Agenda 09/27/2011 Item # 8B
9/27/2011ItemB.B.
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EXECUTIVE SUMMARY
A Resolution approving, with conditions, Petition CSLV PL20100001812: requesting a
Variance from the Coastal Construction Setback Line (CCSL) and Preserve to allow for the
construction of a new restroom and concession facility seaward of the Coastal Construction
Setback Line (CCSL) to replace the existing restroom structure, all of which are located on
or near the existing Vanderbilt Beach restroom with a street address of 100 Vanderbilt
Beach Road, located in Section 3.2, Township ~8 South, Range 2S East, Collier County,
Florida.
OBJECTIVE:
The petitioner requests the following:
1) Coastal Construction Setback Line (CCSL) Variance of approximately seventy-eight feet
seaward of the CCSL for construction of a new concession and restroom facility,
complete with ADA ramp access and concrete piling foundation (Attachments 1 & 2);
and
2) A zero-foot setback to the existing on-site Preserve
CONSIDERATIONS:
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Protect Descriotion:
The proposal consists of construction of a new beach facility that includes restrooms,
concessions, and an elevated deck complete with ADA ramp access and concrete piling
foundation. A cantilevered deck is proposed immediately seaward of the restrooms, with
placement of all pilings on the landward side of the dune crest. The proposed structure is
designed to provide 6 toilets for women; 2 urinals and 2 toilets for men. The restroom will be 800
square feet and the concession area 400 square feet. The proposed concession facility will
replace the restroom facility located adjacent t<$' the dune and restore the area with dune
vegetation (see Attachment 6 - Dune Enhancement Plan). The new facility will provide sun and
heat protection and refuge for visitors during sudden thunderstorms. The project provides a dune
enhancement plan that creates 2,400 square feet of new dune area \vhich includes a vegetated
buffer between the structure and the beach.
CCSL Variance Request
The petitioner has proposed a' project that would require the Collier County Board of County
Commissioners to approve a Variance to build seaward of the Coastal Construction Setback Line
(CCSL). The Aerial Photo and Line of Construction (Attachments 1 & 2) and Variance
Dimension Table (Attachment 3) provided by the petitioner depict the subject property with
existing and proposed structures in relation to the CCSL, and other beachfront properties in the
immediate contiguous area along Vanderbilt Beach. The seaward-most part of the proposed
structure is located 131 feet from the Mean High Water Line (MHWL) and 77.7 feet from the
CCSL.
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Preserve Setback ~uest
The existing Preserve was. established during a previous site plan review for the beach parking
facility. A zero-foot setback to the existing preserve is being requested by the applicant in order
to move the entire facility (deck, ramps, stairs, etc) landward by 10 feet resulting in less impact
on the dune system. The location, shape, and setback of the proposed structure are constrained by
the unique shape of the' existing Preserve.
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9/27/2011 Item 8.B.
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Land Develooment Code (LDC) consistency:
Applicable sections of the CCSL Variance section 9.04.06 ofthe Land Development Code (LDq
and Staff evaluation are as follows:
A. "The coastal construction setback line shall be that coastal construction setback line
established by the Department of Environmental Protection of the State of Florida pursuant to
F.S. S 161.053 and recorded in Coastal setback line Book 1, pages 1 through 12 inclusive,
recorded October 31, 1974, as Clerk's Instrument No. 365665 of the public records of Collier
County, Florida."
Staff Comment: Any expansion of the existing facility seaward of the CCSL will require a
CCSL variance. The variance for the existing structure was obtained in 1993 (Res. 93-194).
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B. "Setback lines established under this Land Development Code shall be reviewed upon
petition of affected riparian upland owners. The Board of County Commissioners (BCC) of
Collier County shall decide, after due public notice and hearing, whether a change in the setback
line is justified, and shall notify the petitioner in writing. The present setback lines are presumed
to be correct, and no change in setback lines are presumed to be correct, and no change in setback
lines shall be made except upon an affirmative showing by petitioner that any construction line
established hereunder is a minimum of ] 50 feet landward of the mean high-water line or
seventy-five (75) feet landward of the vegetation line whichever is greater; and that considering
ground elevations in relation to historical storm and hurricane tides, predicted maximum wave up
rush, beach and offshore ground contours, the vegetation line, erosion trends, the dune or bluff
line, if any exist, and existing upland development, that the general public health and welfare are
preserved, upland properties protected, and beach and sand dune erosion controlled."
Staff Comment: A majority of the proposed structure is not consistent with the LDC as it is
less than 150 feet landward of the mean high-water line and less than seventy-five (75) feet
landward of the vegetation line. as required by the LDC. The structure is proposed to be 77.7
feet seaward of the CCSL, 131 feet landward of the mean high-water line and 42 feet
landward orthe vegetation line. In order for the structure to meet the LDC criteria. it would
need to be moved back at least J 9 feet to be J 50 feet landward of the me3n high-water line.
This is not preferable. as this would impact mangroves in an existing preserve. The western
most portion of the proposed deck will be cantilevered 30 feet to reduce impact to the dune.
C. "It shall be unlawful for any person, firm, corporation, or agency, public or private. to
construct, reconstruct, or change existing structures, make any excavation, remove any
beach material or otherwise alter existing ground elevations, drive any vehicle on, over or across
any sand dune, or damage or cause to be damaged any sand dune, or the vegetation growing
thereon and/or seaward of said dune, seaward of the coastal construction setback line, except as
hereinafter provided."
Staff Comment: The petitioner has created a dune enhancement plan to mitigate for a portion
of the dune vegetation being impacted or removed for the construction of the proposed
structure. See A voidance and Minimization discussion below; and Dune Enhancement Plan
(Attachment 6).
D. "If in the immediate contiguous or adjacent area a "number of existing structures" have
~. established a reasonably continuous and uniform construction line closer to the line of mean high
water than the line as herein established, and if said existing structures have not been unduly
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9/27/2011 Item B.B.
affected by erosion, a proposed structure may be permitted along such line if such proposed
structure is also approved by the BCe."
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Staff Comment: The closest structure to the subject property is the Beachmoor
Condominium, which is less than 300 feet to the north of the proposed structure. That
building is located 137 feet from the MHWL and 74 feet from the CCSL. The Vanderbilt
Beach Motel, approximately 550 feet north of the proposed structure is 127 feet from the
MHWL and 90 feet seaward ofthe CCSL.
The closest structure to the south of the subject property is the Ritz Carlton Beach House,
which is approximately 550 feet south of the proposed structure. The structure is
approximately 152 feet from the MHWL and 57 feet from the CCSL.
Therefore, a "number of existing structures" immediately contiguous or adjacent to the north
of the proposed structure along Vanderbilt Beach have established a continuous and uniform
construction line closer to the line of mean high water than the CCSL (see Attachments 1 &
2: Aerial Photo and Line of Construction). These attachments include buildings and accessory
structures such as decks, ramps, pools, etc. Several of these accessory structures are further
seaward than the proposed structure.
Avoidance and Minimization
The petitioner, Collier County Coastal Zone Management has provided the following information
regarding avoidance and minimization for the project. The following changes to the project
design were made in order to reduce impacts of the proposed facility to the beach and dune
system:
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1. The apex of the deck closest to the Gulf was reduced by four feet and modified to have less
impact on the dune system. This also allowed the petitioner to redesign the foundation to provide
a cantilevered deck that results in placement of all pilings on the landward side ofthe dune crest.
2. To minimize the impact on the dune and amount of sand to be excavated. the petitioner raised
the grade two feet. fi'om +5 ft 10 +7 ft NA VD88. The material proposed for excavation will be
used in the new dune areas.
3. 1n the vicinity of the project area, the petitioner will create ne\v dune areas planted with native
dune vegetation. Supplemental plantings of native dune vegetation will be done where needed in
existing areas that are sparsely vegetated within the existing dune area immediately south of the
project site within the subject property.
4. The detention area has been relocated landward from its original proposed location. This
reduces the amount of excavation needed to construct the detention area. Combined with raising
the grade beneath a portion of the structure, these changes result in no net excavation seaward of
the CCSL.
The petitioner indicates that further avoidance in minimization is not practical due to the existing
preserve configuration. Moving the facility farther to the east will result in the proposed facility
encroachment into the mangrove wetland preserve.
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9/27/2011 Item 8.B.
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GROWTH MANAGEMENT (GMP) IMPACT:
CONSERV ATlON AND COASTAL MANAGEMENT ELEMENT OF GMP
OBJECTIVE 10.4:
Developed coastal barriers and developed shorelines shall be continued to be restored and then
maintained, when appropriate by establishing mechanisms or projects which limit the effects of
development and which help in the restoration of the natural functions of coastal barriers and
affected beaches and dunes.
Policy 10.4.1: Promote environmentally acceptable and economically feasible restoration of the
developed coastal barriers and the urban beach and dune systems.
Staff comment: Consistent - the proposal includes dune creation and restoration.
Policy 10.4.3: Collier County shall prohibit activities which would result in man-induced
shoreline erosion beyond the natural beach erosion cycle or that would deteriorate the beach and
dune system. Implementation of this policy will be based upon available scientific/coastal
engineering literature/studies that have established benchmarks for natural rates of beach erosion.
Staff comment: Consistent - the proposal includes dune restoration.
Policy 10.4.4: Require dune stabilization and restoration improvements In land development
projects along beach areas.
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Staff comment: Consistent - the proposal includes dune restoration.
Policy 10.4.6: Require native vegetation as landscaping in development activities in developed
coastal barrier systems and on the beach and dune systems.
Staff comment: Consistent - the proposal includes dune restoration and landscaping with
native dune wgetation.
Policy 10.4.7: Collier County shall prohibit construction seaward of the Coastal Construction
Setback Line except where such construction would be permitted pursuant to the provisions ofthe
Florida Coastal Zone Protection Act of 1985, where such prohibition would result in no
reasonable economic utilization of the property in question, or for safety reasons. In such cases,
construction will be as far landward as is practicable and effects on the beach and dune system
and the natural functions of the coastal barrier system shall be minimized.
Staff comment: Consistent - the proposed structure is in line with contiguous and adjacent
structures to the north of the property along VanderbiJt Beach. The restoration of the dune
will follow the natural dune profile and in effect will enhance the dune system.
Policy 10.4.8: Collier County shall allow construction seaward of the Coastal Construction
Setback Line for public access and protection and activities related to restoration of beach
resources. Such construction shall not interfere with sea turtle nesting, will utilize native
vegetation for dune stabilization, will maintain the natural beach profile, will minimize
interference with natural beach dynamics, and, where appropriate, will restore the historical dunes
~ with native vegetation.
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9/27/2011 Item B.B.
Staff comment: Consistent - the project will impact coastal scrub and mitigate by enhancing
and recreating the dune seaward of the proposed facility to minimize interference with natural
beach dynamics and maintain the natural beach profile.
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GMP Consistency Summary: The proposed variance is consistent with applicable provisions of
the Growth Management Plan Objective 10.4. for the reasons stated above.
FISCAL IMPACT:
Processing this Variance does not have a regulatory fiscal impact to the County. The applicant
has paid all required application fees and will pay the costs of advertising for the project.
LEGAL CONSIDERA nONS:
This item has been reviewed by the County Attorney's Office and is legally sufficient for Board
action. A majority vote is required for approval. (STW)
RECOMMENDATION:
1) cCSL Variance
The beach facility as proposed does not meet the criteria set forth in section 9.04.06.B ofthe LDC
as stated in the LDC consistency section of this Executive Summary. However section
9.04.06.D. does allow a proposed structure "to be permitted along such line if such proposed
structure is also approved by the BCC" during a public hearing. In support of the variance, the
petitioner has demonstrated that a "number of existing structures" have established a reasonably
continuous and uniform construction line closer to the line of mean high water than the line as
herein established (CCSL) and that said existing structures have not been unduly affected by
erosion, as required by LDC 9.04.06.D. Staff supports the granting of the CCSL variance subject
to the stipulations provided below.
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2) Preserve Setback Vadance
lf the BeC decides to grant the eCSL variance. Staff recommends approval of a zero setback
from the Preserve in order to reduce impacts seaward of the CCSL.
lf the BCC approves the variances for both the CCSL Variance and Preserve Setback Variance,
Staff recommends the following stipulations be incl uded:
1. ln order to clarifY the application of LDC section 3.04.02, construction activities may be
done prior to and during sea turtle nesting season within one-hundred (100) feet of the
sea turtle nesting zone, during the sea turtle nesting season (May 1 and October 31), as
long as the required pernlits are obtained from the Florida Department of Environmental
Protection. A Collier County Sea Turtle Permit shall be obtained for construction during
sea turtle nesting season in order to identifY allowed activities and appropriate protection
measures. Nests may be required to be relocated; the final decision lies with the Florida
Department of Environmental Protection.
2. The dune shall be recreated and enhanced seaward of the proposed structure in order for
the petition to be consistent with the LDC and GMP. The dune shall be restored at
minimum as shown on the Dune Enhancement Plan (Attachment 6); minor revisions to
the plantings and location may be approved with the Site Development Plan submittal.
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9/27/2011 Item B.B.
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3. All areas seaward of the CCSL, outside of the footprint of approved structures, shall be
left in their natural condition, or landscaped using native coastal dune or strand
vegetation exclusively.
4. All prohibited exotic vegetation within the project site shall be removed before issuance
of certificate of occupancy for any building. The petitioner shall re-vegetate areas
seaward of the CCSL that are bare after exotic vegetation is removed. The re-vegetation
shall be completed, according to a plan submitted to and approved by Land Development
Services Review Staff prior to the issuance of a certificate of occupancy.
5. Minor revisions to this approval (including changes in siting and structures) may be
approved, in writing, by the County Manager, or his/her designee.
PREPARED BY: Summer Araque, Senior Environmental Specialist, Land Development
Services Department, Growth Management Division.
Attachments: 1) Aerial Photo and Line of Construction (Scale 1": 1 00'); 2) Aerial Photo and Line
of Construction Scale 1":150'; 3) Variance Dimension Table; 4) CCSL Plan set (Site
Development Plan); 5) Aerial exhibit of impacts; 6) Existing Conditions Map and Dune
Enhancement Plan; 7) Pelican Bay Letter dated May 21, 2010; and 8) Vanderbilt Beach Facility
CCSL Presentation
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9/27/2011 Item 8.B.
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COLLIER COUNTY
Board of County Commissioners
Item Number: 8.B.
Item Summary: A Resolution approving, with conditions, Petition CSLV PL20100001812:
requesting a Variance from the Coastal Construction Setback Line (CCSL) and Preserve to allow
for the construction of a new restroom and concession facility seaward of the Coastal
Construction Setback Line (CCSL) to replace the existing restroom structure, all of which are
located on or near the existing Vanderbilt Beach restroom with a street address of 100
Vanderbilt Beach Road, located in Section 32, Township 48 South, Range 25 East, Collier
County, Florida.
Meeting Date: 9/27/2011
Prepared By
Name: BrownAraqueSummer
Title: Environmental Specialist, Senior, Comprehensive PIa
9/1/2011 2:06:09 PM
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Approved By
Name: Puig.ludy
Title: Operations Analyst. CDES
Date: 9/2/2011 12:49:38 PM
Name: LorenzWilliam
Title: Director - CDES Engineering Services,Comprehensive
Date: 9/6/2011 4:01 :27 PM
Name: KurtzGerald
Title: Project Manager, Principal,Transportation Engineer
Date: 9/6/2011 5:22:43 PM
Name: WilIiamsSteven
Title: Assistant County Attorney,County Attorney
Date: 9/9/2011 11:58:18 AM
Name: FederNorman
Title: Administrator - Growth Management Div,Transportati
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9/27/2011 Item 8.B.
Date: 9/13/2011 10:23:22 AM
Name: MarcellaJeanne
Title: Executive Secretary,Transportation Planning
Date: 9/15/2011 1:31 :46 PM
Name: PinnEd
Date: 9/19/2011 9:33:45 AM
Name: KlatzkowJeff
Title: County Attorney,
Date: 9/20/2011 3:01 :05 PM
Name: OchsLeo
Title: County Manager
Date: 9/20/2011 3:33:36 PM
Packet Page -135-
9/27/2011 Item B.B.
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9/27/2011 Item 8.B.
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9/27/2011 Item B.B.
PELICAN
BAY
~
Pelican Bay Foundation, Inc.
May 21, 2010
Via Mail and EmaiJ
J. Gary McAlpin, Director
Coastal Zone Management
3300 Santa Barbara Blvd.
Naples, Florida 34116
RE: Plans for Vanderbilt Beach Bathrooms and Concession Stand
Dear Mr. McAlpin,
In connection with the county's request for the approval of the Pelican Bay Foundation (the
"Foundation") of preliminary conceptual and design plans (the "Conceptual Plans") for proposed new
bathrooms and a concession stand at Vanderbilt Beach, we have previously responded to you via a
letter dated March 26, 2010. We have also met with you, Marla Ramsey, Collier County Public
Services Administmtor, and Leo Ochs, Collier County Manager, to discuss the Conceptual Plans. We
are pleased to be able to advise you that, subject to the following, we are able to approve the
Conceptual Plans.
~
As you are aware, the Foundation has the obligation to review the Conceptual Plans pursuant to the
Quit Claim Deed (the "Deed") and Declaration of Restrictions and Protective Covenants (the
':r.)eclaration"i') recorded in ()H. Book pafres ! 864-1 such I)ecianrtion as an'tended 211
/\rnenonlent C.~l~
recorded ,11 ()I"\ Esook
Settlement Agreement, Collier (J) that it is bound by the Protective Covenants as
amended by the Amendment, and (2) to abide by and to comply ,vith the Protective Covenants.
On May 8, 2008, WCI Communities, Inc. delegated and assigned to the Foundation all of WeI
Communities, lnc.'s rights, powers, and obligations set forth in the Declaration, as amended, and all
of the rights and easements reserved in the Deed, to include without limitation all enforcement rights
and the right, power, and authority to grant waivers and variances from the covenants, conditions, and
restrictions set forth in the Declaration, as amended, and in the Deed.
The Protective Covenants (i) provide that no structure or facility shall be commenced, erected,
improved or altered without the prior written approval of the Foundation, (ii) impose certain building
setback lines, site restrictions, and building size and height restrictions, (iii) provide that the
Foundation may reject plans, proposals, and specifications based upon any grounds or reasons
~
1
Pelican Bay Foundation, Inc.. 6251 Pelican Bay Boulevard. Naples, Florida 34108
(239) 597-8081. (239) 597-68('\') r::^v. c: ~1I~;r. ~emberservices@pelicanbay.org
Packet Page -156-
9/27/2011 Item B.B.
~
whatsoever, including purely aesthetic grounds, in its sole and absolute discretion, and that the
Foundation's decision to approve, reject or withhold its approval of such work may, in the sole
exercise of its discretion, be based upon (a) the harmony of its exterior design, color and location in
relation to, and its affect upon, surrounding structures, vegetation, topography, and the overall
community design, (b) the character of the exterior materials, (c) the planned quality of the exterior
workmanship, (d) the Foundation's design and construction standards, (e) the General Development
Plan, and (f) any other material and relevant factors.
The Protective Covenants also provide that (1) no food or drink concessions shall be permitted
without the Foundation's prior written approval, (2) no building or facility on the site shall exceed
1,000 square feet per structure, (3) no building or structure shall exceed 20 feet in height above the
finished grade of the site, (4) the minimum setback shall be 40 feet from the southern property line
and 20 feet from the northern property line, and (5) a p1ail for the removal of any vegetation shall be
submitted to the Foundation for its prior written approval.
As we have previously advised you, the Foundation strongly supports the county's efforts to improve
the bathrooms at Vanderbilt Beach. The Foundation's predecessor in interest gave this property to
the county for the purpose of facilitating the use of Vanderbilt Beach by county residents, and we
believe that the new facility contemplated by the Conceptual Plans, with the limitations discussed
below, is an amenity that will greatly facilitate the use of Vanderbilt Beach by residents and visitors
alike.
Following our meetings with you, and the various presentations that you have made to the Foundation
regarding the County's plans, we have consulted with both the management of the Ritz Carlton Hotel
.--., and numerous other Collier County residents who would be affected by the new facility, including the
Vanderbilt Beach Residents' Association, to ascertain their reactions to the Conceptual Plans. Our
letter of March 26 set forth their concerns in some detail. Specifically, both the Ritz and the
Vanderbilt Beach Residents' Association urged the county to reduce the size of the building to a
sD1aJler attractive rest~'O()ln
new
Resjdents~ /-\ssociation.
As our letter of March 26 further indicated, in light of these strong community objections to the
proposed plans, the Foundation sought guidance from the three candidates running for the position of
County Commissioner from the Second District, in which the property in question is located. We
have consulted the candidates rather than the current Commissioner for the Second District since he
has announced that he is not running for reelection, and since these plans will come before the County
Commissioners for approval after his successor has been chosen and seated. OUf letter noted that we
were advised by each of Georgia Hiller, Joe Foster, and Gina Downs that they support the position
taken by the Vanderbilt Beach Residents' Association with respect to the proposed plans (which
position is essentially the same as that of the Ritz).
~.
2
Packet Page -157-
9/27/2011 Item B.B.
,-..
We understand that since our letter of March 26, you have met with representatives of the Vanderbilt
Beach Residents' Association, and presumably also with other affected residents of Collier County.
We have viewed the drawings that you prepared for those meetings, and, as indicated, we met with
you, Marla Ramsey, and Leo Ochs to discuss these community concerns as well as possible changes
to the Conceptual Plans to address those concerns.
In light of the substantial progress that we made in our meeting, we can advise you that the
Foundation is prepared to approve the Conceptual Plans provided the following conditions are met:
· Appropriate landscaping is put in place to screen the new facility, such landscaping to be
subject to the reasonable approval of the Foundation. The primary purposes of the
landscaping will be to protect the privacy of the condominium building 10 the north of the
facility and to minimize the visual impact of the size and height of the new facility.
· Appropriate security measures are put in place to ensure that the new facility is not used after
dusk, such security measures to be subject to the reasonable approval of the Foundation.
Those security measures would include a gate to prevent entry to' the deck, locks on the
restroom doors, and 2417 security cameras.
· Appropriate security measures are put in place to ensure that the new facility is adequately
patrolled by the Sheriff's office, such security measures to be subject to the reasonable
approval of the Foundation.
· The concession stand will not have a grease trap.
~
· Appropriate trash collection and clean up measures are put in place to ensure that trash is
cleaned up and collected adequately. such measures to be subject to the reasonable approval
of the:: Found::nion,
.
Protective C,'-ovcnants at any tirne in the future, that any extension or aiteration \vhatsoever
of the new facility ,,,,ill require the approval of the Foundation in its sole and absolute
discretion, and (3) that the Protective Covenants, as amended by this agreement, are valid and
binding on Collier County and that Collier County will abide by and comply with them at all
times in the future.
· The Foundation reserves the right to approve design proposals and construction plans and
specifications that are consistent with the Conceptual Plans, and to enforce the Protective
Covenants, in accordance with the terms of the Declaration, as amended.
On behalf of the Foundation, I can say that we are pleased to have been part of what we consider to
have been a very positive and constructive dialogue with members of Collier County staff. We
3
,-......
Packet Page -158-
9/27/2011 Item 8.B.
~
believe that the outcome protects tl1e legitimate interests of those affected by the Conceptual Plans
while providing Collier County residents with an amenity with which we can all be proud.
Sincerely,
PELICAN BAY FOUNDATION
~~
William Carpenter
Cbainnan of the Board
Cc: Collier County Commissioners
Leo Oehs, County Manager
Marla Ramsey, Public Service Administrator
Georgia Hiller
Joe Foster
Gina Downs
. Ed Staros
Kathy Robbins
Michael Seef
Pelican Bay Foundation Board of Directors
Jim Hoppensteadt, President, Pelican Bay Foundation
Steve Feldhaus, Secretary, Pelican Bay Foundation
....-,
~
4
Packet Page -159-
9/27/2011 Item B.B.
COLLIER COUNTY GOVERNMENT
ENVIRONMENTAL SERVICES DEPARTMENT
WWW.COLLlERGOV.NET
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400
.~
COASTAL SETBACK LINE VARIANCE PETITION
PETITION NO (AR)
PROJECT NAME
PROJECT NUMBER
DATE PROCESSED jDUE DATE
ASSIGNED PLANNER
CSLV - PL-2010-1812
Date: 10- 08-2010
Due: 11- 05-2010
Date of Public Hearing:
Conditions of Approval:
BCC Approval: Yes 0 No 0
ABOVE TO BE COMPLETED BY STAFF
APPLICANT INFORMATION
NAME OF OWNER(S) COLLIER COUNTY BOARD OF COUNTY COMMISIONERS, ATTN: GARY MCALPIN, COASTAL
ZONE MANGEMENT DEPARTMENT
MAILING ADDRESS 3301 E. TAMIAMI TRAIL, BLDG F, SUITE 103 NAPLES, FL 34112
TELEPHONE # 239 252-4245 FAX # 239 252-6531
~
E-MAil ADDRESS:
r\fF.\fvlE O:F A~3ENT
7'iO'E,: SC;V'l^"H t~';CJ?:ESf""~C)~_ r>r:;~\:-'~~, p~t~"r;:~E5, ;::f
'"Zl 'J r._.:','
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?r{OPERn !F~FO{:NiA T!ON
Legal Description or Property: See Attachment 1, LeCla! Descripiion
Detailed location/description of property (street address, if available) cmd directions (nearest intersection):
100 Vcmclerbill Beach Rd, Naples, FL
Present ZoninC!: PUD
Present Use: ParkinC! qaraQe and with separate restroom facility
Proposed Construction/Activity: Removelreplace existinCl restroom facility with a new restroom/concession facility
Ground upon which petitioner relies for the granting of the variance. Please include relevant lDC section: In 3.03.02 ofthe
LOC. it states that new and existinQ development in the coastal zone shall be in compliance with the [loals. obiectives and policies of the
Conservation and Coastal ManaQement Element (CCME). Bv providinQ safe access for the public. controllinQ public access to minimize
dama[le to the coastal dune system and allowinQ for appropriate public use while protectinQ. conservinQ and manaQinQ the resources at
the Vanderbilt Beach Rd. beach access, this proiect is consistent with the Conservation and Coastal ManaQement Element, Goal 1 :
"continue to plan for the protection, conservation, manaQement and appropriate use of (County's) natural resources"; Goal 6: "identify.
protect. conserve and appropriately use (County's) native veQetative communities and wildlife habitats"; and 10: "protect. conserve.
manaae and appropriately use (Countv's) coastal barriers".
,,-......
Packet Page -160-
9/27/2011 Item B.B.
COASTAL CONSTRUCTION SETBACK LINE VARIANCE
LDC 9.04.06
~,
9.04.06 D If in the immediate contiguous or adjacent area a number of existing structures have established a
reasonably contiguous and uniform construction line closer to the line of mean high water than the line as herein
established, and if said existing structures have not been unduly affected by erosion, a proposed structure may be
permitted along such line if such proposed structure is also approved by the Board of County Commissioners.
9.04.06 E The Board of County Commissioners may authorize the construction of pipelines or piers extending outward
from the shoreline, unless it determines that the construction of such projects would cause erosion of the beach in the
area of such structures.
9.04.06 F Certain activities that may temporarily alter ground elevations such as artificial beach nourishment projects,
excavation or maintenance dredging of inlet channels may be permitted seaward of the coastal construction setback
line if said activity is in compliance with the Collier County Growth Management Plan - Conservation and Coastal
Management Element and also approved by the Board of County Commissioners.
I have read and understand the applicable sections of the Collier County Land Development Code.
5i
io /rlro
Date I
~
SUBMITTAL REQUIREMENTS
" Application Fee: $1000 (Make check payable to Board of Collier County Commissioners)
" An 8 112 x 1 1 reduction of piot plan in cases where plat plan is larger than 8 V2 x 11
~ Addressing Checklist
Site:- Pion vvhich must contoin the following
o ;~\l! lot dimensions
:) /~Jt e}:i5t1:r~; structur,s's cT:d T?'lPtr e;'.o,::t ~'Gr':: ~e.i'b'.>::J:
:: The. Coc:stc:[ C,()i':stru:t(:);') S's'ib::cci< Un.s teeSL) ,?:s';:Jbllst-:,::<-!
i:',,,
~,.' i '_:! '=,: ,) \
_,' CT::: ;:~ '2 r ".) j t Pi:> '7
TI"16 k.'cc~~'iC)n cmd s.;:::!:j distc-;n:;'5: 1'Te,:-;"; th0:: CC::,L ';:~)r :i]! S~;T~J::P,); c<
us 'co
petiii on
o The locoHon of all proposed structures in relation to the CCSL
Show that the proposed structures are a minimum of 150 feet landward of the mean high-water line
or 75 feet landward of the vegetation line, whichever is
Demonstrate that this proposed variance does not negatively effect public health and welfare,
upland properties, cause beach or dune erosion. Show final elevation in relation to historical storm
and hurricane tides, predicted maximum wave uprush, beach and offshore ground contours, the
vegetation line, erosion trends, the dune or bluff line, if any exist, and existing upland development
~ Return completed application package to:
Community Development & Environmental Services
Intake Planner
2800 N Horseshoe Drive
Naples, FL 34104
~
Packet Page -161-
9/27/2011 Item B.B.
.--...
RESOLUTION NO. 11-_
A RESOLUTION APPROVING, WITH CONDITIONS, PETITION CSLV
PL20100001812: REQUESTING A VARIANCE FROM THE COASTAL
CONSTRUCTION SETBACK LINE (CCSL) AND PRESERVE TO
ALLOW FOR THE CONSTRUCTION OF A NEW RESTROOM AND
CONCESSION FACILITY SEAWARD OF THE COASTAL
CONSTRUCTION SETBACK LINE (CCSL) TO REPLACE THE
EXISTING RESTROOM STRUCTURE, ALL OF WHICH ARE
LOCATED ON OR NEAR THE EXISTING VANDERBILT BEACH
RESTROOM WITH A STREET ADDRESS OF 100 VANDERBILT
BEACH ROAD, LOCATED IN SECTION 32, TOWNSHIP 48 SOUTH,
RANGE 2S EAST, COLLIER COUNTY, FLORIDA.
WHEREAS, Coastal Engineering Consultants, Inc, representing Collier Board of County
Commissioners requests a variance from I) the Coastal Construction Setback
Line (CCSL) as required by the Collier County Land Development Code, Section 9.04.06, as
amended, to allow for the construction of a new restroom and concession facility complete with
ADA ramp access, and concrete piling foundation; and 2) a zero foot setback to the existing ~
Preserve (Exhibit A); and
WHEREAS, the proposed structures will extend 78 feet sea\vard of the
adopted CCSL; and
\VHEREAS, the subject property is located on the west side of Gulf Shore Drive
immediately south of Vanderbilt Beach Road; and
WHEREAS, A "number of existing structures" north of V anderbilt Beach Road
immediately contiguous or adjacent to the nOlih of the proposed structure along Vanderbilt
Beach has established a continuous and unifOlm construction line closer to the line of mean high
water than the CCSL; and
WHEREAS, the petition is consistent with Division 9.04.06.D pursuant to the included
conditions; and
WHEREAS, the petition is consistent with the Collier County Growth Management
Plan, Conservation and Coastal Management Element pursuant to the included conditions.
,~
10f3
Vanderbilt Beach Restroom I
P L20 1 0-1 812
Packet Page -162-
9/27/2011 Item 8.B.
f'
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
Variance Petition CCSL PL 20100001812 shall be approved subject to the following conditions:
1. In order to clarify the application ofLDC section 3.04.02, construction activities may be
done prior to and during sea turtle nesting season within one-hundred (100) feet of the
sea turtle nesting zone, during the sea turtle nesting season (May 1 and October 31), as
long as the required permits are obtained from the Florida Department of Environmental
Protection. A Collier County Sea Turtle Permit shall be obtained for construction during
sea turtle nesting season in order to identify allowed activities and appropriate protection
measures. Nests may be required to be relocated; the final decision lies with the Florida
Department of Environmental Protection.
2. The dune shall be recreated and enhanced seaward of the proposed structure in order for
the petition to be consistent with the LDC and OMP. The dune shall be restored at
minimum as shown on the Dune Enhancement Plan (Exhibit D); minor revisions to the
plantings and location may be approved with the Site Development Plan submittal
3. All areas seaward of the CCSL, outside of the footprint of approved structures, shall be
left in their natural condition, or landscaped using native coastal dune or strand
vegetation exclusively.
r-'"
4. All prohibited exotic vegetation within the project site shall be removed before issuance
of certificate of occupancy for any building. The petitioner shall re-vegetate areas
seaward of the CCSL that are bare after exotic vegetation is removed, The re-vegetation
shall be completed, according to a plan submitted to and approved by Land Development
Services Revievv Staff prior to the issuance of a certificate of occupancy.
5, Minor revisions to this approval (including changes in siting and structures) may be
approved. in "vriting, by the County Ivlanager, or his/her designee.
This Resolution adopted after motion, second and majority vote.
DONE AND ORDERED this
day of
,2011.
ATTEST:
DWIGHT E. BROCK, CLERK
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BY:
Deputy Clerk
FRED W. COYLE, Chairman
r-'"
2 of3
Vanderbilt Beach Restroom I
PL2010-1812
Packet Page -163-
Approved as to Form and Legal
S uffi ci ency:
Steven T. Williams 5-("":> 1
Assistant County Attorney ~l zt l\
9/27/2011 Item B.B.
Attachments: Exhibit A - PL 201 0-1812 Vanderbilt Beach Restroom Line of Construction
Exhibit B - Vanderbilt Beach Restroom Overall Site Plan
Exhibit C - CCSL Plan Set
Exhibit D - Dune Enhancement Plan
30f3
Vanderbilt Beach Restroom I
PL2010-1812
Packet Page -164-
9/27/2011 Item 8.B.
~,
EXHIBIT "A"
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100
SCALE:
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o 50 100
1. = 100'
550'
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PROPOS~D
STRUCTUR~
PROPOSED
~, DUNE
EN (NCEMENT
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COUJER COUNTY
PARKS AND RECREATION
(O.lt COOK. 966, PAG[ 1664)
P"RCEl f00166-<<)000.5
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WETLAND LINE /---\
Pf(L~t.H\'L ARL{ \
--/ \'
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APPROXIMATE M~N
HIGH WATER HE
LOCATED MAY O~. 2 09 ~
0.33' CONTOUR LI E
AS PER TIDE STATI~
NUMBER: 872-511
DATED 7-\-200
550'
RITZ CAJ/LTON
(0... IlOOI< 'U" PAGES 0'30)
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coi.m:R COUNTY lIOIJID Of COlOOSSlONERS
LINE OF CONSTRUCTION EXHIBIT
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Concession & Public Restrooms
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PUBLIC NOTICE PUBLIC 9/27/2011 Item a.B.
NOTICE OF 'PUBLIC HEARING
NOTICE, OF INTENT-TO .>
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Notice is hereby given that on TuesdllY, September?:T, 2011, in the BOald'
of County Commissioners meeting room, Third floor, Collier Govemm~:'
Center, 3299 East Tamlaml Trail, Naples FL: the Board of County Com;.
minioners ,(BCC) will consider the enactment of e County Resolution.
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RESOLUTlO~ No.1,1-_
A RESOWTION APPROVING, WITH CONDITIONS, PETI-
nON CSLV- Pl2010-1812: REQUESTING A VARIANCE FROM
THE COASTAL CONSTRUCTION SETBACK UNE (COSL) AND
PRESERVE TO ALLOW FOR THE CONSTRUCTION OF A NEW
RESTROOM AND CONCESSION FACILITY COMPLETE WITtf
ADA RAMP ACCESS, AND CONCRETE PIUNG FOUNDATION,
SEAWARD OF THE COASTAL CONSTRUCTION SETBACK LINE'
(CCSL) TO REPLACE THE EXISTING RESTROOM STRUCTURE,
All OF WHICH ARE LOCATED ON OR NEAR THE EXISTING
VANDERBILT BEACH RESTROOM WITH A STREET ADDRESS
OF 100 VANDERBILT BEACH ROAD, LOCATED IN SECTiON 32,
TOWNSHIP 48 SOUTH, RANGE 25 EAST. COWER COUNTY,
FLORIDA.
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A copy of the proposed Resolution is 011 file with the Clerk to the soard:
and is available for inspection. All interested parties are Invited to attend:
and be heard,
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NOTE: All persons wishing to speak on any agenda ttem must register
with the County manager prior to presentation of the agenda item to be
addressed, Individual speakers will be Ilmited to 3 minutes on any rtem,
The selection of any individual to speak on behalf of an organization or
group is encouraged, If recognized by the ChaIrman, a spokesperson for
a group or organization may be allotted j 0 minutes to speak on an item,
Persons wishing to have written or graphic materials included in the Board
agenda packets must submit said material a minimum 0(3 weeks prior to '
the respective public hearing. In any case. written materials intended to
be considered by the Board shall be submitted to the appropriate County .
staff a minimum of seven days prior to the public hearing. All materials"
used in presentations before the Board will become a permanl!flt part of
the record. '
Any person who decidas to app8al any decision of the Board of County
Commissioners will need a reoord of the proceedings pertainlng thereto
and therefore, may need to ensure that a verbatim record of the proceed~
Ings Is made, which record inCludes the testimony and evidence upon
whlchthe appeal Is based. ,.' ,
If you are a person with a diSability who needs any accommodation in
order to participate in this proceeding, you are entitled. at no cost to you,
to the provision of certain assistance. Please contact the Collier County
Facilities Management Department, located at 3335 Tamlami Trail East,
Suite 101, Naples, FL 34112-5356, (239) 252-8380. at least two days
prior to the meeting. Assisted listening devices for the hearing Impaired
are available in the Board of County Commissioners Office.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
FRED W. COYLE, CHAIRMAN
DWIGHT E. BROCK,CLERK ,
By: Merthe Vergara, Deputy CI~rk (SEAL)
No, 231182594
Sectember 12 2011
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