Hearing Examiner Meeting: abril de 2026
Collier County
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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