Hearing Examiner Meeting
Collier County
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6-11-2026 HEX INDEX
This document is an agenda for the Collier County Hearing Examiner meeting on June 11, 2026. It lists three advertised public hearings. Project 3.A. involves an insubstantial change to the Magnolia Pond Planned Unit Development (PUD) to reconfigure the layout of preserve, lake, and residential development in Tract (R2). Project 3.B. is a variance request for a reduced side yard setback for an existing pool and screen enclosure at 6806 Wellington Drive. Project 3.C. is an appeal of an official interpretation regarding statutory preemption of the County's Land Development Code concerning mulching on Agriculture-zoned land for a nursery.
- Board:
- Hearing Examiner Meeting
- Date:
- 2026-06-11
- Type:
- Agenda
- Decision:
- Not stated (all items are on the agenda for hearing)
- Address:
- 6806 Wellington Dr, Naples, FL 34109 (for 3.B.)
- Applicant:
- Not stated (for 3.A.); Not stated (for 3.B.); Zachary Lombardo, Esq. (for 3.C.)
5-28-2026 HEX PACKET
[140 Wilderness Cay; case PL20250006100] The Hearing Examiner is considering a request for a 48-foot boat dock extension at 140 Wilderness Cay. The proposed extension would allow a total protrusion of 68 feet into a waterway that is 384± feet wide. The property is located at 140 Wilderness Cay, Lot 20, Port of the Islands (The Cays) Phase II, Section 9, Township 52 South, Range 28 East. The applicant is 140 Wilderness Cay LLC, with Bayshore Marine Consulting, LLC as the agent. The project was continued from April 23, 2026, to May 28, 2026, due to public comment and the need for the applicant's agent to confer with the client and affected parties. Revised plans reduced the protrusion to 59 feet and increased setbacks. Staff recommends approval subject to conditions related to building permits for the principal structure. [140 Wilderness Cay, Naples, FL 34114; case BDE-PL20250006100] This document details the criteria and process for a Boathouse Establishment Petition or Boat Dock Facility Extension (BD) in Collier County. It outlines primary and secondary criteria for evaluating such proposals, focusing on navigation, waterway impact, neighbor impact, and environmental considerations. A specific project at 140 Wilderness Cay is described, involving the construction of a fixed and floating dock facility with slips for a 33' LOA vessel on a boat lift and a 50' LOA catamaran. The project proposes a maximum protrusion of 68' into a 384' wide waterway. The applicant is 140 Wilderness Cay LLC, owned by Abdiel Marin and Jessica Marin. The case number is BDE-PL20250006100. The document also includes details on submittal requirements, fees, and public hearing procedures. Public comment included letters of objection from several neighbors at addresses including 128, 132, 137, 141, and 144 Wilderness Cay, and 160 Cays Dr, 142 Windward Cay, and 160 Venus Cay. [140 Wilderness Cay, Naples FL 34114; case PL20250006100] This document contains correspondence and public comment regarding a petition for a boat dock extension at 140 Wilderness Cay, Naples, FL. The applicant, Bayshore Marine Consulting LLC, seeks to install a large dock complex to accommodate vessels up to 55 feet. Multiple neighbors have submitted objections, citing concerns about the dock's size (68-foot protrusion, 3,500 sq ft footprint), potential impact on navigation, waterway aesthetics, neighboring property values, riparian rights, and the precedent it would set for the Port of the Islands community. Neighbors argue that such a large dock is inappropriate for a single-family residential area and that larger vessels should be kept at the community marina. Some also dispute claims of neighbor consultation and raise concerns about environmental impacts and insufficient notice. [140 Wilderness Cay; case BD-PL20250006100] This document details public comments and objections regarding a proposed dock extension at 140 Wilderness Cay. The applicant seeks a variance for a large dock and vessel configuration, significantly exceeding the standard 20-foot protrusion limit. Objectors cite concerns about visual impact, environmental harm, navigational hazards, and setting a precedent for oversized private docks in a community that already has a marina. The proposal has been continued for revisions. [140 Wilderness Cay, Naples, FL 34114; case PL20250006100] This document details public comments and official correspondence regarding a proposed dock extension at 140 Wilderness Cay, Naples, FL 34114. The applicant, Marin family (represented by Bayshore Marine Consulting LLC), sought to moor a 50 x 30 foot catamaran and a 33 foot motorized vessel. The proposal involved a dock structure extending 59 feet into the Sanctuary Point canal, significantly exceeding the Collier County code limit of 20 feet. The project was continued from an April 23, 2026 hearing to a May 28, 2026 hearing. Numerous residents voiced strong objections, citing concerns about environmental impact on manatees and wildlife, obstruction of views, violation of county codes, setting a negative precedent for the community, and potential interference with navigation and neighboring properties. Some comments also questioned the ethics of the hearing process. A revised proposal increased the overwater structure from 972 sq. ft. to 1,260 sq. ft. but reduced the protrusion to 59 feet. A formal appeal was also filed with the Florida Department of Environmental Protection by Linda Grear of 144 Wilderness Cay. [1934 Don Benito Way, Naples, FL 34120 (Orangetree PUD); 140 Wilderness Cay, Naples, FL 34114 (Marin Dock); case PDI-PL20250006371 (Orangetree PUD); 0701-26 (Marin Dock)] This document contains information related to two distinct development projects. The first, at 140 Wilderness Cay, Naples, FL 34114, involves existing and proposed dock structures. The second, a PDI (Petition for Development Impact) for the Orangetree Planned Unit Development (PUD) at 1934 Don Benito Way, Naples, FL 34120, concerns an insubstantial change to signage standards for the Terreno at Valencia Golf and Country Club Master amenity pool café. This change allows for one illuminated sign, provided it is at least 100 feet from facing residential uses not separated by an arterial or collector road. Public comment at a neighborhood meeting was positive, with questions focused on sign details, operation, cost, and timeline. Staff recommends approval of the signage amendment. [5 Pelican Street East; case PL20250012366 VA] Variance requested to reduce minimum side yard riparian setback from 15 feet to 5 feet on the west and 9 feet on the east for a proposed boathouse for a new dock facility. The property is a 0.24-acre lot with 43 feet of water frontage. The existing dock and boathouse were built in 1974 and 1981, respectively, and protrude 59 feet into the waterway. The proposed new dock will satisfy the 7.5-foot side yard for docks, but the boathouse will encroach into the 15-foot side setback. The new dock facility will protrude 77 feet from the property line. The variance is sought due to shallow water depths and converging riparian lines making a shore-normal approach the only viable option. Staff recommends approval. [5 Pelican St E, Naples, FL 34113; case BD-PL20250007918 and VA-PL20250012366] This record details a public hearing for a dock and boathouse facility at 5 Pelican Street East, Naples, FL. The applicant, Hal and Karen Bulmash, represented by Bayshore Marine Consulting, LLC, sought to remove an existing dock and boathouse and replace them with a new facility. The proposed project includes an 18-foot by 38-foot boathouse and a dock extending 77 feet into a 640-foot wide waterway. This required variances for side yard riparian setbacks (reducing from 15 feet to 5 feet on the west and 9 feet on the east) and an extension beyond the standard protrusion limits. The staff recommended approval, contingent on the approval of the variance petition. Public comment is not explicitly detailed in this portion of the record, but the process involved public notice and a hearing. [5 Pelican St. E, Naples, FL 34113; case VA-PL20250012366 and BDE-PL20250007918] This record details a public hearing for a proposed dock and boathouse at 5 Pelican St. E, Naples, FL. The project involves a 1-slip dock extension and an 18'x38' boathouse. The Hearing Examiner reviewed criteria related to dock facilities, water depth, navigation, waterway width, and neighbor impact. The primary criteria were met, with the exception of the vessel length exceeding 50% of the property's linear waterfront footage. For the boathouse, a variance was required for side setbacks due to the narrow riparian area. The project was considered for approval, with a public hearing scheduled for May 28, 2026. No public comment is stated in this portion of the document.
- Board:
- Hearing Examiner Meeting
- Date:
- 2026-05-28
- Type:
- Agenda_packet
- Decision:
- Staff recommends APPROVE, subject to conditions.
- Address:
- 140 Wilderness Cay
- Applicant:
- 140 Wilderness Cay LLC
5-28-26 HEX INDEX
[140 Wilderness Cay; case PL20250006100 - BD] Item 3.A is a continued public hearing for Petition No. PL20250006100-BD regarding a 48-foot boat dock extension at 140 Wilderness Cay. The request seeks to extend the dock 68 feet into a 384± foot wide waterway, exceeding the maximum permitted protrusion of 20 feet. The property is Lot 20, Port of the Islands (The Cays) Phase II. The Hearing Examiner will render a decision within 30 days of the hearing. [Terreno at Valencia Golf and Country Club Master amenity pool café; case PLl20250006371 - PDI] Item 3.B is a public hearing for Petition No. PLl20250006371-PDI concerning an insubstantial change to the Orangetree Planned Unit Development (PUD) for Terreno at Valencia Golf and Country Club Master amenity pool café. The request seeks an amendment to signage standards to allow one illuminated sign on the café exterior, with an exception to LDC code 5.06.02.7.a.i, provided it is at least 100 feet from facing residential uses not separated by an arterial or collector road. The Orangetree PUD is approximately 2,138.76 acres. The Hearing Examiner will render a decision within 30 days of the hearing. [5 Pelican Street East; case PL20250012366 VA] Item 3.C is a public hearing for Petition No. PL20250012366-VA at 5 Pelican Street East, requesting a variance to reduce the minimum side yard riparian setback for a proposed boathouse. The variance seeks to reduce the setback from 15 feet to 5 feet on the west side and from 15 feet to 9 feet on the east side. The property has 43± feet of water frontage and is zoned Residential Single-Family-4 (RSF-4). The Hearing Examiner will render a decision within 30 days of the hearing. [5 Pelican Street East; case PL20250007918 BD] Item 3.D is a public hearing for Petition No. PL20250007918-BD at 5 Pelican Street East, requesting approval for a 18-foot by 38-foot boathouse and a 57-foot boat dock extension. This extension would allow a total protrusion of 77 feet into a 640± foot wide waterway, exceeding the maximum permitted protrusion of 20 feet. The property is Lot 41, Isles of Capri No. 1. The Hearing Examiner will render a decision within 30 days of the hearing.
- Board:
- Hearing Examiner Meeting
- Date:
- 2026-05-28
- Type:
- Agenda
- Decision:
- continued
- Address:
- 140 Wilderness Cay
- Applicant:
- Pulte Home Company, LLC
5-7-26 HEX INDEX
This document is an agenda for the Collier County Hearing Examiner meeting on May 14, 2026. It lists four public hearings for development-related petitions. Project 3.A involves Dome-Wellness, LLC requesting a comparable use determination for a Physical Fitness Facility (SIC Code 7991) in a Commercial Intermediate (C-3) District, located on Tamiami Trail East, approximately 620 ft south of Lakewood Blvd. Project 3.B is a request for a pet daycare, indoor boarding, grooming, and retail facility (SIC 0752) at 502 New Market Road E, in an Industrial Zoning District. Project 3.C is a request for a variance at 423 West St. to allow accessory structures to occupy 47.1% of the building envelope and reduce the northwest side yard setback to 14 feet for a pool screen enclosure, in a Residential Single-Family (RSF-1) District on 1.23 acres. Project 3.D is a request by The Foundation of Pelican Marsh, Inc. for a parking exemption at 1505 Pelican Marsh Blvd to allow an off-site parking lot with 10 spaces for their Community Center. The agenda notes that individual speakers are limited to 5 minutes, materials must be submitted 10 days prior to the hearing, and decisions are final unless appealed to the Board of County Commissioners. The Hearing Examiner will render a decision within 30 days of the hearing.
- Board:
- Hearing Examiner Meeting
- Date:
- 2026-05-14
- Type:
- Agenda
- Decision:
- Not stated (agenda lists items for hearing)
- Address:
- Multiple addresses listed: Tamiami Trail East (approx. 620 ft south of Lakewood Blvd), 502 New Market Road E, 423 West St., 1505 Pelican Marsh Blvd
- Applicant:
- Multiple applicants listed: Dome-Wellness, LLC; Not stated for 3.B; Not stated for 3.C; The Foundation of Pelican Marsh, Inc.
5-7-26 HEX INDEX
[South side of Tamiami Trail East, approximately 620 ft south of Lakewood Blvd; case PCUD-PL20250007028] Dome-Wellness, LLC is requesting a comparable use determination to operate a physical fitness facility (SIC Code 7991) in the Commercial Intermediate (C-3) District. The facility will use dome pods for cold immersion, sound therapy, heat exposure, and breathwork. Staff recommends approval, finding the use comparable and compatible with other permitted uses in the C-3 district, with minimal impact on traffic and public facilities. Public comment was not stated in the document. [502 New Market Road E; case CUD-PL20250012003] A Comparable Use Determination (CUD) was requested for Firehouse Doggie Daycare & Boarding, LLC, to operate a pet daycare, indoor boarding facility, grooming services, and pet-related retail sales at 502 New Market Road E. The property is zoned Industrial (I) and has a Future Land Use Designation of Industrial Mixed-Use Subdistrict. The request was to determine if this use is comparable to permitted uses in the Industrial Zoning District. The proposed facility will occupy approximately 4,534 square feet. The applicant, Firehouse Doggie Daycare & Boarding, LLC, with Grafias USA Inc. as the owner, sought this determination. The Collier County Hearing Examiner was to review the request. The Traffic Impact Analysis concluded that the proposed use generates less traffic than a permitted Fast-Food Restaurant. Staff recommended approval of the Comparable Use Determination. [502 New Market Road E; case CUD – PL20250012003] Firehouse Doggie Daycare and Boarding is seeking a determination that a pet daycare, boarding, grooming, and retail facility is comparable and compatible with the Industrial zoning district. The proposed facility will be approximately 4,534 square feet, with indoor boarding for up to 20 dogs and indoor kenneling for up to 50 dogs. The application is for a Comparable Use Determination (CUD) and has a public hearing scheduled for May 14, 2026. The traffic analysis indicates the proposed use generates less traffic than a permitted fast-food restaurant. [423 West St.; case VA-PL20250008288] A variance request for a pool screen enclosure at 423 West St. The applicant seeks to allow accessory structures to occupy 47.1% of the property's building envelope (exceeding the 40% limit) and reduce the side yard setback from 30 feet to 14 feet. The property is approximately 1.23 acres in the Residential Single-Family (RSF-1) zoning district. The variance is requested due to pre-existing conditions and to facilitate the construction of the enclosure around an existing pool. Staff recommends approval of the variance. [423 WEST ST, NAPLES, FL 34108; case PL20250008288] The applicant, Vitaliy & Marina Rizhkov, sought variances to construct a pool enclosure at 423 West Street, Naples, FL 34108. The variances requested were from side accessory setback requirements (reducing from 30 feet to 14 feet) and from the limitation that accessory structures shall not occupy more than 40% of the lot's building envelope (increasing to approximately 47.1%). The existing pool was built in 1973, and a guest house and tennis court were built in 1972 and 1980, respectively, predating the current owners' acquisition of the property on May 20, 2022. The applicant argued that a literal interpretation of the Land Development Code would impose an undue hardship, preventing the construction of the pool enclosure. The variances were deemed necessary to protect the applicant from negative safety and environmental impacts. The application was related to Case File PL20250008288. [423 West Street, Naples, Florida 34108; case PL20250008288-VA] A public hearing was scheduled for May 14, 2026, to consider a variance request for a pool screen enclosure at 423 West Street, Naples, FL. The variance seeks to allow accessory structures to occupy 47.1% of the property's building envelope and reduce the required side yard setback from 30 feet to 14 feet on the northwest side. The property is approximately 1.23 acres and zoned RSF-1. The case number is PL20250008288-VA. The document also references permit number 73-2238 and includes detailed construction plans for various elements including foundations, beams, and drainage. [1505 Pelican Marsh Blvd, Naples, Florida; case PE-PL20250004474] A public hearing was scheduled for May 14, 2026, to consider a parking exemption request for an off-site parking lot with 10 spaces to serve the Foundation of Pelican Marsh Community Center. The property is located at 1505 Pelican Marsh Blvd, Naples, FL, in Section 34, Township 48 South, Range 25 East. The request is under LDC Section 4.05.02.K.3. The community center is at 1504 Pelican Marsh Blvd and has 126 permitted parking spaces. The proposed off-site lot is across the street, owned by Pelican Marsh Golf Club. The case number is PE-PL20250004474.
- Board:
- Hearing Examiner Meeting
- Date:
- 2026-05-14
- Type:
- Agenda_packet
- Decision:
- Staff recommends approval
- Address:
- South side of Tamiami Trail East, approximately 620 ft south of Lakewood Blvd
- Applicant:
- Dome-Wellness, LLC
4-23-2026 HEX PACKET
[5048 Tamiami Trail N; case DR-PL20230007044] Dental Design Naples Expansion is requesting approval for a site plan with deviations to reduce landscape buffer requirements on the north and south property lines. The north property line seeks a reduction from a 10-foot buffer to a 5-foot buffer and a reduction in setback. The south property line seeks to retain the existing landscape buffer for a portion of the parking lot, reverting to the standard 10-foot requirement for the remainder. The project is located at 5048 Tamiami Trail N and encompasses approximately 1.24 acres. The applicant is Expressions Realty LLC, with JR Evans Engineering as the agent. The staff recommends approval of these deviations. [5048 Tamiami Trail N., Naples, Florida; case 00993-00] This document details plans for the "Dental Designs - Naples Expansion" project, involving the construction of a new dental office and associated site improvements. The project is located at 5048 Tamiami Trail N., Naples, Florida. The existing C-4 zoning for General Commercial District is maintained. The project includes a new two-story building of 10,978.5 square feet, expanding the total building area to 15,773 square feet. Site work includes new asphalt pavement, concrete sidewalks, lighting, and drainage systems. Deviations are requested for landscape buffer setbacks. The project is located in Flood Zone X500. The developer is Expressions Realty LLC, with J.R. Evans Engineering, P.A. as the engineer and Gulf Coast Construction as the contractor. Revisions were made based on Collier County comments on multiple dates in 2024 and 2025. [5048 TAMIAMI TRAIL NORTH; case DR -PL20230007044] Project involves site plan approval with deviations for redevelopment at 5048 Tamiami Trail North, Naples, Florida. The project includes a new dental office and the expansion of an existing one. Deviations requested are for landscape buffers and setbacks. Public comment is not stated in this document excerpt. [375 and 475 Sanctuary Road; case DR-PL20240014249] Request for approval of a site plan with eight deviations for campus improvements at Corkscrew Swamp Sanctuary, located at 375 and 475 Sanctuary Road. Deviations relate to setbacks, foundation plantings, landscape island curbing, sidewalks, conservation easements, and driveway paving. Public comment is not stated in this document excerpt. [375 Sanctuary Rd, Naples, FL 34120; case DR-PL20240014249] The Hearing Examiner is recommended to approve the Corkscrew Swamp Sanctuary Campus Expansion project, case number DR-PL20240014249. The project involves the expansion of existing facilities on a 30.22-acre site, including a new dormitory complex, outdoor pavilions, a new gravel road, and parking areas. The expansion aims to improve accessibility for education related to research and conservation. The project is consistent with the Growth Management Plan and applicable future land use designations. A condition of approval requires obtaining a gopher tortoise relocation permit from the Florida Fish & Wildlife Conservation Commission prior to the approval of the first Site Development Plan application. Public notice was provided through various channels, including online postings, mailings, and on-site signs. [375 Sanctuary Rd, Naples; case PRDM2020083554001, PRDM2020125279101, PRDM2023083522901, PL20220006063] Permit PRDM2020083554001 was finalized for the installation of a modular unit with a 300-gallon portable holding tank for administrative building use at 375 Sanctuary Rd, Naples. Permit PRDM2020125279101 was issued for re-roofing at 375 Sanctuary Rd, Naples, involving the removal of existing flat and shingle roofs and installation of new flat and shingle roofs. Permit PRDM2023083522901 was issued for the complete demolition of a structure at 375 Sanctuary Rd, Naples, including FPL meter removal and sewer capping by J & J and Sons. A Site Improvement Plan (SIP) PL20220006063 was approved for the installation of an 80' communications pole at the maintenance lot of Corkscrew Swamp Sanctuary, located on the north side of Sanctuary Road West, approximately 0.91 miles west of Sanctuary Road. [North side of Sanctuary Road West, approximately 0.91-miles west of Sanctuary Road, Naples, Florida; case Permit No. 11-109855-P (Wetland Determination); Application No. 230620-39119 (Wetland Determination); Permit No. 11-113559-P (ERP); Application No. 250421-52348 (ERP)] This document details a Florida Bonneted Bat Tree Cavity Survey conducted on the Corkscrew Swamp Sanctuary Campus Expansion property. The survey identified 13 snag trees with a total of 24 cavities, none of which showed signs of bat activity. The property is within the Florida Bonneted Bat Consultation Area and Critical Habitat. A separate formal wetland determination for the 30.21-acre property was approved, delineating 5.83 acres of wetlands and 0.98 acres of other surface waters. An Environmental Resource Permit was issued for commercial development, including the construction of ten new buildings, boardwalks, parking, and a stormwater management system, impacting 0.021 acres of wetlands and surface waters. Public comment is not mentioned. [375 and 475 Sanctuary Road, Naples, Florida 34120; case 11-113559-P, PL20240014249] This document details the permitting process and conditions for the Corkscrew Swamp Sanctuary Campus Expansion project. The project involves redevelopment and expansion of educational and research facilities. Key aspects include stormwater management system (SWM) requirements, environmental evaluations concerning wetlands and other surface waters, and adherence to general and special permit conditions. The applicant, National Audubon Society Inc., is seeking deviations from standard land development code (LDC) requirements related to setbacks, landscaping, and parking. Public comment is not explicitly detailed, but the project's goal is to enhance environmental education and research while minimizing impacts on the natural ecosystem. The project is located in Collier County, Florida, and is identified by permit number 11-113559-P and application number PL20240014249. [case DR PL20240014249] This document details multiple deviations requested for the Corkscrew Swamp Sanctuary Campus Expansion project, case number DR PL20240014249. The deviations concern parking areas, sidewalks, conservation easements, and paving materials. Specifically, Deviation 4 seeks to eliminate curbs around landscape islands to aid wildlife movement. Deviation 5 proposes to waive sidewalk requirements on local roads, citing a lack of connectivity to existing public facilities and the presence of internal campus pathways. Deviation 6 requests not to designate ±5.83 acres of wetland preserves as a conservation easement, but to preserve them as required by SFWMD Permit No. 11-113559-P. Deviation 7 allows for crushed shell surfaces for driveway aisles adjacent to specific buildings (5, 6, 7, 8, 9, 11, 15, and 19) instead of paving, aligning with the sanctuary's use of natural materials. Deviation 8 seeks to calculate building foundation planting areas at 10% of the building footprint instead of 25% of the façade length, to preserve existing native vegetation. All deviations are stated to not adversely impact adjacent properties. The project is located in Naples, FL. [Sanctuary Rd, Rookery Ln, Immokalee Rd; case PL20240014249] This document details landscape installation specifications for the Corkscrew Swamp Sanctuary Campus Expansion project. It outlines requirements for groundcover planting, palm planting, guying and staking, mulching, pruning, maintenance, cleanup, disposal of waste materials, acceptance, and warranty. It also specifies product requirements for trees, shrubs, topsoil, soil amendments, fertilizer, mulch, stakes, guys, and miscellaneous materials. The project involves the National Audubon Society, Inc. and is located in Collier County, Florida. The project includes the construction of multiple new buildings and the modification of existing ones, with a focus on landscaping and erosion control measures. Specific deviations from local land development code (LDC) are noted, including setbacks, foundation plantings, parking lot landscaping, sidewalk requirements, conservation easements, and driveway surfaces. [375 and 475 Sanctuary Road; case DR-PL20240014249] Collier County Hearing Examiner will hold a public hearing on April 23, 2026, at 1:00 PM to consider a Site Plan with Deviations for redevelopment at 375 and 475 Sanctuary Road. The project, "Corkscrew Swamp Sanctuary Campus Improvements," involves eight deviations from Land Development Code (LDC) sections related to setbacks, foundation plantings, curbing, sidewalks, conservation easements, and paving materials. The applicant seeks to allow buildings with reduced front setbacks (24 and 25 feet instead of 50 feet from Rookery Lane), foundation plantings up to 50 feet from buildings (10% of footprint), no curbing around landscape islands, no sidewalks or payment-in-lieu for sidewalks along Sanctuary Road and Rookery Lane, no designated conservation easements, and the use of crushed shell for driveways and access aisles instead of paving on approximately 30 acres. The property is located in Section 22, Township 47 South, Range 27 East. [185 Topanga Drive; case BLCD-PL20250013223] Collier County Hearing Examiner will hold a public hearing on April 23, 2026, at 1:00 PM to consider a request for a Boat Lift Canopy Deviation for a second boat lift canopy at 185 Topanga Drive. The property is Lot 90, Southport on the Bay, Unit 1, Section 6, Township 48 South, Range 25 East. The applicant, Brian L. and Tricia R. Wasko, seeks to install a second boat lift canopy measuring 12 feet by 30 feet, with a height of 12 feet, extending 27 inches beyond the boat lift width, and with open sides and an 18-inch drop curtain. This requires a deviation from LDC Section 5.03.06.G.2, which limits canal-front lots to one boat lift canopy. Staff recommends approval subject to conditions including removal upon hurricane warning and obtaining a building permit for both canopies. The property is approximately 0.43 acres. [185 Topanga DR, Bonita Springs, FL 34134; 140 Wilderness Cay, Bonita Springs, FL 34135; case BLCD-PL20250013223; PRMAR2025083619601; BD-PL20250006100] This document details the process and requirements for obtaining permits for boat lift canopies and docks in Collier County, Florida. It outlines administrative approval for standard boat lift canopies (BLC) and deviation requests (BLCD) requiring a hearing examiner. It also includes a permit for a new dock with electrical service at 185 Topanga Drive, Bonita Springs, issued to WASKALS FL LLC, with OVERALL MARINE SERVICES LLC as the contractor. Additionally, it covers a request for a boat dock extension at 140 Wilderness Cay, involving a deviation from standard protrusion limits. [140 Wilderness Cay, Naples, FL 34114; case BD-PL20250006100] The Hearing Examiner recommended APPROVAL for Petition BD-PL20250006100, allowing a boat docking facility at 140 Wilderness Cay. The proposed facility includes a fixed dock, a floating dock, a boat lift, and a platform for non-motorized craft, with a maximum protrusion of 68 feet into the waterway. The project satisfies five of five primary criteria and four of six secondary criteria, with one criterion being not applicable. Key conditions for approval include that dock construction cannot commence until a building permit for a principal structure is issued, and a Certificate of Completion for the dock will not be issued until a Certificate of Occupancy for the principal structure is issued. The applicant's agent stated that the design was developed following discussions with neighbors to minimize impacts on views. No seagrass beds or submerged resources were found in the vicinity. [140 Wilderness Cay, Naples, FL 34114; case BDE-PL20250006100] This document details a petition for a boat dock extension at 140 Wilderness Cay, Naples, FL. The applicant, Bayshore Marine Consulting, LLC, representing the property owner, is requesting to extend a boat dock facility to protrude 68 feet into a 384-foot wide waterway. This is a significant extension from the typical 20-foot limit for waterways over 100 feet wide. The proposed dock would accommodate multiple vessels, including a 55-foot yacht, a 33-foot power vessel, and a 20-foot vessel, totaling over 100 linear feet of moored boats. The project is located on a 0.37-acre parcel zoned for single-family residential use. The petition was reviewed against primary and secondary criteria for dock extensions. While some criteria were met, notably regarding waterway width for navigation and absence of marked channels, others were not. Specifically, the cumulative vessel length exceeded 50% of the property's linear waterfront footage (Secondary Criteria 3). Neighbors have expressed significant opposition, citing concerns about precedent-setting dock sizes, impact on waterway aesthetics and tranquility, potential interference with neighboring docks, and negative impacts on waterfront views. They argue that the proposed dock is out of scale with the community and suggest using the nearby community marina for larger vessels. Some neighbors also questioned the applicant's claim of having communicated with and received support from neighbors. [140 Wilderness Cay, Naples, FL 34114; 3545 Pine Ridge Rd. Suite 600/300, Naples, FL 34109; 10823 Tamiami Trail North, Unit F, Naples, FL; case BD-PL202500061000 (for 140 Wilderness Cay); PCUD-PL20260001174 (for 3545 Pine Ridge Rd.); CU-PL20250011070 (for 10823 Tamiami Trail North)] This document contains multiple public records related to development proposals. The first section details objections to a proposed dock at 140 Wilderness Cay, Naples, FL, citing concerns about canal navigation, residential scale, riparian rights, and environmental impacts. The second section concerns a comparable use determination for a pool equipment and supply store at 3545 Pine Ridge Rd., Naples, FL. The third section is a conditional use application for coin-operated amusement devices at 10823 Tamiami Trail North, Unit F, Naples, FL. [10823 Tamiami Trail North, Unit F; case CU-PL20250011070] Staff recommends approval of a Conditional Use petition for coin-operated amusement devices (SIC 7993) at Sunset Plaza, Unit F. The proposed use will be entirely internal to the existing commercial building and will not involve gambling with real money, but rather credits exchanged for prizes. The applicant, Downtown Property Investment, LLC, has addressed concerns regarding loitering, exterior appearance, and compliance with gambling laws. A Neighborhood Information Meeting (NIM) was held on March 16, 2026, with one attendee who raised concerns about loitering, gambling, noise, and alcohol/food service. The applicant clarified that no gambling with money, no alcohol or food service (only soda and coffee), and that police would be called for security issues. The Hearing Examiner will hear the petition. [10823 Tamiami Trail N, Unit F; case CU-PL20250011070] This record pertains to a proposed Conditional Use for coin-operated amusement devices (SIC 7993) within an existing commercial building. The project, named Sunset Plaza – Lounge Arcade, is located at 10823 Tamiami Trail N, Unit F. The applicant, Downtown Property Invest LLC, is seeking approval to operate these devices in a C-3 Commercial zoning district. The project does not involve new construction or significant site modifications. A neighborhood information meeting was held on March 16, 2026, to inform the community and gather feedback. The Hearing Examiner will consider the petition on April 23, 2026. Key conditions for approval include limiting the use to what is depicted on the conceptual site plan, prohibiting loitering outside the business, enhancing the exterior appearance to align with the shopping center's aesthetic, and displaying a notice that the unit is approved for coin-operated amusement devices only. The applicant must also comply with all state and federal laws regarding gambling. Public comment during the neighborhood meeting focused on concerns about loitering, potential for gambling, and maintaining the aesthetic of the plaza. The applicant and property owner emphasized measures to prevent loitering and ensure compliance with laws. [Southwest side of Tamiami Trail East, approximately three quarters of a mile east of Isle of Capri; case PDI-PL20260000271] This record details a request for an insubstantial change to the Naples Motorcoach Resort Commercial Planned Unit Development (CPUD). The applicant, Naples Motorcoach Resort Homeowners Association, Inc., requested a 100-square-foot increase in the maximum permitted area for covered porches and verandas on both lots less than 4,500 square feet and lots equal to or greater than 4,500 square feet. This change is a text amendment to Exhibit A, Section B.6 of the CPUD ordinance. The property is located on the southwest side of Tamiami Trail East, approximately three-quarters of a mile east of Isle of Capri. The Hearing Examiner recommended approval of this request. A Neighborhood Information Meeting was held with five members of the public present, and no opposition was voiced. [2600 Golden Gate Parkway, Naples, Florida, 34105; case PDI-PL20260000271] Naples Motorcoach Resort CPUD requests an insubstantial change to increase the maximum permitted area for covered porches and verandas by 100 square feet for all lots. This change is a text-only amendment to the existing CPUD and does not increase the number of motorcoach sites or the overall density/intensity of the development. The additional floor area will remain within the approved development envelope and is not expected to generate additional impacts to transportation, utilities, or public facilities. The request is consistent with the County's Growth Management Plan and qualifies as an insubstantial change. [South side of Tamiami Trail East (US 41), approximately 3/4 mile east of Collier Boulevard (SR 951); case CPUD (PDI) PL20190002051] Naples Motorcoach Resort CPUD (PL20190002051) requested an insubstantial change to clarify that covered porches are permitted accessory structures, reclassify personal utility/storage buildings as 'casitas', revise casita standards, modify the typical lot layout, increase the allowable size of casitas combined with porches/verandas, allow kitchens and bathrooms in casitas, and add a rear yard setback for free-standing shade structures. The Hearing Examiner approved these changes. [South side of Tamiami Trail East (US 41), approximately 3/4 mile east of Collier Boulevard (SR 951); case PDI-PL20150002549] Naples RV Resort, LLC requested an insubstantial change to the Naples Motorcoach Resort Commercial Planned Unit Development (CPUD) to add unenclosed structures to the Development Standards table, clarifying they are subject to the same standards as personal utility buildings, and to add pickle ball courts to the Development Standards table, clarifying they are subject to the same standards as tennis courts. The Hearing Examiner approved these changes. [South side of Tamiami Trail East (US 41), approximately 1/4 mile east of Collier Boulevard (SR 951); case PDI-PL20150000736] Naples RV Resort, LLC requested an insubstantial change to the Naples Motorcoach Resort Commercial Planned Unit Development (CPUD) to increase the maximum floor area of small motorcoach utility buildings from 100 sq ft to 308 sq ft, decrease minimum setbacks for personal utility buildings, replace the Typical Motorcoach Lot detail exhibit, and increase the maximum length of residency from 6 months to 9 months per year. This corrective decision was issued to fix a scrivener's error. The Hearing Examiner approved these changes. [South side of Tamiami Trail East (US 41), approximately 3/4 mile east of Collier Boulevard (SR 951); case PDI-PL20150000736] Naples RV Resort, LLC requested and was approved for insubstantial changes to the Naples Motorcoach Resort Commercial Planned Unit Development (CPUD). The changes include increasing the maximum floor area of motorcoach utility/storage buildings from 100 sq ft to 308 sq ft, decreasing minimum setbacks for personal utility buildings, replacing the Typical Motorcoach Lot detail exhibit, and increasing the maximum length of residency from 6 months to 9 months per year. No objections were received from the public or at the neighborhood information meeting. Approximately 30 lot owners within the PUD expressed support or no opposition. The property is developed with 184 motorcoach pads. [South side of Tamiami Trail East (US 41), approximately 0.75 miles east of Collier Boulevard (SR 951); case PL20260000271 (PDI- PL20260000271)] A neighborhood information meeting was scheduled for March 18, 2026, to discuss an insubstantial change to the Naples Motorcoach Resort Planned Unit Development (PUD). The applicant, Naples Motorcoach Resort Homeowners Association, Inc., requested a 100-square-foot increase in the maximum permitted area for covered porches and verandas. A public hearing was scheduled for April 23, 2026, before the Collier County Hearing Examiner (HEX) to consider this request. The property is approximately 23.2 acres. This document is the concluding page of a Collier County Hearing Examiner proceeding. It provides procedural information regarding appeals, applicant risks during the appeal period, public comment participation (in-person and remote), and disability accommodations. It does not contain specifics about any particular development project, applicant, or decision.
- Board:
- Hearing Examiner Meeting
- Date:
- 2026-04-23
- Type:
- Agenda_packet
- Decision:
- Staff recommends APPROVAL
- Address:
- 5048 Tamiami Trail N
- Applicant:
- Expressions Realty LLC
4-23-26 HEX INDEX
[5048 Tamiami Trail N; 375 and 475 Sanctuary Road; 185 Topanga Drive; 140 Wilderness Cay; 3545 Pine Ridge Rd. Suite 600/300; 10823 Tamiami Trail North, Unit F; Southwest side of Tamiami Trail East, approximately three quarters of a mile east of Isle of Capri; case DR-PL20230007044; DR-PL20240014249; PL20250013223; PL20250006100 BD; PCUD-PL20260001174; CU-PL20250011070; PDI- PL20260000271] Project 3.A: Dental Design Naples Expansion at 5048 Tamiami Trail N seeks site plan approval with two deviations from landscape buffer requirements. The project involves ±1.24 acres. The hearing was continued from April 9, 2026, to April 23, 2026. Project 3.B: The National Audubon Society, Inc. requests site plan approval with eight deviations for Corkscrew Swamp Sanctuary campus improvements at 375 and 475 Sanctuary Road, covering ±30 acres. Project 3.C: A request to approve a second boat lift canopy (30 ft x 14 ft x 12 ft high) for a canal front lot at 185 Topanga Drive. Project 3.D: A request for a 48-foot boat dock extension, resulting in a total protrusion of 68 feet into a 384± foot wide waterway, for property at 140 Wilderness Cay. Project 3.E: Sophias Italian Village Development, LLC requests a comparable use determination for a pool equipment and supply store at 3545 Pine Ridge Rd., Suite 600/300. Project 3.F: Downtown Property Invest, LLC requests conditional use approval for coin-operated amusement devices (Sunset Plaza - Lounge Arcade) at 10823 Tamiami Trail North, Unit F. Project 3.G: Naples Motorcoach Resort Homeowners Association, Inc. requests an insubstantial change to the Naples Motorcoach Resort Commercial Planned Unit Development for a 100-square foot increase in maximum permitted area for covered porches and verandas on ±23.2 acres, located southwest of Tamiami Trail East, east of Isle of Capri.
- Board:
- Hearing Examiner Meeting
- Date:
- 2026-04-23
- Type:
- Agenda
- Decision:
- Continued (Item 3.A); not stated (Items 3.B-3.G)
- Address:
- 5048 Tamiami Trail N; 375 and 475 Sanctuary Road; 185 Topanga Drive; 140 Wilderness Cay; 3545 Pine Ridge Rd. Suite 600/300; 10823 Tamiami Trail North, Unit F; Southwest side of Tamiami Trail East, approximately three quarters of a mile east of Isle of Capri
- Applicant:
- Dental Design Naples; The National Audubon Society, Inc.; not stated; not stated; Sophias Italian Village Development, LLC; Downtown Property Invest, LLC; Naples Motorcoach Resort Homeowners Association, Inc.
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