Agenda 04/28/2009 Item #17B
Hem :Jo, '178
April 28, ~.'()09
F"age 1 of ~:q
EXECUTIVE SUMMARY
VA-2008-AR-14017 Merit Petroleum Company, represented by Bert Thomas, is
requesting five Variances from the minimum 50-foot front yard setback
requirement of Land Development Code (LDC) Subsection 5.05.05, Automobile
Service Stations, for two gasoline pump dispenser islands and a canopy in the
General Commercial (C-4) and Main Street Overlay Subdistrict (MSOSD) to allow
a reduced setback along West Main Strect to 48 feet and 31 feet for the dispenser
islands and 38 feet for the canopy; and along 7'h Street South to 33 feet for the
westernmost dispenser island and 41 feet for the canopy. The 0,45-acre subject
property is located at 617 West Main Street, in Section 4, Township 47 South, Range
29 East, Immokalee, Collier County, Florida.
OBJECTIVE:
To have the Board of Zoning Appeals (BZA) consider the above-referenced Variance
petition and render a decision pursuant to Section 9.04.04 of the Land Development Code
(LDC) in order to ensure that the project is in halll1Cmy with all applicable codes and
regulations and that the community's interests are maintained.
CONSIDERA nONS:
The petitioner is requesting the J(>llowing iive variances from the requirements of LDC
Subsection 5.05.05.B:
J. A 12-foot Variance from the 50-foot Ji'<mt yard setback along West Main Street
(SR 29) to penllit a 38- foot setback for the dispenser island canopy;
2. A nine-foot Variance from the 50-f()ot front yard setback along 7th Street South
to permit a 4l-foot setback for the dispenser island canopy;
3. A 19-foot Variance jj-om the 50-Joot front yard setback along West Main Street
to permit a 3 I-foot setback for the eastemmost fuel pump dispenser island;
4. A two-foot Variance ii'om the 50-](lOtITont yard setback along West Main Street
to pennit a 48-tc)()t setback for the westernmost fuel pump dispenser island; and
5. A 17-foot Variance jj-om the 50-foot front yard setback along 7th Street South to
permit a 33-foot setback for the westernmost fuel pump dispenser island.
-
According to the Property Appraiser's records, the building on the site has existed since
1960, and the canopy was added in 1987. As shown on the site plan, entitled "Proposed
Renovations to Immokalee Shell," prepared by Bertram Aubrey Thomas, Architect, and
dated December, 2008, as revised through March J 0, 2009, the property is bordered by
two roadways: West Main Street to the north and 7th Street South to the west. Because of
this location, the site is considered to have two Jront yards; and pursuant to LDC Section
5.05.05.B, Table of Sire DeSign Requirements. Ji'cmt yard setbacks for service stations
must be a minimum of 50 ICet.
VA-2008-AR-14017
April 2, 2009
1
As depicted on the sitc plan. the proposcd canopy and dispenser pumps would be
relocated to the nOlihwestem (fj"OIl1 the nOitheaslcm) side of the building in order to
improve traffic circulation, particularly !clr delivery trucks utilizing the drive aisle along
the site's southern boundary. Presently the canopy and pumps are, respectively,
approximatcly 38 feet and 39 feet fi"om West Main Street. Once relocated, the new
canopy's setback would be 34 Jeet from West Main Street (as measured fi"om the suppOli
columns, 110t the edge of the eaves); and the two, new dispenser pumps would be set back
approximately 31 feet and 48 teet. Just as the existing canopy and pumps do not meet the
required setbacks fi)r their second yard (a Side yard to the east), they would not meet the
setbacks JDr their newly proposed second yard, which would be a fi'OIll yard due to the
location of the 7th Street South right-of:way to the west. Instead, they would be set back
from this roadway approximately 41 feet and 33 fcct, respectively. As such, the
applicants are requesting tive different front yard setback Variances, as outlined on page
one.
As part of the at()rementioned changes, the applicants are also proposing to replace the
existing underground storage tanks and their associated piping to meet the new safety and
environmental standards mandated by the Florida Depmiment of Environmental
Protection. They would also reduce the present width of the site's West Main Street
entrance fi"om ] 00 feet to 30 feet; decrease the overall amount of impervious area on the
site by 100 square feet; bring the landscaping up to CUITcnt LDC standards to the extent
feasible; extend the West Main Street sidewalk and provide crosswalk striping to an
ADA-compliant access ramp; and bring the numbcr and dimensions of parking spaces
and the widths of drive aisles up to current LDC standards.
.Although the approvJl of s1n11]a1' Variances in the area has no bearing on the outcOllle of
this request, six similar sctback Variances have becn approved by the Board of Zoning
Appeals (BZA) in the ill1mcdiatl': nt:ighborh()od. Tht;~e Variances \vcre:
1. A 17-fc)ot fi'ont yard Variance and 10-JDot side yard Variance !c)r a single-family
home in the VR Zoning District (Resolution No. 93-528);
2. A 30-foot front yard setback Variance and 45-telot Jront yard setback Variancc Jell'
two mobile homes in the VR Zoning District (Resolution No. 96-1(1);
3. A 15-f(lOt fi"ont yard sethack Variance for a covered walkway and a 5-t(lot front
yard setbaek Variance for a ehurch in the Community Facilities (CF) Zoning
District (Rcsolution No. 04-183);
4. A 15-foot fhl11t yard setback Variance for a church in the Village Residential
(VR) Zoning District (Resolution No. 05-135);
5. A seven-fDot and 17-fiJot fi"(>11t yard setback Variances j~lr gas pump dispensers
and their associated canopy, respectively, in the VR and General C0l11l11crcial (C-
/1\ .""n;ng .l;~~h.;('tc n..ith a ~1f"';11 <'::f'"P0t ()"(,l"l'nJ <':::,1I1'"1;<.:11.;"t dd<':::(),fH (Re'~"'n11nn
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No. 08-136); and
6. A 14-foot fi'ont yard Variance for a single-fmnily home in the VR Zoning District
(Resolution 1\0. 03-528).
VA-200R-AR-140t 7
April 2,2009
2
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While these Vurianccs do not estahlish precedents li,r the automatic approval of the
proposed Variances, they do illustrate the existence of numerous, non-confonning
structures in the vicinity due to the area's relatively older age.
FISCAL IMPACT:
Approval of this Variance petition would have no Jlscal impact on Collier County.
GROWTH MANAGEMENT PLAN (GMP) IMPACT:
Approval ofthis Variance would not affect or change the requirements of the GMP.
AFFORDABLE HOUSING IMPACT:
Approval ofthis Variance would have no am,rdable housing impact.
ENVIRONMENTAL ISSUES:
There are no environmental issues associated with this Variance.
ENVIRONMENTAL ADVISORY eOl:NCIL (EAC) REeOMME1\'DATION:
The EAC did not review this petition as they do not n01111ally hear Variance petitions.
COliNTY PLANNING COMMISSION (CepC) RECOMMENDATION:
The CCPC heard petition VA-200S-AR-14017 on April 2, 2009, and believing that
approving the Variance 'vvould not be injurious to the neighborhood or dctrirncntal to the
public welfare, voted u113nimously (9-0) to Jorward this petition to the BZA with a
recommendation of approval, subjcct to the following conditions:
I. The Variances approved are strictly limited to the li-ont yard setbacks, as depicted
on the applicant's conceptual site plan, entitled "Proposed Renovations to
Immokalce Shell," prepared by Bertram Aubrey Thomas, Architect, und dated
December, 2008, as revised through March 10, 2009, and as further restricted
below.
)
The l2-foot setback Variance granted for the dispenser island canopy is limited to
the northern, West Main Street (SR 29) property boundary, as depicted in the
conceptual site plan included as Exhihit A, to allow a rcducrion of the 50-tllot
front yard setback requireiTlcnt~
3. The nine-ft1ot setback Variance grantcu for the dispcn~~er island canopy is linlitcd
to the western. 7th Strcet South nroIJcrty boundarv. as depicted in the conceptual
site plan inc]udcd as Exhibit A, to allow a reduction uf the 50-fl)ut front yard
setback requirement:
YA-2(JOR-AR-14017
April ~" 2009
3
4. The 19-J(JOt setback Variance granted for the easternmost fucl pump dispenser
island on the site is limited to the northern, West Main Street (SR 29) propcliy
boundary, as depicted in the conceptual site plan included as Exhibit A, to allow a
reduction of the 50-f(lot fi'ont yard setback requirement;
5. The two-foot setback Variance granted for the westernmost fuel pump dispenser
island on the site is limited to the northern, West Main Street property houndary,
as depicted in the conceptual site plan included as Exhibit -A, to allow a reduction
of the 50-f()ot front yard setback requirement; and
6. The 17-J(lOt setback Variance granted for the westernmost fuel pump dispenser
island on the site is limited to the western, 7th Street South property boundary, as
depicted in the conceptual site plan included as Exhibit A, to allow a reduction of
the 50-foot front yard setback requirement
7. Irrespective of that depicted on the conceptual site plan, the site shall comply to
the extent feasible with the landscaping requirements of LDC 5.05.05, and all
other applicable regulations, as detennincd by County Zoning and Land
Development Review stair at the time of site development plan (SDP) review and
approval.
Because this decision was unanimous, and nne letter of support fJ-rl111 the Iml110blee
Community Redevelopment Area (CRA) was received, this item is being placed on the
summary agenda.
LEGAL CONSIDERATIONS:
Petitioner is requesting variances for a gas station canopy and 2 dispenser islands. The
g"lnt;ng "f+l...r> r"'nu"st0(~ "qr~'"]{'('" J" P0'1111"tcd ."nG~f'r Lnrs:.:o ()el en
....:.,l~' .1. \1 u...... ,......'1 ..... l......u ..~. H.U "'.....;) ;).....~ L Ul "'~ LJ....... ~,]. . '_.
The attached staff report and recommendations of the Planning Commission are advisory
only and arc not binding on you. Decisions regarding Variances are quasi-judicial. As
such this item requires ex pl1l1e disclosure, and all testimony given must be under oalh.
The Petitioner has the burden to prove that the proposed Variance is consistent with all
the criteria set f(JI.th below, and you may qucstion Petitioner, or staJl to satisfy yourself
that the necessary criteria have been satisfied. LDC Section 9.04.02.A requires that
"based upon the evidence given in public hearing; and the tlndings of the Planning
Commission" you "should ddcI111ine to the maximum cxtent possible if the granting of
the Variance will diminish or otherwise have a detrimcntal cffect on the public intercst.
safety or welfare." Should you consider denying the Variance, to assure that that your
decision is not later t(Iund to be arbitrary, discriminatory or unreasonable, the denial must
be based upon compctent, suhstantial evidence that tbe proposal docs not meet one or
more of the listed criteria hclow. Approval of this requcst requircs three aflinnative
votes of the Board (majority vote).
V A-2008-AR-14017
Aprit 2. 2009
4
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In granting any Variancc, the Board of Zoning Appeals may prescribe the
following:
I. Appropriate conditions and safeguards in confonnity with the zoning code
or other applicable county ordinances. Violation of such conditions and safeguards, when
made a pari of the tel111S under which the Variance is granted, shall be deemed a violation
of the zoning code.
2. A reasonable time limit within which the action J'Jr which the Valiance
required shall be begun or completed or both.
Criteria fOl' Variances
1. There are special conditions and circumstances existing which are pcculiar to
the location, size, and charactcristics of the land, structure, or building invo Ived.
2. Thcre are special condit ions and circumstances which do not result from the
action of the applicant, such as pre-existing conditions relative to the properiy which is
the subject of the Variance req uest.
3. A literal interpretation of the provisions of the LDC work unnecessary and
undue hardship on the applicant or create practical difficulties on the applicant.
4. The Variance, if grantcd, will be the minimum Variance that will make
possiblc the reasonable use of the land, building, or structure and which promote
standards of health, safety, or welfare.
5. Granting the Vmiance rcquested will not confer on the petitioner any special
privilege that is denied by these zoning regulations to other lands, buildings, or structures
in the same zoning district.
6. Granting the Variance will be inhan110ny \'/ltl1 the intent and purpose of the
LDC, and not be injurious to the neighborhood, or otherwise detrimental to the public
welfare.
7. There are natural conditions or physically induced conditions that ameliorate
the goals and objectives of the regulation, such as natural preservcs, lakes, golf course,
etc.
8. Granting the Variance will be consistcnt with the GMP.
The proposed Resolution was prepared by the County Attomey's Otllce and is legally
sufficicnt J()r Board action. - I-JFAC
RECOMMENDA nON:
Staif recommends that the Board of Zoning Appcals approve Petition V A-2008-AR-
14017, subject to the conditions of approval that havc becn incorporated into the attached
resolution.
PREPARED BY:
John-David ~.1css, /\[CP, Principal Pbnncr
Dcpart!T!Cnt of Zoning and Land Deve!opn1cnt RC\'lc\V
VA-20118-AR- t411t 7
Aprit 2. 2009
5
Item Number:
Item Summary:
Meeting Date:
J d~C I UI .;:,
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COLLIER COUNTY
::>:~~ARD,:)F C')Uf-.lTY :::O:Vl!\f::SS!;JH~R3
173
This item re:jUlr02S Ih3t al! p3:1:C!;::,Snts be sw'xn in and ex pa;i8 d:sc:osu,.e be provided by
C:Jm:1,i:'slon m~,mbers \1.D,.2008-J\R-14017 f,~erlt Pe!roieufTI C>:.-mpany representee by Bert
";':"D'":i3S, IS r<S::J!,~estln;J five Variar'ces from the minwnum 50-foot front yard setback
requir:::;r-'2:1\ of Land Devel'Jprnent Code (L.De) SJDsection 505,05 ,A.utomobile 2,ervlce
StatiJns. hr two -;;aSOii:le pump dispenser i<cLiC:', and a canepy in the Gen~rai Commercial
!C-4 .ewe (,JLvn Slre(~t '~)verlay Subolstrlct IfJiSOSLJ) 10 allo'lV a reduced setback c;long \/'Jest
[',%Ir, Str'.':.et to 48 ket and 31 fe:?t lor ;he jispen;:,er is:an:::s and 3::" fEet for ti,e cz.nopy: arid
s!)ng 7:h Str'2e~ South <() 33 1e'3t for 1:-'-8 wes~e~n:~h)st j!2~en80r !s:a:jj 2nd 41 teet for the
canopy The 0 45-acre subject property is iOC3tSc! at 6~7 West f;lam Street in Secllon 4
Towr:srl:p 4 SC.uth, r:::;ng,:o 29 East 11"llmGI:ai>?:E: C.oili'=f Cc;un1y', Flonua CiS
4/:::':;'20099 'JODD ;:J/i
I)rl"pared By
John.David r\i'io~;s
Commun[ty Dev<9'lopment &
Environmental S~rvic!:s
SHrdor P;anner
Jate
Zoning &. Land 8evelopment
4/4/2009 i2:54:48 PI'.J1
Appro,>'ed By
Judy Puig
C0mmun~ty Dc<',.'ciopm~,;m &
Eaviron-rnentat Serv:(:es
Ope~att~m~ Ariai:ist
[,ole
Community' Dcn;.!G;::ment &
::nv;;:"n:Tler.ta! ServicEs t.\cmin.
4}6;'20(.'9 10;54 Arvl
"-pproH'd By
na~1 BeHc.ws
Commun~ty Develc.pm{;nt &
Envi-onmen'!:.i:J Services
Chid Pl?;:!ner
Date
ZQning &. Land ;)e,;;;;;op;ncnt Re'ii0vv
.;1,',:;:::::;0 1 ~.ss Pfj,~
/\ppr()\"('d By
Heidi F. t".shton
County Attorney
l>,ssist;mt County A.t:arne-y
["2te-
County AltDrfley Offir.e
4113:20034:52 PM
Appron~d By
SL:san lstCflGS. A~CP
Community Dev,,!opmsi,t &.
::nvi,cn....sni:al S<~rl!ic,?s
ZO,..iLg &. !...:md De\'c;opmcnt DiF'.~(;:.l,)r
D;;':,9
Z'.::;n::;9 & Land Devc!op;nent R:::vlEw
4/~ 3'2009 5:01 PM
ApprO\l'd By
Jeff r~L3t.-::kow
County j!,ftC'-rl1E'Y
C(}unty /~ttOnlCY
Date
Co~mty !'.:-::c;;,ey OfT:Cf~
4:/14/20C9 9~ 14 1I,M
'\.ppnwlod By
JOS2;)h K. Schmitt
C'=H";liTIUnrty Dsvci0;:m--:9nt.:7.
::.~:'.. ::"::::'~:1;C :--:!:.::t S
Gc.'Jnn1Imi:y D~v,!lc;)ment &
::.nvirornTll2:1tal Services Adrnlr:s:ratar
Date
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-\pproveu H)'
Leo E. Ochs. J~.
Boc:rd cf COU:1ty
Commissionc~s
Ds;x:ty CO~!<1ty ft.anav~-r
D.:;.te
CO~lnty r\'';8r.,Jg;:;~'s 8f';(.;,;
4/H:-'2009 1 :25 PM
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STAFF REPORT
TO:
COLLIER COUNTY PLANNING COMMISSION
FROM:
DEPARTMENT OF ZONING AND LAND DEVELOPI\1ENT REVIEW
COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES
DIVISION
HEARING DATE: /\PRIL 2, 2009
SUBJECT:
PETITION YA-2008-AR-1401 7, SHELL STATION PUMP CANOPY
PROPERTY OWNER/AGENT:
Owncr:
Merit Petroleum Corporation
PO Box 816
La Belle, FL 33975
Agcnt:
Bert Thomas, Archi teet
314 West Windhorst Road
Brandon, FL 335] 0
REOUESTED ACTION:
To have the Collier County Planning Commission (CCPC) consider live Variances from the
minimum 50-foot front yard setback requirement of Subsection 5.05.05.B. of the Collier County
Land Dcvelopment Code (LDC), Au!omobile Seniee Slalions, to permit thc relocation and
replaccmcnt of a gas station dispenser island canopy and the station's two fuel ]lump dispcnscrs,
which me being upgraded to mecl the 2009 Florida Department of Environmcntal Protection's
(DEP) mandated ell\'ironmcntal requirements.
GEOGRAPHIC LOCATION:
The approximately 0.45-acre subject property is located at 617 West Main Street, in the Gcncral
Commercial (C-4) Zoning District and Main Strcct Overlay Subdistrict (MSOSD), in Section 4,
Township 47 South, Range 29 East, Immokalee, CoIlier County. Florida (refer to lhe location
map on the preceding pagc).
PlJRPOSEIDESCRJPTlON OF REQUEST:
The petitioner is requesting the following fivc vanClnccs !i'om the requirements of LDC
Subsection 5.05.05.B:
V\-2(J()~.;\R-1.1017
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I. /\ 12-foot Variance fhlll1 the 50-fi'ot front ymd setback idong West Main Street (SR 29)
to permit a 38-liJot setback for the dispenser island canopy;
~ A ninc-foot Variance from the 50-foot front yard setback along 7th Street South to
permit a 4l-foot setback for the disJlcnscr island canopy;
3. A 19-foot Variance from the SO-I()()t Ji'ont yard setback along West lvlain Street to
permit a 3l-foot setback ii)r the casternmost fuel pump dispenser island;
4. A two-foot Variancc li.om [he 50-j()ot ii.ont yard setback along West Main Street to
permit a 48-foot setback for the westernmost fuel pump dispenser island; and
5. A 17-foot Variance from the 50-foot front yard setback along 7th Street South to permit
a 33-foot sctback for the westcrnmost fucl pump dispcnscr island.
According to thc Property !\ppraiscr's records, the building un the si Ie has existed since 1960,
and the canopy was aelded in ] 987. As shown on the site plan. entitled "Proposed Renovations to
11ll1llokalee Shell," prepared by Bertram Aubrey Thomas, Architect, and dated Deccmber, 2008,
as revised through March 10,2009, thc property is bordcrcd by two roadways: West Main Street
to the north and 7th Street South to the west. Because of this location, the site is considered to
have two fi-ont yards; and pursuant to LDC Section 5.05.05.B, Table nj" Sire Design
Requirement.\', Jj.ont yard setbacks Cor service stations must be a minimum of 50 feet.
As depicted on the site plan. the proposed canopy and dispenser pumps would be relocated to the
northwestern (ii.om the nonhcastcrn) side of the building in order to improve trailic circulation,
pm1icularIy for delivery trucks utilizing the drive aisle along the site's southClll boundary.
Presently the canopy and pumps are, respectively, approximately ~g I'<:et and .19 feet li'om Wcst
Main Street. Oncc relocated, the new canopy's setback would be 34 feet from West Ivlain Street
(as measured l~r(11n the support ('1)lumns, not the edge of the eaves): and the two, ncyv dispenser
pumps would be set back approximately 31 feet and 48 feel. Just as the existing canopy and
pumps do not meet thc required setbacks for their second yard (a side yard to the cast), thcy
would not mcct the setbacks for their ncwly proposed second yan1, which would be ajronr yard
due to the location of the 7th Street South right-ol~way 10 the wcst. Instead, [hey would be set
back approximately 41 feet and 33 I'<:et, respectivcly, ii'OI11 this roadway. As such, the applicants
are requesting Jive diCferent front yard setback Variances, as outlined on page one.
As part of the aforementioned changes, the applicants are ~llso proposing to replace the existing
underground storage tanks and its associated piping to meet the new safety standards mandated
by the Florida DEI'. They would also reduce the present width of the site's West Main Street
entrance [i.om 100 ieet to 30 leet; decrease the overall amount of impervious arca on the site by
100 square feet: bring the landscaping lip to ClIrrent tDe standards to the extcnt feasible; crect a
masomy wall along the southcrn bound:)r)' of the site where it adjoins resicIential zoning; cxtcnd
tlw West lvlain Street sicIewalk and provide crosswalk striping to an ADA-compliant access
fmnp: and bring the number and dimensions of parking spaces and the widths o( drive aisles up
to current 1.DC standards.
It should be noted that six similar sethack Variances Iwve been approved by the Board of Zoning
Appeals (RI.A) in the immediate neighborhood, Thcse V~\rianccs were:
1. l\ 17 foot front ynrd V~triwncc and 1 O-t~/Gt ~)idc yard Variance lor a :;inglc-fanlily home in
the VR Zoning District (Resolution No. 93-S2X):
2. i\ JO-f()ot thmt yard sclback Variance '\11d 451[I()t fi.ont ymd sethack Vuriunce Ii)]" l\Yo
V 1\-~1I()8-j\Jz-14017
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mobile homes in the VR Zoning District (Resolution No. 96-1(1);
3. A IS-[oot I'ront yard setback Variance for a covered walkway and a 5.foot front yard
setback Variance [or a church in the Community Facilitics (CF) Zoning District
(Resolution No. 04-183);
4. A IS.foot fi'ont yard setback Vuriance [or a church in the ViJlage Residential (VR)
Zoning District (Resolution No. OS-13S);
5. A seven-foot and I 7.foot front yard setback Variances for gas pump dispensers and their
associated canopy, respectively, in the VR and Geneml Commercial (C-4) zoning
districts with a Main Street Ovcrlay Subdistrict (MSOSD) (Resolution No. 08.136); and
6. A 14-foot front yarn Variance I"l' a single-iilJ11i1y home in the VR 70ning District
(Resolution No. 93-S28).
While these Variances are not established precedents for the automatic approval of the proposed
Variances, thcy do ill Llstrate the existence of numcrous, non-conforming structures in the arca
due tn its relatively older age.
SlJRROUNDlNG LAND USE & ZONING:
North:
East:
South:
West:
West Main Street right-of.way, thcn a commercial use zoned C-4 and MSOSD.
Commercial use zoned C-4 and MSOSD.
Single-family home zoned VR.
Seventh Street South right-of~way, then church and a single-tilll1ily home; zoned
VR.
AERIAL MAP
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GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY:
The subject property is designated Commerce Center Mixed Use District, as identiJied on the
111ll1lokalee Area iI'laster Plan (lAMP) of the GMP. The purpose of this designation is to create a
major activity center that services the cntirc Inunokalcc Urban Designated Arca and surrounding
agricultural areas, and encourages cOl1lmcrcialuses consistent with the Commercial Professional
and General Office (C-I) Zoning District through thc (Jcncral Commercial (C-4) Zoning District.
The property is also within the boundaries of the MSOSD, which overlay encourages
development and redevelopment that enhances and bcauti lIes the downtown Immokalee Main
Street area through Ilexible design and development standards.
The G'\1P docs not address individual Variance rcqucsts but j()Cuscs on the larger issue of the
actual use. As previously noted, the subject Variances are sought to allow a reduction of the 50-
foot front yard setback requirement fi,r an automobile service station canopy and gasoline pump
islands. As the commercial use on lhe subject site is consistent with the C-4 Zoning District, it is
an authorized use in the Commerce Center Mixed Use District and, therefore, deemed consistent
with the IAtvlP.
ANALYSIS:
Section 9.04.01 of the tDC gives the Board of Zoning Appeals (BZA) the authority to grant
Variances. The CCPC is advisory to the 13ZA and utilizes the provisions of Subsection 9.04.03
A. through H., in bold font below. ~s general guidelines to assist in making a recommendation of
approval or denial. Staff has analyzcd this petition relative to these provisions, and olTers the
following:
a. Are there special conditions and circulllstances existiug, which al'e peculiar to the
location, size and characteristics of thc land, structurc or building i,,,,olvcd'!
Y cs. ;\s previously noted, thc subject site was developed almost 40 years ago, which poses
inherent clifjiculties li,r its renovalion in terms of meeting contemporary LDC development
standard criteria. Furthermore, the site has two roadways frontages instead of one, which
triggcrs the more stringent 50-foot sctbacks on two sides of the property instead of the
typical 40-foot setback rcquiremcnt for gasoline scrvicc station side y~rds. As the existing
bnilcling is 69-fcet ~t its closest point to each of its (wo abutting ro~dways, it would be
impossiblc for thc applicants to install their dispenscr pumps or their standard 24-Coot wide
canopy anywhere on 1l1e site \\ltl10Llt some sort nrVariance.
b, Are there special conditions and circulllstances, which do not result from the action of
(hc applicant such as IlI'e-existing conditions relative (0 the pro[wrty, which is thc
subject of the Variance rcquc~t?
Yes. As mentioned, the Property Appraiser's records reveal that the gasoline service
station was constructed in 1960. and the canopy was added in 1987. In both of these eras
lite zoning regubtions required only 25-foot front yard setbacks in the C-4 Zoning District,
\\'1t11 \\,hich these structures did COlEply. Regardless, the a.pplicant did ill)t even pUH..:hasG
the property until February of 1991. long alter the structures \vcrc already built. Therefore,
these conditions arL pre-existing.
v,,\-}n08-..\IZ-14017
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c. Will a literal interpretation of the provisions of this zoning code work unnccessal'Y
and undue hardship on the applicant or create practical difficulties for thc applicant'!
No. If the Variances were denied, the applicant would still be able to rcplace the pumps
and canopy in their existing locations. However, it should be noted that the relocation of
the pumps and canopy as proposed with the petition arc a vast design improvement ovcr
the existing conditions for several reasons. First, the access point on West Main Street
would bc reduced from 100 feet in width to 30 feet, thercby enhancing traflie safety and
eonvelting 100 square feet of impervious area on the site into a landscaped buffer.
Secondly, all of the existing landscape bulTcrs all the site would be brought up to current
LDC standards to the extent feasiblc, which would include a masonry wall along the site's
southern boundary to separatc it from the neighboring residences there. To enable
accessibility for pedestrians and the handicappcd, crosswalk striping would link the
sidewalk to an ADA-compliant access ramp; and the number and dimensions of parking
spaces and the widths of drive aisles would bc brought up to current standards. As a rcsult
of tbe proposed relocations, traffic would also circulatc better on the site since delivery
trucks presently tend to block acccss to thc pumps for patrons desiring to purchasc
gasoline.
d. 'Will thc Variances, if granted, be the minimum Variances that willmalie possible the
,'casonabJe use of the land, building or structure and which promotc standards of
hcalth, safety and welfare'!
Yes. Thc Variances requested would be the minimum to make possible the reasonable use
of the gas pU111pS and their associated cnnopy. Since the applicanfs 1110ving these
accessory structures is severely li1l1iled due to the constraints posed by existing conditions
on the site, relocating them to the proposed location is the only viable option that would
solve trat1lc circulation problems; and working within the mlITOW space constraints, the
structures have been positioned on the site and oriented in a way that requires the fcwcst
number of needed Varianccs fi'om the BZA while still providing for thc safe and cfficicnt
travel of vchicles. As previously noted ahove, the proposed design would actually enhance
thc standards of health, safety and weIJarc by ameliorating numerous other deficiencies on
the site. However, if the Variances were not approved, the petitioncr would still have
reasonable u,e of the I and.
e. Will granting the Variances confer on the applicant any special privilcgc that is
denicd by thcse zoning regulations to othcr lands, buildings, 01' structurcs in thc S3me
zoning district?
Yes. A Variance by definition conlCrs some dimensional rclief JhJl11 the zoning regulations
speciCic to a site. However, as noled 011 pages 1\\'0 and tl1ree of this report, six sinlilar
Variances have been granted in the vicinity.
f. \Vill granting the Variances be in harmony with the general intent and purpose of this
Land Development Code, and not he injuriolls 10 thc ncighhorhood, or otherwise
dctrhncntnl to the public weifarc'!
V:\-200f;-..\R-14017
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Yes. The proposed Variances would allow the applicant to improve the conditions on the
subject propClty while performing state-mandated safety upgrades to the site's gasoline
pumps. Such changes would be consistent with the MSOSD of the LDC, which enCOlll'agcs
development and redevelopment that enhances and beautifIes the downtov,iJ1 lmmokalee
lvlain Street area through llcxible clcsign and development standards. lhe proposed project
has also heen endorsed by the lmmokalee Community Redevelopment Agency (CRA),
who has provided stall" with their letter of support (see Appendix 1).
g, Arc there natural conditions or physically induced conditions that ameliorate the
goals and objectives nf the regulation such as natural presct'ves, lalws, golf courses,
etc. ?
Yes, the properties most aJJected by the Variances, if granted, would be separaled li'om the
subject site by roadways, Across IVlain Street West to the north is another commercial use
on a similarly C-4-zoned parcel. To the west across 7th Street South, is a vacant lot, also
zoned C-4. To mitigate the impacts of the service station on these uses, the applicant would
be required to provide a Type j) landscape bulTer along each of the site's roachNay
li'tlIltages. To the south, the applicant would also be required to provide a Type R Iou ITer
and construct a masonry wall to diminish the visual impacts of the service station ii'om Ihe
homes situated there. Finally, a Type A buffer would also be required aloug the boundary
to the cast to butTer the gas station form the abutting commercial use.
h, Will granting thc Variam'cs bc consistent with thc Growth Management Plan (GMP)?
Approval oftbis Variance petition will not afTect or change the requirements of tbe GivlP.
As previously noted. a g(\solinc service station is all authorizc:d use in the COllullcrce
Center Mixed Use District of the JAlvll',
ENVIRONMENTAL ADVISORY COllNCIL (l~AC) RECOMMENDATION:
The EAC docs not normally hear Variance petitions and did not hear this one.
RECOMMENDA nON:
StaiT recommends that the Collier Count)' Planning Commission (CCPC) forward Petition VA-
2008-AR-J4017 to the Board of Zoning Appeals (87A) with a recommendation of approval,
subject to the following conditions:
I. The Variances approved arc strictly limited to the li'ont yard setbacks, as depicted Dn the
applicant's conceptual site plan, entitled "Proposed Renovations to Iml\1okalec Shell,"
prepared by Bertram Aubrey Tlh)lnas, Architect, and duted December, 2008, as revised
through March 10. 2009. and as further restricted below.
2, The ] 2-foo( setback Variance granted for the dispenser island canopy is limited to the
JlurllJl.:rH~ \\-\:slivlain StlL't:t \SR 29) prupcrly bULlllJary. as depicted in the cUllceptual site
plan included ~iS r::-.:ll1hit /-\. to al1o\\' (1 reduction of the 5(}-]"(;ot fl'ont :vard setback
requiren1cnt:
\'A-2(;~)~-.'\R-14017
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3. The nine-tclot setback Variance granted ICl,. the dispenser island canopy is limited to the
western, 7th Street South property boundary, as depicted in the conceptual site plan
included as Exhibit i\, to allow a reduction of the 50-foot ii'ont yard setback requirement:
4. Thc 19-foot setback Variance granted for the easternmost fuel pump dispenser island on
the site is limited to the northem, West Main Strcet (SR 29) property boundary, as
depicted in the conceptual site plan included as Exhibit A, to allow a reduction of thc 50-
foot front yard setback requirement;
5. The two-foot sctback Variancc granted for thc westernmost fuel pump dispenser island
on the sitc is limited to the northern, West Main Street propcl1y boundary, as depicted in
the conceptual site plan included as Exhibit i\, to allow a rcduction of the 50-foot front
yard setback requirement; and
6. The 17-foot setback Variance granted for the westernmost fuel pump dispenser island on
the site is limited to the western, 7th Street South propC11y boundary, as depicted in the
conceptual site plan included as Exhibit /\, to allow a reduction of the SO-foot front yard
setback requirement
7. llTcspective of that depicted on the conceptual site plan, the site shall comply to the
extent feasible with the landscaping requirements of LDC 5.0S.0S, and all other
applicable regulations, as determined by County Zoning and Land Develojlment Review
staff at the time or site development plan (SDP) review and appl'O\'al.
\'A-2002-,-\R-14017
Page 7 of 9
PREPARED BY:
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JOHN_DAVID MOSS, AIC]', PRINCIPAL PLANNER
DEPARTMENT OF 70NINC1 AND LAND
DEVELOPMENT REVIEW
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DATt
REVIEWED BY:
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R/\ YMOND V. BELLOWS, ZONING MANAGER
DEPARTMENT OF ZONING AND LAND
DEVELOPMENT REVIEW
DATE
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sUSAN !vlURRA Y-ISTENES, AIel', DlRECTcm
DEPARTMENT OF ZONING AND LAND
DEVELOPMENT REVIEW
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STEVENlc WILL-lAMS
ASSISTANT COUNTY Al I CI1ZNEY
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APPROVED BY:
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JOSEI'H K. SCHMITT. ADMINISTRATOR
I
COMtvHJNITY DEVELOPMENT &
ENVlRONIVlENTAL SFRV!CTS DlVIS10N
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MAR (P. STRAIN, CllAIRJ\1AN
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TlA TE
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DATE
Tentatively scheduled I(lr the April 28, 2009 Board oj' lOlling ,1\ ppeals !v1eeting.
VA-~ :~I()f,-i\:{-14 J 17
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COLLIER COUNTY GOVERNMENT
DEPT. OF ZONING & LAND DEVELOPMENT REVIEW
WWW.COWERGOV.NET
(i)
2800 NORTH HORSESHOE DRIVE
NAPLES, FLORIDA 34104
(239) 252-2400 FAX (239) 252-6968
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VARIANCE PETITION APPLICATION
GlANCE FRO~SETBACK(s) REQUIRED FORAPARTICULAR ZONING DI~TRICT) ....
PETITION NO (AR)
PROJECT NAME
PROJECT NUMBER
DATE PROCESSED
ASSIGNED PLANNER
VA-2008-AR-14017 REV: 1
SHELL rUMP CANOPY
PROJECT: 2008110017
DATE: 12/1/08 DUE: 12/15/08
c-
APPLICANT/AGENT INFORMATION
j
NAME OF APPLICANT(S) MERIT PETROLEUM
ADDRESS P. O. BOX B 16, LABElLE, FLORIDA 33975
TELEPHONE # B63-675-2301 CELL # 239.370-7803
E-MAIL ADDRESS: JMILHOLLAND@ATCOINCCOM
FAX # 863-675-7053
NAME OF AGENT BERT THOMAS, ARCHITECT
ADDRESS 314 Wi:ST WINDHORST ROAD, BRANDON, FLORIDA 33510
TELEPHONE # 813-689-6493 CELL # 81 3-493-3170
E-MAIL ADDRESS:BATARCH@AOL.COM
FAX # 813-681-7784
l_
-,
PROPERTY DESCRIPTION
Legal Description of StJbject Property:
Section/Township/Range 4/47S/29E Properly 1.0.#: 25581920008
Subdivision: (ARSONS Unit
Lot: 4 & 5 Blocl<: 5
Meles & Bounds Descript1on: Lots 4 & 5, Block 5, Carsons Subdivislonr according 10 the plat threof recorded in
Plat Book 2, page 40, public records of Collier County, Flortda less the norhterly 20' of Ihe above parcel
conveyed to the State of Flortda be deed recorded in deed Book 9, page 452, public records of Collier Coonty,
Florida.
Acreage: 0.45 acresl more or less.
Address of Subject Property (If different from Petitioner's address): 617 West Main Street, Imll1okoleel Florida
Collier COlmty Application 2008
r"--~~-~ BE AWARE THAT COLLIER COUNTY HAS tOBBYtST REGULATIONS. -':c~",.] }::,. J,~J,I B
GUIDE YOURSELF ACCORDINGLY AND EN, SURE THAT YOU ARE IN COMPLIANCE WITH THESE,: ';;;';f; :,[' ~
REGULA TIONS.
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L
ASSOCIATIONS
Complete the followIng for all registered AS5odation(s) thai could be affected by this petitIon. Provide
additional sheets if net;essary. Infa:rmation can be found on the Board of County Commissioner's websit& at
hlt!):/ /www.collieco.ov.net/lndex.omx.?f)OC1.!i.:::77 4
NAME OF HOMEOWNER ASSOCIATION:
MAILING ADDRESS
CITY
STATE
ZIP
NAME OF HOMEOWNER ASSOCIATION:
MAtLlNG ADDRESS
CITY
STATE
ZIP
NAME OF HOMEOWNER ASSOCIATION:
MAILING ADDRESS
CITY
ST ATE
ZIP
NAME OF HOMEOWNER ASSOCIATION:
MAILING ADDRESS
CITY
ST ATE
ZIP
NAME OF HOMEOWNER ASSOCIATION:
MAILING ADDRESS
CITY
STATE
ZIP
NAME OF HOMEOWNER ASSOCIATION:
"
MAILING ADDRESS
CITY
STATE
ZIP
1----
L-____ _
._.-.J
ADJACENT ZONING AND LAND USE
Zontng
Land U.e
N C-4
S VR
E (-4
W C-4
MSOSD
MSOSD
MSOSD
MSOSD
Minimum YQrQ.Reauirelllents for Subiect Pronerlv:
FI"ont: 50' Corner lot: Ye. IZl No 0
Side: 40' Waterfront Lot: Yes D No IZl
Rear: 20'
BE ADVISED THAT SECTION 10.03.05.6,3 OF THE LAND DEVELOPMENT (:OD. REQUiRES AN APPLiCANT TO
. ' ,
II REMOVE THE1R PUBLIC HEARING S:CN (S) AFTER FINAL ACTION is TAKEN BY THE BOARD OF COUNTY I
Cu!ik, COllnty Appikillhm 2(jO~
2
to.. MMISSIONERS. BASED ON THE BOARD'S FINAL ACTION
HEARING ADVERTISING SIGN(S) IMMEDIATELY.
.- ,.---.. .-.,.--
ON THIS ITEM, PLEASE
REMOVE/AiI!pu~[j~.' ;O~;~
'-'r111t, J. b.)~)
F:3g-E~ Oc)(;;7
[ -
-I
NATURE OF PETITION
Provide a detalled explanation of the request including what structures are exisllng and what is proposed; tha'
amovnt of encroachment proposed us"jog numberG.1 l.e. reduce front setback from 25' to 18'; when properly
owner purchased ,proper'y; when e"xisting prIncipal st'ructure was built {Include building permit number (5) if
possible)j why encroachment is necessary; how ex.isting encroachment came fo be; elc.
For projecls authorized under LDC Section 9.04.02, provide detailed description of site alterations, including any
dredging and filling.
THIS VARIANCE IS SOUGHT IN ORDER TO RE.LOCA TE & REPLACE THE EXISTING NON-CONFORMING OVERHEAD
CANOPY & DISPENSER LOCATIONS WITH I04EW, BUT IN A MORE ACCEPTABLE LOCATION, WITH A NEW CANOPY.
THE NEW LOCATION WILL BE THE SAME DISTANCE AWAY FROM MAIN STREET AS THE EXISTING CANOPY (22'). A
VARIANCE IS REQUESTED FROM THE 50' FRONT SETBACK TO 22'. THE 50' REQUIRED SETBACK WOULD AtLOW NO
CANOPY AT ALL, AS THAT DIMENSION REACHES INTO THE EXISTING STORE ITSELF. IMPROVED LANDSCAPII04G,
PAINT ON THE BUILDING AND CANOPY, AND SAFER TRANSPORTATION AND HC ACCESSIBILITY IS SHOWN ON
THE SUBMITTED SITE PLAN AS A PART OF THIS PROJECT.
Pleose note that st(lff and the Collier County Planning Commission sholl be guided in their recommendatIon 10 the
Board of zoning Appeals, and that the Boord of zoning appeals shall be gllided ill its determination to approve or
deny a variance petition by the below listed crilerlCl {l ~8), (Please address these criteria using additional pages If
necessary.)
1. Are there spedal conditions and drcumstcJIlces existing whIch ore peculiar to the location, size and characteristics
of fhe land, structure, or building involved.
,.
YES, THE EXISTING SITE IS TOO SMALL TO ALLOW ANY CANOPY AT All BEHIND THE SETBACK. THE eXISTING
CANOPY COULD BE GRANDFATHERED IN, BUT THE OWNeR WISHES TO UPGRADE THE SiTE.
2, Are there spedal conditions and circumstances. whleh do not result from the action of the applicant such CIS pre-
existing conditions relo1i~e to the property which Is the subject of the vmionce reque:;t.
THE EXISTING CANOPY WAS BUILT PRIOR TO AHY SETBACKS OF 50'.
3, Will a literal interpretation of the provIsions of thIs zoning code work unnecessary and undue
hardship on the applicant or creote prLlctical difficulties 01"\ the applicant.
WOULD NOT ALLOW HIE OWNER TO UPGRADE THE CANOPY, INSTALL NEWER EQUIPMENT AND PROVIDE
FOR SAFER ENTRY POINTS TO THE SITE.
4. Will the varlclllce, if granted, be the m~n.illlum variance that will make possible the reasonable use of the land,
building or structure and which promote standords of health, SOf6ty or we!fclre.
YES. A NEW CANOPY CAH Be lOCATeD MATCHING HiE CURREHT CANOPY SETBACK, ALONG WITH BET,TER
SITE ACCESS AND IMPROVeD lANDSCAPING.
5. Will gronfing the vorlance requested confer 011 the petitioner any special privilege thot Is denied by
these zoning regulations to other landsj buIldings, or structures in fhe some zoning district.
NO.
6. Will granting the variance be in harmony wiih the intent and purpos.e of this: zoning code, and not be illlurlous to
the neIghborhood, or otherwise detrllTlentol to the public welfol'e.
YES, IT WILL ALLOW THE OWNER TO IlRINQ THE PROPERTY INTO CLOSER COMPliANCE WITH THE
INTENTIONS OF THE MSOSD.
CnHier County Applicmioll 2()()8
3
7.
Ale there nalUfClI conditions or physk:aHy induced condition:>
regulation such as noiural preserves, lokes, golf course, etc.
1,0.
i10~ n 'j.J 'i is
l-wril28 20.:\9
tho! arnelior-C1te the goals and obiectives ?f~)~~ 21 Df~') 7
8. Will granting the vmiance be consistel1t with the growth IllclIlogemerd plan.
WE BELIEVE THAT IT WILL BE CONSISTENT WITH THE GROWTH MANAGEMENT PLAN.
9. OfficiallnlerQrelations or Zonina Verifications: To your knowledge, has there been an official
lnterpretotion or zoning verification rendered on this property within the lost year? 0 Yes [g] No
If so, please provide copies,
,
Collier COlllll)' Applic<lOol1 2008
4
c=..
VARIANCE PETmON
(VA) APPLlCA nON
SUBMITT AL CHECKLIST
!;_s:r~: r'.J.;:-,. n;3
~~8_ ~':jr,~l
. ...J~"/:7
THIS COMPLETED CHECKLIST IS TO BE SUBMITTED WITH APPLICATION PACKET tN THE EXACT ORDER LISTED
BELOW W/COVER SHEETS ATTACHED TO EACH SECTION.
NOTE: INCOMPLETE SUMBITT ALS WilL NOT BE ACCEPTED.
REQUIREMENTS
-.-.
Comoleted Aoolication {download from webs-ita for current form}
.fre-Appllcation meetin9 notes:
Cortlpl?_!_e:~ Addressing Checklist, Signed ~_~d~ressing Department _
Conceptual Site Plan 24" x_ 34~~ and one 8 V2 " x 11" cOJ~.Y.___
Survey of property showing the encroachment (meos_ured In feer)
Owner/Agent Affidavit sigl1e~ ~_not~!zed
Deeds/Legalis ---- ... -.
location map
Aerial photographs (taken within the previous 12 months min. scaled
1 "~200'), showing FLUCCS Codes, Legend, and.E~_ol~c:.t._~oundory
Electrolllc copy of ?".~_C?_~~l12:~~ts ond plans (CDROM or Diskette) --
Historical Sur.,.ey or waiver I~e..~lu~st -.-'- ---
Environmental Impact Statement (EIS) and digital/electronic copy of El
exemption lustlflcatlon
- u_
Withjn.JQ__~tQY.i....Qfler receipt of the flrst review com~n1..le.1.te.r.. provid
- ...
U~!operty Uwner Adv!s.ory Letter a~d _~~r_tltlco~?~__
# OF
COPIES
REQUIRED
NOT
REQUIRED
15
15
1
15
I
I
2
I
-_...-----
5
X
-----:a
X
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o
18J
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S or
e
~[l
1 X
-_.~~- ----
,
flO.iili
[j Pre-application Fee $500.00 (Applications submitted 9 months or more after Ihe date of the last pre-cpp
meeting shaJl not be credited towards application fees and a new pre~applLcation meeting will be required.)
Review Fees:
o $2,000.00 Re,;dentic:l
[g} $5,000.00 Non-Residential
o $2,000.00 Sign Variance
o ^fter~The-Fact Zoning/Lond Use Petitions 2x the nDrmal petition fee
[gJ $760.00 Estirnoted Legal Advertising Fee - cepe Meeting
[g} $363,00 Est;mated legal Aclve,.tislng Fee - BCC Meeting
(any overw or under-payment will be reconciled tJpon receipt of Invoice from Naples Daily News).
o $ 2,500.00 EIS Rev;ew
D S 1,000.00 Listed Species Survey (If EIS is not requlred)
OTHER REQUIREMENTS:
0_
U___
0_
//
/
/.~t% !fJ
.( t~- "If'
ANellt/Owller Si lallire
2,0 N0Y. .10CHi
, lJ.(t{e.
Collier COllllly AppJiClllioH 2008
5
;~) ! i ::;"~ ';'j()
0,
_0,
COL-!>.IER COUNTY GOVERNMENT
DEPT. OF ZONING 8, LAND DEVELOPMENT REVIEW
WWW.COLLlERGOI.I.NET
(i)
~I 0"" t
;-3 ~ _ j
2800 NORTH HORSESHOE DRIVE ; -<!'? 23 G ;.7
NAPLES, FLORIDA 34104
(239) 403-2400 FAX (239) 643-6968
o Dimensional
VA-2008-ARo14017 REV: 1
SHELL PUMP CANOPY
PROJECT: 2008110017
DATE: 12/1/08 DUE: 12/15/08
VARIANCE PETITION
1._0___ _~o __ _
PRE-APPLICATION MEETING NOTES *
& SUBMITT AL CHECKLIST
Dale: .Jj11-~~&me: /1" 1M
Project Name: _____..-SMd f~~
Project Addr/Location:~___~.L1___tJ_LM&L~M, ,~~
I
~I+ Pd-nj~Cebone: (313) M1--- 0'1'13
Assigned Planner:
1])('IL~JS
Applicant Name:
Firm:
It,Le oJ b
p~ /~--_.
Owner Address:~Q___B~'h__Q.L~J /.A J?,J~ 3:3 ~h~r__m
Current Zoning:_______..k "" '-I
Owner Name:_____.__~L__
Meeting Attendees: (allach Sign In Sheet)
NOTES:
)D1y....tfO' ('41 -Jvy.."JL tu. t'XNfr;1) tnf (,'.I)),.)/.
hill 1'n(NC~l_ '-/t-L 7.0IJ~fJ)(:ttj,,--,"
f~u-(a ~ ,~ :~V\iJVS 1 1hcJi. ~ f.t~~.
. 11 telephone pre-application meeting is held, direct the petitioner to coordinate with Lindo
concerning the requirement for the petitioner to send the notice letter to the surrounding
property owners or to give them that information 1hat Lindo typicaHy pl-ovides lnern
:-l::~i";~ :-j,'" 1 '"73
:'3 :'':;09
,- ~. .-- --- - ~~~\A:p~ELI~~~~NN-n._--~_~~"-- -'"F"i. :..._-.'J-.'17
~~__ __0 __ _-------~..sUBMITT AL CHECKLlST.____o___ .. _,
THIS COMPLETED CHECKLIST IS TO BE SUBMITTED WITH APPLICATION PACKET IN THE EXACT ORDER
LISTED BELOW W/COVER SHEETS ATTACHED TO EACH SECTION_
NOTE: INCOMPLETE SUMBlTT ALS WILL NOT BE ACCEPTED.
REQUIREMENTS
REQU IRED
NOT
REQUIRED
~)
Completed ~eplicotion (download from web site for current form)
Pre-A licatron meeting notes _ -,___"y'
c:ompleted Addressing Checklist, Signe _'yA.cIdressing Deportment.
Conceptuol Site Pla~" x 36" and ne V2" x 11" ~opy
Survey of property showing the encroa ment (measured in feet)
_()wner / Agent Affidavit sig~~d~&-~otari,::,d ____~~-.-
Q~."9~Llegal's __~o____
Location map__. __.
Aerial photographs (taken within the previolJs 12 months min. scaled
1 "=2001 sbowing FLUCCS Cod"s, Legend, and J,roj"ct boundary
EI<ill[onic.copyoLaJid9cu_mei]t,-.al]chplQ!lS ([PROM or Qjsket!e)
Historical Surve or waiver request
Environrnentollmpact Statement (EIS) a~crdrglt~1/electronic copy- of
EIS or exem tion ustification 3
-------.---
Wit..hin 30 days after recei,gt of the fi.rst review commenU~Hc f! . d=rr 1
royide Pr~crty Ov/ner Advisory Letter and Certification
Project Narrative ---.---. 00 _mo~~-=-=- __ -- 15 _n~4_ n
. 0- Send copy of review package to Robin Singerl Planning Director', City of Naples
295 Riverside Circle, Naples, FL 34102
<
x:
~s:
Pro-application fee $500.00 (Applications submitted 9 months or more after the date of the last
pre-app meeting shall not be credited towards application fees and a new pre-application meeting wili
be required.)
Review Fees:
o $2000.00 Rcsidentiol
l8J. $5000.00 NOI1"Residentiai
o After-The-Fact Zoning/LClnd Use Petitions 2x the normal petition fee
~760.00 EstimClted Legal Advertising Fee - CCPC Meeting
,0-. $363_00 EstimClted legal Advertising Fee - BCC Meeting
(over- or under-payment will be reconciled upon receipt of invoice from Naples Doily News).
o $2500.00 EIS Review
OTHER REQUIREMENTS:
D_.
D_o.
D
Agent/Owner Signature
Date
2
~, ':J
!J, );-,i ~_3 "_j,-,:J
23 ~)f ~,('
PUBLIC PARTICIPATION REQUIREMENTS
LDC 10.03.05 F.3.
"Any applicant requesting variance approval or parking exemption approval must
provide documentation to the planning services deparlment indicating that property
owners within 150 feet of the subject site have been advised of the extent and
nature of the variance or parking exemption requested within 30 days of receipt of a
letter indicating that the application is sufficiont"
Applicant must submit a Property Owner Advisory Letter certifying that the property
owners within 150 feet of the subject site were notified. Letter must have property
owners list attached.
Property owners list must be submitted after initial staff review and comment on the
application and before the Public Hearing is scheduled with the Collier County
Planning Commission.
3
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5.06,00 SIGNS
6.g2:JG"R'~1l rjjDf'il's
!\pril 28, 20~i9
2~J uf ~!7
C. .8. Signage for automobile service stations. The following are the only signs allowed in
automobile service stations and convenience stores with gas pumps.
a. Window signs: As allowed per LDC.
b. An illuminated cor orate io 0 with a maximum area of 12 s uare feet shall be
allowed on a canopy face which IS a Jacen 0 a dedicate street or highway.
Otherwise, accent lighting ,back lighting and accent striping are prohibited on
canopy structures.
c. Goior accent banding on gasoline canopy structures and all other structures
is prohibited. Canopies shall be of one color, consistent with the predominant
color of the principle structure, if appiicable. The color of all structures on site
shall be soft earth tones or pastels.
d. One ground sign shall be permitted for each site and shall be placed within a
200 square foot landscaped area, Height is limited so that the top edge of the
sign face is less than 8 feet above grade. Maximum permitted area 60 square
feel.
e. Signage. logos, advertisin and infor ion are prohibited above gas pumps.
f Wall signs: As allowed in section 5.06.04 CA of this Code.
g. Signs: As allowed in this section of the Code.
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And ~~'id GrllnUlr dQ~.s hc.r~hy fully W;\f/Clr.llhc-tilk to ~ailj !.'Im1, and will ddrllll-1!tlJ 5,1I11r, Bg~insl Ih~ lawful
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STATe. OF NOllTti DAKOTA
CUUNTY OF .' (:,.(.-I;')r:' r7.,i(fL<;.
The flltcGoilll! inslrum_ttflt W.IS ucl:l;nwh:{t~~etl bCf9re me lllij ~;ln)' of N,w~mbcr. J9")1:, by David
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This in...'tlumenl pr'~pllr(:,l hy:
C'rfl,lg R. WOot\w;\rd, E~qllilc
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J',larco l'.11111<l,J1INil!lI:lYJ:\;
(i:;;.;\) ~'),;-Slij I
,
VA-2008-AR-14017 REV: 1
SHELL PUMP CANOPY
PROJECT: 2008110017
DATE: 12/1/08 DUE: 12/15(08
hern j-.Jo 1-:'3
~8. 2::..'9
~-jCJJf : 7
(
6007. COLLIER COUNTY NOTICE O.F AD VALOREM TAXES AND NON-AD VALOREM AJESSM[WS
;'~~c:i~'~:;:'~~;~I~:)~;~::~lM:~~~~;'~"k~<<JT"::Y'.~-:.~J~c:~1~;~lnr~;ilf~;~~ij~:@K:O~ib;
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, lmmokaJee::lheU
6) 7 W MainSt
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08/04/2008
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PAGE B1
$106.29
Account Number
1 1060.10 I-OJ
Durins lhe August t ,2007 Budget Me<ting. the 1lilInok.lee Water & Sewer
District Board of Directors a):>proved8.5% morea3e in W$t~T an~ sewer user
fMS, effective January t, 200&. Durante 61, I de As-uSto .2.007 en loreunlr:)Dj .
ellmmokale<. Water & Sower DiSll'ictawob6 unaumentode:5% eo <lagu
. . y honorarios de usuarlo de.lcaritarllla, cfectlvO ell de Encf() de1'2003.
Meter NUtllbe(
4210
J3illing Date
07/17/0&
11111I11111111111111111111111
1"IOhOl0!fJ)
IMMOI(ALEE. Immokolee Wot$1
WeIER & 5$_ District
. 1020 SonbotiO<l ~ood
SEWER ImmokOlee.FL 34142
OISI~ICI 65B.3630" fax 658.3634
eill. due when rendered',
Pa.et due balanoo mil)' be subject to immediate dieconnect.
Meter Readi"gj IN t,OOO G;.L Usage Read Code
Pre."iot.lS Balance
$99.36
Prf;viou, 06/0212008
Pm..l 06/2712008
132
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$34.11
$64.6~
.$7.00
$5.00 .
Account Number Service Addresss
il06020i.03 617 W Main St
Past Vue Il,la>><<: (55.00)
Tot.1 Pue
$106.29
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PROJECT NARRATIVE: 601 WEST MAIN STREET.JMMOKALEE
Variance requested to allow for re-Iocation of overhead gas canopy but not encroaching
further onto setback than it already is located. New canopy will be set back 22' just as the
existing canopy currently sets.
The new setbacks call for 50'...which would eliminate the canopy entirely as the store itself is
only 47' back from the property line. This site is very tight & small. Current guidelines for.
issues such as entrance throat dimensions & canopy setbacks al'e not achievable on this
particular site.
In asking for some lenjence on these issues, the Owner js willing to do the following, jn
the spirit of the zoning guidelines:
1. Reduce the driveway access width along Main Street from the full width of the site
down to 30'.
2. Increase the amount of landscaped area on the site. ..an increase in the pervious
iandscaped area over what is there now by approximately 100 SF.
3, Improve the quality of the landscaping in place, in compliance with Collier County
landscape guidelines. This will be designed by a registered landscape architect. This
includes the shielding of parking areas on site from passersby, and the addition of new
trees La the site.
4. Paint the entire store building to be in compiiance with the MSOSD guidelines.
5, The number of fuel dispensing locations will remain at three (3), matching the
existing. This does not increase the transportation count on site. One of the new
dispensers wili have a double hose, while the other one will have only one fueling
hose location,
6. Handicap accessibility will be improved as new pavement markings will be added onto
the paved areas from the public sidewalk.
7. Parking spaces on-site will be improved with the new plan. The existing parking spaces
and driveway aisles do not meet Collier County code. The number of parking spaces
will also meet Collier County code.
8. Allan-site traffic signs will comply with current Coilier County transportation codes,
VA_2008-AR-14017 REV: 1
SHELL PUMP CANOPY
PROJECT: 2008110017
DATE: 12/1/08 DUE: 12/15/08
P l} ;.3
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RESOLUTION 09-
A RESOLUTlON OF THE BOARD OF ZONING APPEALS OF
COLLIER COUNTY, FLORlDA, RELATING TO PETITION
NUMBER V A-2008-AR-14017, FOR FIVE V ARlANCES FROM
LDC SUBSECTION 5.05.05R TO ALLOW REDUCED FRONT
YARD SETBACKS ALONG WEST MAIN STREET AND 7TH
STREET SOUTH FOR GASOLINE PUMP DISPENSER
ISLANDS AND GASOLINE PUMP CANOPIES ON
PROPERTY LOCATED AT 617 Vv'EST MAW STREET,
HEREINAl'TER DESCRlBED IN lMMOKALEE, COLLIER
COUNTY, FLORIDA.
WHEREAS, the Legislature of the Slate of Florida in Chapter l25, Florida Stahltes, has
conferred on all counties in Florida the power to establish, coordinate and enforce zoning and
such business regulations as are necessary for the protection ofthe public; and
V.,rHEREAS, the County pursuant thereto has adoptcd a Land Dcvelopment Code (LDC)
(Ordinance No. 2004-41, as amendcd) which establishes regulations for the zoning ofparticnlar
gcographic {livisions ofthe COUllty, among which is the granting of variances; and
\VI-IEREi:l..S. the Collier County Board of Zoning Appeals has held a public hearing a.fter
notice as in said regulations lnade and proviJed, and has considereu the advisability of a variance
11-OIn LDC subscclion 5.05.05.8, which requires a minimum front yard setback of 50 feet for
automobile service stations, to allow reduced front yard setbacks, in order to install gasoline
pnmp dispenser islands and gasoline pump canopies as shown on the attached Exhibit "A", in the
General Commercial (C-4) zoning district and Main Street Overlay Subdistrict (MSOSD) for the
property hereinafter described, and lias found as a matter of faet that satisfactory provision and
arrangement have been made concerning all applicable matters required by said regulations and
in accordance witll Section ~ .04.00 of the Zoning Regulations of said Land Development Code
for the unincorporated area of Collier County; and
:;-3'Ti [\]0. 'i 73
23.2D09
:',4 Gf:~,7
WHEREAS, all interested parties have been given oppOI1lmity to be heard by this Board
in public meetil1g assembled, ,md the Board having considered all matters presented.
NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF ZONING APPEALS
OF COLLIER COUNTY, FLORTDA that:
The Petition Number VA-2008-AR-140l7 filed by Bert Thomas on behalf of Merit
Petro\cum Company with respect to the property located at 617 West Main Street, in Section 4,
Township 47 South, Range 29 East, ImmokaJee, Collier County, Florida, and hlrther described
as:
Lots 4 and 5, Block 5, Carson's Subdivision, according to the pial thereof
recorded in Plat Book 2, Page 40, Public Records of Collier COlmty, Florida,
LESS the Northerly 20 feel of the above parcel conveyed to the State of Florida
by deed recorded in Deed Book 9, Page 452, Public Records of Collier County,
Fl on da
be and the same hereby is approved for variances from LDC snbsectioll 5.05.05.B to allow:
1. A 12-foot Variance liO)n tile 50-foot front yard setback along West Main Street
(SR 29) 10 permit a 38-foot setback for the dispenser island canopy;
2. A 9-foot Variance from the SO-lOot front yarn setback along 7th Street South to
permit a 4l-foot setback for the dispenser island canopy;
1. A 19-1'00t Variance from the 50-foot front yard setback alollE West Main Street
to permit a 3l-foot setback for the easternmost fuel pump dispenser island;
4. A 2-foot Variance from the 50-foot front yard setback along West Main Street to
pennit a 48-foot setback for the westenmlOst fuel pump dispenser island; and
5. A 17-foot Variance ii.om the 50-foot front yard setback along 7th Street south 10
permit a 33-foot setback for the westemJnost filel pump dispenser island
as shown on the attached Exhibit "A", incorporated herein and by reference made a pmi hereof,
in the zoning district wherein said properly is located; and subject to the Conditions of Approval
al1aehed hereto as Exhibit "B",
2
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BE IT FURTHER RESOLVE]) that this Resolution be recorded in the minutes of this
Board.
This Resolution adoptect after motion, second and majority vote this _ day of
_0_m__,2009.
ATTEST:
DWIGHT E. BROCK, CLERK
BOARD OF ZONING APPEALS
COLLIER COUNTY, FLORIDA
, Deputy Clerk
By: ...___m__
DONNA FiALA, Chairman
By:
Approved as to fonn and
legal sufficiency:
\AO~~,
?\\'
Heidi Ashton-Cicko
Assistant COllnty Attorney
08-CPS-00911/15 HFAC 3/10/09
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CONDITIONS OF APPROVAL
V A"2008-AR-I4017
March 12, 2009
1. The Variances approved are strictly limited to thc front yard setbacks, as depicted
on the applicant's conceptual site plan, entitled "Proposed Renovations to
Immokalee Shell," prepared by Bertram Aubrey Thomas, Architect, and dated
December, 2008, as revised through March 10, 2009, <md as further restricted
below.
2. The 12-foot setback Variance grunted for the dispenser island canopy is limited to
the northern, West Main Street (SR 29) property boundary, as depicted in the
conceptual site plan included as Exhibit A, to allow a reduction of the 50-foot
front yard setback requirement;
3. The nine-foot setback Variance granted for the dispenser island canopy is limited
to the western, 7th Street South property boundary, as depicted in the conceptual
site plan included as Exhibit A, to aliow a reduction of the 50-toot front yard
setback requirement;
4. The I9-foot setback Variance granted for the easternmost fuel pump dispenser
island on the site is limited (0 the northern, West Main Street (SR 29) property
boundary, as depicted in the conceptual site plan included as Exhibit A~ to allow a
reduction of the 50- foot liont ymd setback requirement;
5. The two-foot setback Variancc granted for the westernmost fnel pump dispenser
island on the site is limited to the northern, West Main Street property boundary,
as depicted in the conceptual site plan included as Exhibit A, to allow a reduction
ofthc 50-foot front yard setback requirement; and
6. The I7-foot setback Variance grantee! for the westenmJOst fuel pump dispenscr
island on the site is limited to the westem, 7th Strect South property boundary, as
depicted in the eoneeptu~l sitc pl~n included as Exhibit A, to allow a reduction of
thc 50-foot front yard setback requirement
7. Irrespective of that depicted on the eonccptual site plan, the site shall comply to
the extent feasible with the landscaping requirements of LDC 5.05.05, and all
other applicable regulations, as determined by County Zoning and Land
Development Review staff at the time of site development plan (SDP) review and
approvaL
EXHIBIT B