Vineyards PUD.
Viner ards PUD
The Vineyards PUD govems the property in question. The original ordinance is 85-15,
and it has been amended several times. There was a substantial PUD amendment approved by the
BOCC in 1991. Ordinance 9l-75 states the following on page 46, Miscellaneous: "Access to the
8.A.4
Packet Pg. 315 Attachment: OI Cover Letter (10327 : Official Interpretation-Vineyards PUD)
project shall be restricted to those access points shown on Exhibits A-1 and A-2 hereto, provided
that the location of the access to commercial parcels shall be approved by the County Engineer."
The only PUD amendment subsequent to ordinance 9l -75 was approved as ordinance 95-
62. The only change involved the PUD master plan. The required interconnection discussed above
was not removed or changed. Further, the BOCC meeting minutes for (approval o0 both 9l-75
and 95-62 show za discussion about removing the requirement for multiple access points.
Piper's Grove S ite Development Plan
To ensure the validity ofour position regarding the PUD, we requested copies ofplanning
records for the approval of the Piper's Grove site development plan. Enclosed herein are copies
of a Planning Services memorandum dated June 26, 1992 Exhibit 4 and the pre-application
meeting notes dated MaY 27 , 1992 Exhibit 5 ) for review of the Piper's Grove site development
plans.
In the pre-application meeting, the applicants (i.e. the Groves developers) stipulated that
the access gates at the erltralrce ppil1; would provide the residents to the east ofthe project with
thru access to the commercial site. Per the Vineyards PUD, the project to the east is The Orchards.
The commercial site, ofcourse, is the Publix shopping center at the comer of Airport-Pulling and
Vanderbilt Beach.
A month later, the Planning Services Division issued a memorandum addressing
transportation planning in the Piper's Grove planned subdivision. That mernorandum states that
the subdivision site plan provides interconnection to the adjacent tract to the east (i.e. The
Orchards), which is "consistent with the approved PUD Master Plan".
The Orchard s Site Devel op ment Nlaster Plan
We were also able to obtain records for the approval of The Orchards Site Development
Master Plan (originally named Stoneybrook Estates by U.S. Home Corp.). Enclosed herein is a
copy of a memorandum to the Planning Commission from Community Development Services
dated August 7, 1990 Exhibit 6 In the analysis, the CDS division stated that the project is to
have access from Vanderbilt Beach Road an d Airport-Pulling Road.
Exhibits A-1 and A-2 fiom Ordinance 9l-75 are enclosed as Exhibit 3. Those exhibits
clearly show that all communities west of Livingston Road are supposed to have access to both
Vanderbilt Beach Road and Airport-Pulling Road.
8.A.4
Packet Pg. 316 Attachment: OI Cover Letter (10327 : Official Interpretation-Vineyards PUD)
App roved Subdivision Plats
"Old Groves Road is subject to an easement in favor olProcacci Bros. Sales Corporation,
a Pennsylvania corporation, their successors and assigns, an owner of a contiguous tract
consisting of approximately 84 acres to the east of Piper's Grove for vehicular and
pedestrian access and egress, pursuant to a Declaration of Restrictions recorded at O.R.
Book 1898, Pages 2308-23 I 8, of the Public Records of Collier County, Florida'"
An ingress/egress easement is referenced on Old Groves Road on all pages of the plats,
which is clearly a reference to the Declaration of Easements. The pertinent pages fiom the plats
are attached as Exhibit 7. The Orchards is the community developed on the 84 acres to the east of
Piper's Grove, and the plats provide further evidence that Groves is required to provide access to
Airport-Pulling Road though Old Groves Road.
We have attached as Exhibit 8 the Declaration of Easements discussed above. That
document was recorded December 29, 1993 at O.R. Book 1898, Page 2308, Collier County,
Florida Public Records (the "Easemenf'). This Easement was created and recorded precisely when
phases one and two olPiper's Grove were being platted and developed.
Procacci Bros. (hereafter "Procacci") was the owner ofTracts A, C and D as shown on the
conceptual site plan attached to the Easement. Tract D is The Orchards. The Groves developer
owned Tract B (now Piper's Grove, Phase One), and had an option to acquire Tract C (now Piper's
Grove, Phase Two). Tract A is the commercial parcel where the Publix shopping center was
developed.
The Easement shows that Procacci gtanted access to Vanderbilt Beach Road in favor of
Tracts B, C & D, via "Groves Road", which again now serves as the only entrance to The Orchards
from Vanderbilt Beach Road. In tum, Groves granted access to Airport-Pulling Road through
"Old Groves Road" in favor ofTracts B, C and D for passenger vehicle traffic.
As a whole, it is clear that the main purpose of the Easement was to ensure that both Piper's
Grove and The Orchards had multiple access points at Vanderbilt Beach and Airport-Pulling,
which is consistent with the PUD and site development plans.
The plats for Piper's Grove and North Groves are consistent with the above analysis ofthe
PUD and site development plans. In fact, a Declaration of Easements is expressly referenced on
the first pages of the plats for Piper's Grove Phase One and Phase Two. Under the "General
Notes", the plats state:
Declaration of Easements
8.A.4
Packet Pg. 317 Attachment: OI Cover Letter (10327 : Official Interpretation-Vineyards PUD)
Conclusion and Request
We believe that the Vineyards PUD and the planning approvals for Groves and The
Orchards clearly require multiple access points at Vanderbilt Beach Road and Airport-Pulling
Road. Groves currently enjoys the required access, but Groves has blocked the required
interconnection and second access point for The Orchards. The Orchards requests an interpretation
consistent with the above analysis and that this matter be refened to Code Enforcement and the
County Attomey's Office for enforcement if Croves continues to refuse access.
Thank you for your assistance in this matter.
/ .) U(Nl
Ultt(fi4,t nwru
$Mark czyk, Esq.
For the Firm
8.A.4
Packet Pg. 318 Attachment: OI Cover Letter (10327 : Official Interpretation-Vineyards PUD)
\iF'[I
County B
COTLIER COI NTY GOVERNMENT
GROWTH M, NAG EMENT DIVISION
www.collier cv.net
28OO NORTH HORSESHOE DRIVE
NAPtES, FTORIDA 34104
(2391 2s2-2400 FAx: (2391 2s2-6358
RE.:IUEST FOR OFFICIAL INTERPRETATION
LDC subsection 1.06.01 D
chapter 4 G. of the Administrative Code
lnitiation
Pursuant to LDC subsection 1.06.01 D.1.
An interprctltion applios lo any affected person, resident, developer, land owner, government
agency or d,,partment, or :rny pcrson having a contractual interest in land in Collier County.
Procedures
Submission ;f Rcquest for lnterpretation- Pursuant to LDC subsection 1.06.01 D.2 - D.3 and Ch.
4 G. of thc , .lministrati'.,c codc
Each requc I must identify the specific Land Development Code or Florida Building Code citation
to be intefi :eted. Each rcquest for interpretation must be accompanied by the appropriate fee
as set fortl in the fee 1:.olution adopted by the Board of County Commissioners. Under no
circumstan.cs may the rcquest for interpretation contain more than three issues or questions. lt
must not ( rntain a sini, r question with more than three sub-issues or questions. lf it is
determincd by the Counl;, Manager or designee that the request for interpretation contains
more than 3 issuos, the apolicant will be required to submit a separate request accompanied by
the applica r fecs.
Determina,n of Comprctcness- Pursuant to Ch. 4 G. of the Administrative Code
After reco. ol .r rcqur : ior intcrpretation, the County Manager or designee must determine
whether tl reqrcst is r rplcle. lf the appropriate official determines that the request is not
complete, r .r must ser\. a written notice on the applicant specifying the deficiencies. The
appropriatc official will rkc no further action on the request for interpretation until the
deficiencic: are r c rned ic c.
Notificatic r of ,',1'ected l)r:)perty Owner- Pursuant to Ch. 4 G. of the Administrative Code
Where a site spcclfic inlcrpretation has been requested by a party other than the affected
property c vncr, Culrier ' . unty shall notify the property owner that an interpretation has been
requested onccrnin,; tl ' iirorrerty.
Rendering. f lnl. prcta' - Prrrsuantto Ch.4G.of the Administrative Code
After the r .,... for ir icirlion has been determined complete, the County Manager or
designee :,rali r. .,crv ar evaluate the request in light of the Growth Management Plan, the
Future Land Us.' '.lap, tl. I I)c and/or the official zoning atlas, and Florida Building code related
matters, \. riclr, . r i, a; .rl-;lt-', and render an interpretation. The County Manager or designee
may consl it u,il the .rty nttorney and other county departments before rendering an
70l30l2O1 Page 1of 3
IN
8.A.5
Packet Pg. 319 Attachment: OI Application - PL20190000062 (10327 : Official Interpretation-Vineyards PUD)
COt[IER COJNT
GROWTH N'AN,'
www.collie gov.
Notice of lnt
Administr. tivt
The Coun' I
interpreta rn.
Plan or La'.d I
advertisec:
specific pa -e,
newspapir'oi
property o'.'n,
effect ive.
Effective I n.
An interpr :,rt
approprial l'
warra n tc(
rejected a ,,
Adjustmcr :, ,'
1.05.01 D .l
section is, "r,
and/or Bu; air
for interpr .,,1
See Cha pl
interpreta'
. :Rt
NT "/tsro \
County
28OO NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
1'219l.2s2-24OO FAX: (239) 2s2-63s8
)retation- Pursuant to LDC subsection 1.05.01 D.5
ic County Manager or designee shall remain in effect until the
rded to clarify the applicable provision or provisions which
until such time as the interpretation is adopted, modified, or
,l to the Board of Zoning Appeals and/or the Building Board of
r applicant or other individual or entity identified in LDC section
lnterpretation is rendered and the time the approprlate LDC
:e of an appeal, until such time as the Board of Zoning Appeals
'ments and Appeals has rendered its finding, no further request
rme issue shall be permitted.
interpretat f,n. l 'i-r to tl relr rsc to the applicant of any interpretation, the interpretation shall
be reviewc I b'/, I I Coun 'llr lney for legalform and sufficiency.
Notice- Pursur.l ' r LDC rr :rction 1.06.01 D.4
The interp.etat s rall r l r.,riting and shall be sent to the applicant by certified mail return
receipt rcc rc:,' bli r c procedures are identified in LDC subsection 10.03.06 P.
FORM
Official Re. ,:uan :( 1 G. of the Administrative Code
The Count, ir,. : ,.r or . ,. ,, . c shall maintain an official record of all interpretations rendered.
The official int.' .trtio' .Srrlbo available forpublic inspection during normal business hours.
rtii uant to LDC subsection 10.03.05 P. and Ch. 4 G. of the
.ro
qenc
'c pmr
spat
,rd, nr
'rl ci
'5in
( rce shall provide public notification upon the issuance of an
rl .1 rpretations of the Florida Building Code, Growth Management
rt .r'r., notice of the interpretation and appeal time-frame shall be
r reral circulation in the County. For interpretations affecting a
r ;.he interpretation and appeal time-frame shall be advertised in a
, r r, and a mailed notice of the interpretation shall be sent to all
: 1 of the property lines of the land for which the interpretation is
,of.
n dc,
iitior
)re I
ofa
)ea'
le'
or i
'do
tard
d
is
iC
APPEALS
thr. ] str;rtive Code for information regarding an appeal of an official
LOl3al?01
n
Page 2 of 3
r
8.A.5
Packet Pg. 320 Attachment: OI Application - PL20190000062 (10327 : Official Interpretation-Vineyards PUD)
colLlER COr 'rr
GROWTH M ]/
www.collier )v
vERN
/IENT T
ENT
/rstc'.1
28OO NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 2s2-2400 FAx: (239) 252-53s8
UBMITTAL REQUIREMENTS
I thc Jmii strative Code for submittal requirements. The application must
er Crwmty
'r rl atio n
,ua r to LDC section 1.06.01:
i mL t identify the specific LDC citation to be interpreted; and
.r in rpretation may contain no more than 3 issues of questions. The
st n1 contain a single questions with more than three sub-issues or
lf it is determined by the appropriate official that the request for
r c ntains more than three issues, the applicant will be required to
raral . request accompanied by the applicable fees.
'\all include justification for the request, providing for the applicant's
LD . or Florida Building Code provision the request is centered upon.
,rll ( ,cuments and forms.
,n i rquest of Land Development Code (LDC), Growth Management
ng .onstruction Administrative Code, based on staff hours:
hoL-s: S1,500.00
:: : 1,000.00
h( rrs: S5,000.00
. tii rg fee: S1,500.00
"cta cn should be addressed to:
' 1ic' rel Bosi, Planning and Zoning Director
w'l nagement Division/Planning and Regulation
2800 North Horseshoe Drive
Naples, FL 34104
See Chaptr 1
inclu de thc rl
ll App':.a
ll Req :s
tr The;rtr
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8.A.5
Packet Pg. 321 Attachment: OI Application - PL20190000062 (10327 : Official Interpretation-Vineyards PUD)
ADAMCZYK LAW FIRM PLLC
RIAI- ESTATT. CONDO/HOA & BUSINISS L^W
MARK E. ADAMCZYK, ESQ.
MARK@.ADAMCZYKLAW FIRM.CO\,I
May 3,2019
VIA CERTIFIED MAIL RRR:
VIA U.S. MAIL
Board ofZoning Appeals
2800 North Horseshoe Drive
Naples, Florida 34104
Re: Appeal of Official Interpretation of The Vineyards PUD o/b/o The Orchards
Community Association, Inc.,I\TP-2019-PL-0062 published April 5, 2019 (the "Official
Interpretation")
Dear Board ofZoning Appeals:
This Firm represents The Orchards Community Association, Inc. ("The Orchards"), who
by the filing ofthis Appeal, timely appeal the above-referenced Official Interpretation to the Board
ofZoning Appeals of Collier County and request a reconsideration ofthe Officiation Interpretation
ofPUD Ordinance 85-15, as amended ("The Vineyards PUD"). This Appeal is submitted pursuant
to section 8.10.00 and subsection 1.06.01 D of the Collier County Land Development Code
("LDC").
The right to supplement this response with additional parties is specifically reserved.
The parties, who qualift either or both as an "affected property owner" and/or as an
"aggrieved or affected party" are the following:
See List of Affected Property Owners and/or Aggrieved or Affected
Parties attached hereto as Exhibit "A"
Enclosed please find:
I . The Appeal filing fee of S I ,000 and legal advertising fee of $ I ,500
2. The form for this Appeal
3. The submittal and a flash drive of the attached submittal, including the legal basis
for the Appeal and all supporting materials and exhibits thereto for the review and
consideration by the Board ofZoning Appeals as part of the Appeal.
No rights, concems, arguments, positions or objections of the party appealing the Official
Interpretation are waived by any.thing stated herein or omitted herefrom. Moreover, the right to
make, present, supplement and submit additional arguments and materials before the Board of
Zoning Appeals as to the Appeal is specihcally and expressly reserved.
8.A.6
Packet Pg. 322 Attachment: Appeal Cover Letter - PL20190001155 (10327 : Official Interpretation-Vineyards PUD)
As noted in the attached submittal, this filing and submittal of legal argument, supporting
documentation and materials, which are incorporated herein as part ofthe Appeal, is and are being
made and provided while specifically resewing the right to further amend, modify or supplement
this filing and Appeal with additional arguments and materials.
In the event any additional forms or materials are required, other than the ones enclosed
herein to be submitted with the Appeal, please advise immediately, and I will promptly provide
same.
I respectfully request that the Official Interpretation of Michael Bosi be reversed, and the
Board of Zoning Appeals finds that the Vineyards PUD, along with the planning approvals for
Groves Resident's Association, Inc. ("The Groves") and The Orchards require multiple access
points at Vanderbilt Beach Road and Airport-Pulling Road, and therefore, The Grove must provide
access to The Orchards through Old Groves Road. I thank you in advance for your consideration
in this matter.
Respectful ly submitted,
hru0: ilbb?b1
tu E
For the Firm
Enclosures
Cc (with enclosures): Heidi Ashton-Cicko, Esq.
Michael Bosi, AICP, Zoning Director
Esq
8.A.6
Packet Pg. 323 Attachment: Appeal Cover Letter - PL20190001155 (10327 : Official Interpretation-Vineyards PUD)
CollleT Cwmty
COTTIER COUNW GOVERNMENT
GROWTH MANAGEM€Nf DIVISION
www.collierBov.net
28OO NORTH HORSEsHOE DRIVE
NAPLES, FLORIDA 34104
{239) 252-2rD0 FAXi 1239) 2s2-6158
APPEAT OF AN OFFICIAL INTERPRETATION
LDC subse€tion 1..06.01 D & Code of Laws section 2-83 - 2-90
Ch. 3 A. of the Administrative Code
An affected property owner is defined as an owner of property located within 300 feet of the property lines of
the land for which the interpretation is effective.
An aggrieved or affected party is defined as any person or group of persons which will suffer an adverse effect
to an interest protected or furthered by the Collier County Growth Management Plan, Land Development Code,
or Building Code(s). The alleged adverse interest may be shared in common with other members of the
community at large, but shall exceed in degree the general interest in community good shared by all persons.
A request for appeal shall be filed in writing. Such request shall state the basis for the appeal and shall include
any pertinent information, exhibits, and other backup information in support of the appeal.
The Office of the Hearing Examiner or the Building Board of Adjustments and Appeals, whichever is applicable,
shall hold an advertised public hearing on the appeal and shall consider the interpretation and any public
testimony in light of the Growth Management Plan, the Future Land Use Map, the Land Development Code or
the Official Zoning Atlas, or Building Code related matters, whichever is applicable. The Office of the Hearing
Examiner or the Building Board of Adjustments and Appeals, whichever is applicable, shall adopt the County
official's interpretation, whichever is applicable, with or without modifications or conditions, or reject the
interpretation. The Office of the Hearing Examiner or the Building Board of Adjustments and Appeals, whichever
is applicable, shall not be authorized to modify or reject the County official's interpretation unless such
reviewing body finds that the determination is not supported by substantial competent evidence or that the
interpretation is contrary to the Growth Management Plan, the future land use map, the Land Development
Code or the Official Zoning Atlas, or Building Code, whichever is applicable.
Requests for Appeal of an Official lnterpretation should be addressed to:
Growth Management Division/Planning Regulation
Attn: Business Center
2800 North Horseshoe Drive
Naples, Florida 34104
to/78/20t3
Page 1 of 2
Within 30 days after receipt by the applicant or affected property owner of a written official interpretation sent
by certified mail return receipt requested by the County Manager or designee or building official, or within 30
days of publication of public notice of interpretation, the applicant, affected property owner, or aggrieved or
adversely affected party may appeal the interpretation to the building Board of Ad.iustments and Appeals for
matters relating to building and technical codes as shown in LDC section 1.07.00 or to Office of the Hearing
Examiner for all other matters in the LDC.
8.A.7
Packet Pg. 324 Attachment: Appeal Application (10327 : Official Interpretation-Vineyards PUD)
Qounw
COI-LIER COUNTY GOVERNME NT
GROWTH MANAGEMENT DIVI stoN 28OO NORTH HORSESHOE DRIVEergov.net NAPI,ES, FLORIDA 341M(239 ) 2s2-2400 FAX:(239 ) 2s2-63ss
LDC subsection 1.0G.01 D &
APPEAL Or OrrIC IAL INTERPRETAT roN
PROJECT NUMBER
PROJECT NAME
DATE PROCESSED
o,^,n"r. The Orchards Co
Address: 9'150 Galleria C
Telephone: 239-63 1 -6 1 99
g-rr,1 Or4r"rr. GlenF @sandca
Ch. 3 A. of the
Code of Laws section 2_g3 _2-90AdministrativeCode
To be completed b.v staf
mmunity Associa tion, lnc.
ourt, Ste 20.1 City:Naples
F
Applicant/
t,r,,. Ada
Agent:
mczy
Mark E. Adamcz
k Law Firm, pLL
cell: N/A
stlecm.com
yk,Esq
C
rrent form from County website)
State: FL
ax; N/A
zrP.34109
ztP.34109
are to be submitted
Address: 9130 Galleria C ourl, #201 . Naples
Telephone: 239-63 1 -61 99
City state: FL
celt: N/A
Fax: N/AE-Mait Add ress. mark@a damczyk IaMirm.com
lnterpretation No. A R-tNTP -2019_PL_006 2(Pleose reference the interpretotion num ber thot is being oppeoled)
with the com
See Chapter 3 A. of the
/ completed ap
pleted ap
plication (download cu
plication packet:
Administrative Code for submittal requirements. The following items
Attach a narrative describins tany pertinent inrJ,;;*;:':1H,:tH:,.l""..,;::l bas.is-for the appeal, the reliefup inrormation i;;;:, * :;*j;l.,,rtt
/c ompleted na rrative/i lectronic copy of all docummaterials to be subm itted el
ents, please advise that th
rner requires all
Estimated Legal
Hag cktW ule (nwclal.
s1,00o.oo
ecOffice of the Hearing Exam
'Y {tr Vut llntttl t.llla
Yl,Lchael,
FEE REQ UIREMENTS:ectronically in pDF form at
Appeal of offi cial I nterpretation Fee:
/t,<tr/.('lf,ff')f;:w
NTAAPPLCAcNTo CT N F o R MA oTI N
ETAD t o F R E EUa Ts
TTAsUBM t ER Ua R E M ENTS
r0/u/2073
Advertisint fee for t he Ofiice of the Hearing Examiner: S1,500 .00
P 2ot2
---.--.......-
8.A.7
Packet Pg. 325 Attachment: Appeal Application (10327 : Official Interpretation-Vineyards PUD)
Colliev County
COTTIER COUNW GOVERNMENT
GROWTH MANAGEMENI DIVISION
wurw.colliergov.net
28OO NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
l2r9l 2s2-24O0 F Ax: lz39l 252 -6?58
PROJECT NUMBER
PROJECT NAME
DATE PROCESSED
To be completed by staf
o*n"r, Tho Orchards Community Association, lnc.
Address: 9150 Galleria Court, Ste 201 City Naples
Telephone:239-63'l-6199 cell. N/A Fax. N/A
E-Mait Address: GlenF@sandcastlecm.com
Applicant/Ag "n,.
[\4ark E. Adamczyk, Esq.
,;rr. Adamczyk Law Firm, PLLC
Address:9130 Galleria Court, #201 City . Naples state: FL ztp. 34109
Telephone:239-631-6199 ceil. N/A Fax. N/A
E_Mait Address: mark@adamczyklawfirm.com
lnte rp retation No. AR_ INTP-201 9-PL-0062
(Pleose reference the interpretotion number that is being oppeoled)
Attach a narrative describing the request, the legal basis for the appeal, the relief sought, including
any pertinent information, exhibits, and other backup information in support of the appeal.
see chapter 3 A. of the Administrative code for submittal requirements. The following items are to be submittedwith the completed application packet:
Completed applicatjon (download current form from County website)- Completed narrative
Electronic copy of all documents, please advise that the office of the Hearing Examiner requires allmaterials to be submitted electronically in pDF format.
FEE REQUIREMENTS:y' appeal of Official tnterpretation Fee: 51,000.00Y Estimated Legal Advertisint fee for the Office of the Hearing Examiner: S1,5O0.OO
10/78/2013
Page 2 of 2
INTERPRETAT
e of Laws sectior
inistratiYe Code
\
a
LIt. -1
state: FL ztP.34109
8.A.7
Packet Pg. 326 Attachment: Appeal Application (10327 : Official Interpretation-Vineyards PUD)
8.A.8
Packet Pg. 327 Attachment: The Orchards Appeal of OI-Backup (10327 : Official Interpretation-Vineyards PUD)
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Packet Pg. 485 Attachment: Legal Ad - Agenda ID 10327 (10327 : Official Interpretation-Vineyards PUD)
From:Parke Smith
To:raybellow@colliergov.net; SmithCamden; FialaDonna; SolisAndy; TaylorPenny; SaundersBurt; McDanielBill
Subject:Piper"s Grove vs. The Orchards
Date:Wednesday, October 16, 2019 4:46:00 AM
EXTERNAL EMAIL: This email is from an external source. Confirm this is a trusted sender
and use extreme caution when opening attachments or clicking links.
Commissioners:
RE: ADA-PL20190001155, The Orchards use of private gated roads in The Groves, appeal of
Official Interpretation INTP-PL20190000062
I am an owner and resident in The Groves Residents Association, Inc. and I am writing in support
of the planning and zoning staff’s determination in the above matter that our private gated roads
in the Groves remain private. Please uphold and adopt the official interpretation that was
rendered by your professional staff, and deny the appeal filed by the Orchards. We purchased
our condominium in a private gated community, and we oppose any determination by the
County that would allow residents from the Orchards or the general public to use our private
gated roads. If our private gated roads are going to be opened up, then the same should apply for
the rest of the Vineyards PUD, and for the rest of the residential PUDs with private roads
throughout the County. Please forward this message to the members of the BZA and include it in
the public record for any hearing on this matter.
Piper's Grove has been private and gated for over 25 years which is a desired feature for
potential buyers Allowing public access will immediately lower property values.
Sincerely,
Parke E. Smith
7465 Jacaranda Park Rd. #103
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Packet Pg. 486 Attachment: Pipers Grove Emails-Orchards Appeal (10327 : Official Interpretation-Vineyards PUD)
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