HEX FInal Decision 2019-26 HEX NO. 2019—26
HEARING EXAMINER DECISION
PETITION NO. VA-PL20180001748— Mitchel and Karyn Cooper request a variance from
Section 5.03.06 E. of the Land Development Code to reduce the minimum side yard setback
for a boat dock facility from 7.5 feet to 1.3 feet on the north side of the proposed boat dock,
and from 7.5 feet to 2.1 feet on the south side of the proposed boat dock, for property
located at 37 Pelican Street, on the north side of Pelican Street, approximately 1000 feet
west of Capri Blvd., in Section 31, Township 51 South, Range 26 East, Collier County,
Florida, consisting of 0.18± acres.
DATE OF HEARING: June 13, 2019
STAFF RECOMMENDATION: Approval.
FINDINGS:
Based on the applicant's written petition, testimony at the hearing of the applicant and the public,
and the recommendation of staff, the Hearing Examiner finds that each of the criteria set forth in
Section 9.04.03 of the Land Development Code has been met and the petition should be
approved.
ANALYSIS:
This application has a companion boat dock extension request.
The applicants own a waterfront home on a cove within Pompano Bay, platted in 1955. There
are approximately 9 waterfront lots within this neighborhood and most have existing docks. In
1991 a survey by A. Trigo & Associates was recorded that apportioned the shorelines to riparian
lines based on the line of deep water. It appears that most of the waterfront owners have
adhered to this 1991 apportionment when permitting their facilities by constructing their docks
within those riparian lines. The applicants supplied a current survey and verified that the riparian
lines used were from recorded deeds of the adjacent properties (Lots 79 & 81) to the north and
south. Those recorded riparian lines referenced the surveys performed by A. Trigo & Associates
and can be found on the public records database for the Collier County Property Appraiser.
Setback lines are measured from the riparian lines or the side lot lines of the upland property. In
this cove, riparian lines have been used for measurement of setbacks. Several lots to the north of
the applicants' lot is a similar dock approved in 2005 with setbacks reduced to 2.5 feet each side.
South of that property is another dock approved in 2003 and reduced to 0 feet setback on each
side; the most recent dock approval, abutting the applicants' lot, was approved in 2011 to 0 feet
setback on each side. The applicants are requesting setback reductions on one side to 1.3 feet
and the other to 2.1 feet.
During the hearing it was noted that the starting measurement point for docks in this area has
varied over the years. The applicants' advertised measurement begins at their platted waterfront
[18-CPS-01779/1480648/1] 1 of 3
lot line and is a total length of 255 feet. When measured from the Mean High-Water Line
(MHWL), the length is 140 feet. When compared side by side, the property next door is within a
few feet of the approved length for that existing dock facility with a variance less than that
approved for the abutting property.
Two lots to the east of the applicants, the property owner (lot 78) has extended his property out
to the MHWL, effectively cutting off riparian access for lot 79, which is in between his lot and
the applicants'. During the hearing, the owner of lot 78 spoke in opposition to this application
and stated he owns the property across the southern riparian line utilized by the applicants that is
common with lot 79. No competent evidence was presented to validate this claim.
The length and placement of the applicants' dock will pose no environmental dangers based on
the submerged resource survey required as part of this application. The applicants' variance
request, as others in this area, is necessary to construct a dock that will provide adequate water
depth. The accretion that has occurred has limited the available water depth in this cove as
shown by the applicants' plans, and the placement of the dock within the setbacks provided for
by this requested variance will not impede navigability.
DECISION:
The Hearing Examiner hereby approves Petition No. VA-PL20180001748 filed by Jeff Rogers
of Turrell, Hall, & Associates, Inc., on behalf of Mitchel and Karyn Cooper, for a variance from
LDC Section 5.03.06 E. to reduce the minimum side yard setback for a boat dock facility from
7.5 feet to 1.3 feet on the north side of the proposed boat dock, and from 7.5 feet to 2.1 feet on
the south side of the proposed boat dock on the property described herein, as shown in the
Survey and Site Plan attached as Exhibit"A", and as subject to the condition(s) set forth below.
ATTACHMENTS: Exhibit A— Survey and Site Plan
Exhibit B—Legal Description
LEGAL DESCRIPTION: See Exhibit"B".
CONDITIONS:
1. All applicable state or federal permits must be obtained before commencement of the
development.
2. Pursuant to Section 125.022(5) F.S., issuance of a development permit by a county does
not in any way create any rights on the part of the applicant to obtain a permit from a
state or federal agency and does not create any liability on the part of the county for
issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the
obligations imposed by a state or federal agency or undertakes actions that result in a
violation of state or federal.
3. Approval of this variance is contingent upon approval of the companion boat dock
extension application(BDE-PL20180001018).
[18-CPS-01779/1480648/1] 2 of 3
DISCLAIMER:
Pursuant to Section 125.022(5) F.S., issuance of a development permit by a county does not in
any way create any rights on the part of the applicant to obtain a permit from a state or federal
agency and does not create any liability on the part of the county for issuance of the permit if the
applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal
agency or undertakes actions that result in a violation of state or federal law.
APPEALS:
This decision becomes effective on the date it is rendered. Pursuant to Ordinance 2013-25, as
amended, a Hearing Examiner Decision may be appealed to the Board of County Commissioners
or the Board of Zoning Appeals, as appropriate. Appeals must be filed within 30 days of the date
the Hearing Examiner Decision is rendered.
RECORD OF PROCEEDINGS AND EXHIBITS: SEE CLERK OF COURT, MINUTES AND RECORDS
DEPARTMENT. DECISIONS OF THE HEARING EXAMINER FOR VARIANCES, CONDITIONAL
USES, AND BOAT DOCK EXTENSIONS SHALL BE NOTED ON THE ZONING MAP FOR
INFORMATIONAL PURPOSES.
ZS _2 I
41Lii
Date Mark Strain, Hearing Examiner
Approved as to form and legality:
cq-NC:711k /17 01--"‘
Heidi F.Ashton-Cicko
Managing Assistant County Attorney
[18-CPS-01779/1480648/1] 3 of 3
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'COLLIER COUNTY $ AAtM DEED
ic:c
YR144This Indenture,Made this 1st day of June , 1993, Between KARYN A. COOPER, a
INT "'�Q married woman,formerly known as KARYN A. HUEGEL, a single person. FIRST PARTY,of 37 W.
�t Pelican St,Naples,FL 33962,to MITCHEL COOPER and KARYN A. COOPER, husband and wife. o1 37
W.Pelican SL Naples,FL 33962,SECOND PARTY:
Witnes88th,That said first party,for and in consideration of the sum of'TEN AND 00/100'S ($1000) Dollars in hand
paid by the said second party,the receipt whereof is hereby acknowledged, does hereby remise, release and quit•clalm ( (7,7)
unto the said second party forever,all the right,title,interest,claim and demand which the said first party has in and to :L7 C
• the following described lot,piece or parcel of land,situate,lying and being in the County of COLLIER, State of FLORIDA, CO m
to wit: O
C) C.0
To correct a deed recorded in O.R. Book 1333,Page 1208, Public Records of
, Collier County, Florida,to wit:
Lot 80, Isles of Capri No. 1, as recorded in Plat Book 3, Page 41, of the
Public Records of Collier County, Florida, together with that portion of
Pompano Bay lying upland of the 1.6' contour contiguous with said Lot 80 as
delineated on a survey by A. Trigo & Associates which is defined by a line
extending from the Northwest corner of said Lot 80 in a direction of North 55
50' 01" East to said mean high water line and a line extending from the C_
Northeast corner of said Lot 81 in a direction of North 48 18' 25" East to said CD
mean high water line, delineating the approximate limits of Riparian Rights. -"ID c=.
Attached is Exhibit"A", consisting of 2 pages of Survey dated May 20, 1991, i�rt c.r'
prepared by A. Trigo &Asociates. s'
TO HAVE AND TO HOLD the same fogetherdivitrioli d mgular iesfap i r�etriences thereunto belonging or in anywise
appertaining,and all the estate,right,tide`in 'pst'Tien,equity and claim t ee},.of the said first party,either in law or
equity,to the only proper use,ben rt 'hoot of the the said second pa trivet
in Witness Whereof,Gran r has.ier&utograhter's-handle• seal the . and'year first above written.
Signed,sealed and delivered I t our�rge� '� ,�
NI D .
) WITNESSES: , 1
• 7--7-- � YNAl: 01. -
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Witness#1 Print or type name tr-f �/
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Witness#2 Print or type name ?
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, '$ 1y IV,
STATE OF FLORIDA
COUNTY OF COLLIER
..---------i
The foregoing instrument : .-, • , . • a this f i3 r day of N..(4- u&, , 1993 by
KAREN A. COOPER, w • is personally known to me • ho hasuced as
identification and who did : • • •. ,
Ogven
Received y 4 7Dccintvr'j Stir.2 Tnx
Received $ }e C1ass 'C' intar:•.ibie Q,�,Z,L.f, I 2
,-I 7tvf'e's0:a1 Frcperty lox
N rnNOTARY PUBLIC
M ONIGiiT E. )Cl: CLE, � -AL [CIRCUIT MIRT z D O
BY .Co Print or type name ce 04,6, 4.2
a • COMMISSION PIRATIO_N:
r+ (SEAL REQUIRED)RU vA'
N ERNEST
T BORDON
potary STATE OF FLORIDA
Public My Comm Expll/1/94
PREPARED BY: — -"Illi.BONDED
IEdward J. Huegel
278 Capri Blvd.
Naples, FL 33962
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