8-13-2026 HEX PACKET

Hearing Examiner Meeting · 2026-08-13 · agenda_packet

[2448 Harbor Rd, Naples, FL 34104; 1732 45th Terrace SW, Naples, FL 34116; case PL20260002618 VA; PL20250010171 VA; PL20240010934 CU] Collier County Hearing Examiner agenda for August 13, 2026, with three advertised public hearings. Item 3.A: Petition PL20260002618 VA, 2448 Harbor Rd, Naples, FL, a variance request to reduce the required front setback from 25 feet to 23.23 feet on the south side property line of an existing pool and screen enclosure. The property is approximately 0.26 acres, Lot 3, Block C, Rock Harbor, Plat Book 1, Page 84, Section 2, Township 50 South, Range 25 East, in the RSF-4 Zoning District. Applicant: John R. Nagy and Carol L. Nagy, as Trustees of the John R. Nagy and Carol L. Nagy Revocable Trust of 2000. Owner: Charles R Maurer and Lauren O'Brien. Agent: Thomas J. Scangarello, PP. Staff recommends approval. Item 3.B: Petition PL20250010171 VA, 1732 45th Terrace SW, Naples, FL, a variance request to reduce the setback for Group Housing abutting residential zoning districts from 20 to 14.88 feet on the north side and 15.07 feet on the south side, and to reduce the minimum lot area from 12,000 sf to 11,250 sf for property zoned RSF-3. The property is approximately 0.26 acres, Parcel ID # 35762080003, Section 22, Township 49 South, Range 26 East. Owner: Akim C. Titus. Applicant: Jeanne Esbelle Bonnet. Agent: Michael J. Delate, P.E. This is a companion to Conditional Use petition PL20240010934. Staff recommends approval. Item 3.C: Petition PL20240010934 CU, 1732 45th Terrace SW, Naples, FL, a request for approval of Conditional Use No. 7 Group Care Facilities (category I) in the RSF-3 Zoning District to allow the existing family care facility with 6 beds to expand to a group care facility (category I) with up to 10 beds on 0.26+/- acres. This is a companion to VA-PL20250010171. The document does not state a staff recommendation for this item. The Hearing Examiner will render a decision within 30 days. Public comment is part of the hearing procedure, but the document does not state any specific public comments. [1732 45th Terrace SW, Naples, FL 34116; case CU-PL20240010934 (Conditional Use); VA-PL20250010171 (Variance); APR-PL20260006664 (Administrative Parking Reduction, approved June 26, 2026)] The document is a Collier County staff report and application packet for a Conditional Use petition (CU-PL20240010934) and a companion Variance petition (VA-PL20250010171) for a property at 1732 45th Terrace SW, Naples, FL 34116. The request is to allow an existing Family Care Facility (6 beds) to upgrade to a Group Care Facility (Category I) with up to 10 beds on a 0.26-acre lot. The property is zoned RSF-3-ST/W-4. The applicant is Jeanne Esbelle Bonnet, the owner is Akim C. Titus, and the agent is Michael J. Delate, P.E. of RDA Consulting Engineers, LLC. The Variance requests relief from the 20-foot side setback requirement to allow 15 feet (north) and 14.88 feet (south), and relief from the minimum lot area requirement of 12,000 square feet to allow 11,250 square feet. A public hearing before the Collier County Hearing Examiner was scheduled for August 13, 2026. The staff report recommends approval of the Conditional Use, subject to conditions including resolving pending Code Enforcement cases. The document does not state a final decision on either petition. Public comment sentiment is not stated in the document, but the applicant's narrative states that feedback from neighbors and a County Commissioner was positive. The document also notes a Neighborhood Information Meeting was scheduled for February 9, 2026. [1732 45th Terrace SW, Naples, FL 34116; case CU-PL20240010934] Conditional Use petition CU-PL20240010934 requests approval to expand an existing family care facility (up to 6 beds) to a group care facility (category I) for up to 10 aged persons at 1732 45th Terrace SW, Naples, FL 34116. The property is 0.26 acres (11,250 sq ft), Parcel ID 35762080003, legally described as Golden Gate Unit 2 Block 41 Lot 7 (OR 1032 PG 1554) in Section 22, Township 49 South, Range 26 East. Current zoning is RSF-3-ST/W-4; future land use is Urban, Urban Residential Subdistrict. The applicant is Akim C. Titus; agent is Michael Delate of RDA Consulting Engineering. The staff recommendation is approval, subject to conditions, for the August 13, 2026 Hearing Examiner hearing. A companion variance petition (PL20250010171) requests relief from the 20-foot side setback (proposing 15 feet) and the 12,000 sq ft minimum lot size (proposing 11,250 sq ft). An Administrative Parking Reduction (APR-PL20260006664) was approved June 26, 2026, reducing required parking from 4 to 3 spaces. A Neighborhood Information Meeting was held February 9, 2026; nearby homeowners questioned the legality of the current use, while another neighbor noted the current use generates less noise, traffic, and activity. The applicant offered tours and a presentation to address concerns. Conditions of approval include: 24/7 operation, maximum 10 adults/beds and 1 staff per shift, total 2,981 sq ft in one home, no special events, and maximum daily trip generation of 2+ PM peak hour net trips. [1732 45th Terrace SW, Naples, FL 34116; case PL20240010934 (Conditional Use); PL20250010171 (Variance)] The document is a public notice for a neighborhood information meeting regarding a Conditional Use and Variance application for a group care facility at 1732 45th Terrace SW, Naples, FL 34116. The applicant, Jeanne Esbelle Bonnet, is petitioning Collier County to increase the number of residents from 6 to 12, upgrading an existing Family Care facility to a Group Care Facility in the Residential Single Family (RSF-3) Zoning District. The meeting was held on Monday, February 9, 2026, at 5:30 p.m. at Golden Gate Community Center, Meeting Room C, 4701 Golden Gate Parkway, Naples, FL 34116. The property is in Section 22, Township 49 South, Range 26 East, Collier County, Florida. The case numbers are PL20240010934 (Conditional Use) and PL20250010171 (Variance). The requested variances are for relief from Land Development Code Section 5.05.04.C, which requires a minimum lot area of 15,000 square feet for a 12-person group care facility, to allow a lot area of 11,250 square feet, and relief from the special setback requirement of 20 feet abutting residential zoning districts to allow the facility to be 14.88 feet from the abutting property to the north and 15 feet from the abutting property to the south. The document also includes a transcript of the meeting, which contains public comments from attendees. Some attendees expressed concerns about traffic, parking, the number of residents, and the potential for the facility to be used for other types of group care. One attendee, Kim Wind, who lives across the street, spoke in favor of the facility, describing it as quiet and respectful. Another attendee, Dr. J.B. Holmes, spoke against the proposal, stating it is a commercial application in a residential neighborhood and that the facility is already in violation of code. The applicant's engineer, Michael J. Delate, stated that the number of residents could be reduced from 12 to 10 and that conditions could be applied to limit the type of residents to elderly. The document also includes an email from Melissa Calzadilla-Azcuy, whose grandmother was a resident of La Shekinah for at least 3 years, recommending the facility. The document also includes an email from Laura DeJohn, a Planner Sr., stating that the property is zoned RSF-3 and that the family care facility is permitted, and that the pending requests are under review and will be decided by the Hearing Examiner. The document also includes a property owner list for a 500-foot buffer around the site, with the site location identified as folio 35762080003. The document does not state a decision on the applications, as the meeting was an information meeting and the applications are under review. The document also includes an affidavit of publication for the notice, published in the Naples Daily News on 01/25/2026. [1732 45th Terrace SW, Naples, Florida; case PL20240010934 (Conditional Use); PL20250010171 (Variance); PRFH20260102455 (Building Permit); PRAS20260102457 (Patio Permit)] The document is a set of emails and application materials regarding a proposal to expand an existing Family Care facility to a Group Care Facility at 1732 45th Terrace SW, Naples, Florida. The property is 0.26 acres, located in Section 22, Township 49 South, Range 26 East, Collier County, Florida. The owner is Akim C. Titus. The proposal is to increase residents from a maximum of six to a maximum of twelve, with a stated request for up to 10 beds in the Conditional Use application. The zoning is Residential Single-Family (RSF-3). The Conditional Use application (PL20240010934) is pending re-submittal, with a review comments letter issued on 9/4/2025 and a Neighborhood Information Meeting held on 2/9/2026. A companion Variance application (PL20250010171) is also pending re-submittal, with a review comments letter issued on 12/22/2025 and a NIM held on 2/9/2026. A public hearing is noticed for August 13, 2026, before the Collier County Hearing Examiner. A building permit application (PRFH20260102455) for garage conversion and interior remodeling is under review, and a patio permit application (PRAS20260102457) is under review. The document includes a complaint from Diane Lynch stating the proposal is in clear violation of multiple Collier County codes and occupancy codes. The applicant's agent is RDA Florida, with Michael J. Delate, P.E. as Vice President. The document does not state a final decision on the Conditional Use or Variance applications. The business opportunity for contractors is not stated in the document, but the building permit application describes specific construction work including converting a garage to living space with two bedrooms, two bathrooms, a storage room, a snack bar, and a dining room, plus interior remodeling of the house. The document does not state a final decision on the building permit or patio applications.