HEX Final Decision 2020-22 HEX NO. 2020-22
HEARING EXAMINER DECISION
DATE OF HEARING.
October 22, 2020
PETITION.
PETITION NO. CCSV-PL20200000764 — HHR Naples, LLC requests a variance from the
Coastal Construction Setback Line to allow for the expansion of an existing boardwalk
approximately 80.1 feet seaward of the Coastal Construction Setback Line, for property
located as 280 Vanderbilt Beach Drive and described as 32 48 25 THAT PORTION OF SEC
32, DESC AS "HOTEL SITE" IN OR 1073 PG 1474 & ANNEX PARK SITE DESC IN OR
1181 PG 1660 & 2.80 AC DESC IN OR 1296 PG 958, in Section 32, Township 48 South,
Range 25 East, Collier County,Florida.
STAFF RECOMMENDATION.
Approval with Conditions.
FINDINGS.
1. The public hearing for this Petition was properly noticed and conducted in accordance with all
County and state requirements.
2. The public hearing was conducted electronically and in-person in accordance with
Emergency/Executive Order 2020-04.
3. The Petitioner and/or Petitioner's representative executed the Hybrid Virtual Quasi-Judicial
Public Hearing Waiver related to conducting the public hearing electronically and in-person.
4. The Petitioner and/or Petitioner's representative presented the Petition, followed by County
staff and then public comment. One correspondence was received objecting to the Petition.
5. The applicant's representative testified it need the additional deck area for"life safety"reasons,
specifically showing photographs attached hereto as Exhibit C, dated 10/10/2020 of patrons at
the "Sand Bar" standing and drinking on the boardwalk while pedestrians where passing
through, and stating that the additional deck area shall resolve the overcrowding problem.
Page 1 of 4
6. Sec. 9.04.06(G)describes the procedures for obtaining a variance from the established Coastal
Construction setback line.
7. Pursuant to Sec. 9.04.06(G)(1)(c) of the LDC, County planning staff found the justification
upon which the petitioner relies for the granting of the variance to be adequate and found it to
be in compliance with the Collier County growth management plan, conservation and coastal
management element.
8. The applicant has agreed to all the conditions listed herein requested by County Planning Staff.
ANALYSIS.
Based on a review of the record including the Petition, application, exhibits, the County's staff
report, and hearing comments and testimony from the Petitioner and/or the Petitioner's
representative(s), County staff and any given by the public,the Hearing Examiner finds that there
is sufficient competent, substantial evidence as applied to the criteria set forth in Section 9.04.06.
of the Land Development Code to approve Petition.
DECISION.
The Hearing Examiner hereby APPROVES Petition Number CCSV-PL20200000764 , filed by
Ray Piacente, PMP, LEED, AP of Stantec Consulting Services, Inc. representing HHR Naples,
LLC with respect to the property located at 280 Vanderbilt Beach Blvd, and further as described
in Exhibit"A", for the following:
• A Coastal Construction Setback Line (CCSL) Variance for an 80.1-foot variance from the
Coastal Construction Setback Line (CCSL)to modify an existing boardwalk.
Said changes are fully described in the Site Plan attached as Exhibit "B" and are subject to the
condition(s) set forth below.
ATTACHMENTS.
Exhibit A—Legal Description
Exhibit B — Site Plan
Exhibit C - Photographs
LEGAL DESCRIPTION.
280 Vanderbilt Beach Blvd. further described in Exhibit"A".
CONDITIONS.
1. All other applicable state or federal permits must be obtained before commencement of the
development.
Page 2 of 4
2. All proposed improvements shall be designed in accordance with the standards of the
Florida Department of Environmental Protection (FDEP) Bureau of Beaches and Coastal Systems
and an approved FDEP permit shall be obtained,and copies provided,prior to issuance of a Collier
County Building Permit.
3. Construction activities shall not occur within one hundred (100) feet of the sea turtle
nesting zone, defined by Collier County Land Development Code Chapter 3, between May 1 —
October 31, sea turtle nesting season, without first submitting and obtaining any required FDEP
and Collier County Construction in Sea Turtle Nesting Area Permits.
4. Petitioner shall notify Environmental Planning Environmental Staff one week prior to
commencing work seaward of the CSSL and shall again contact Staff within one week following
completion of work seaward of the CCSL (239-252-2400).
5. Outdoor lighting associated with construction, or development within three hundred (300)
feet of the high tide line, shall follow Chapter 3 of the Collier County Land Development Code.
6. Petitioner shall utilize only native coastal dune vegetation for all on-site landscaping
seaward of the 1974 Coastal Construction Control Line.
7. Petitioner shall re-vegetate the dune where the dune is devoid of coastal dune vegetation
and in any areas disturbed by the proposed improvements. Re-vegetation shall be completed,
according to a plan submitted to and approved by Collier County Environmental Staff,prior to the
issuance of a Certificate of Occupancy, if applicable.
8. Minor revisions to this variance approval (including changes in siting and structures) may
be approved, in writing, by the County Manager, or his/her designee.
Site specific conditions:
9. Any vegetation relocated as a result of the boardwalk expansion must survive or be
replanted if it does not survive.
10. Any gopher tortoise and or gopher tortoise burrow(s) located onsite must be protected in
accordance with LDC 3.04.02.
11. All areas seaward of the CCSL, outside of the footprint of approved structures and
improvements, shall be left in their natural condition, or landscaped using native coastal dune
vegetation exclusively.
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
Page 3 of 4
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.
,fre
.�.
October 23, 2020
Date Andrew Dickman, Esq., AICP
Hearing Examiner
Page 4 of 4
PROPERTY LEGAL DESCRIPTION
PARCEL 1 AS DESCRIBED IN O.R. BOOK 4194, PAGES 0528-0531, COLLIER COUNTY,
FLORIDA.
DESCRIPTION OF PART OF SECTION 32, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER
COUNTY, FLORIDA.
ALL THAT PART OF SECTION 32, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER
COUNTY, FLORIDA BEING DESCRIBED AS FOLLOWS;
COMMENCING AT THE SOUTHEAST CORNER OF SECTION 32. TOWNSHIP 48 SOUTH,
RANGE 25 EAST. COLLIER COUNTY, FLORIDA;
THENCE ALONG THE EAST LINE OF SAID SECTION 32, NORTH 00'38'50"WEST 3437.06
FEET TO THE SOUTHERLY RIGHT OF WAY LINE OF STATE ROAD S-862 (VANDERBILT
BEACH ROAD);
THENCE ALONG SAID RIGHT OF WAY LINE NORTH 80'08'20"WEST 826.38 FEET TO THE
POINT OF BEGINNING OF THE PARCEL HEREIN DESCRIBED;
THENCE SOUTH 09'51'40" WEST 175.00 FEET;
THENCE SOUTH 40'00'00" EAST 38.00 FEET;
THENCE SOUTH 09'51'40" WEST 533.88 FEET TO A POINT ON A CURVE;
THENCE SOUTHWESTERLY 288.29 FEET ALONG THE ARC OF A NON-TANGENTIAL
CIRCULAR CURVE CONCAVE TO THE SOUTHEAST. HAVING A RADIUS OF 450.00
FEET AND BEING SUBTENDED BY A CHORD WHICH BEARS SOUTH 56'42'48" WEST
283.39 FEET;
THENCE NORTH 80'08'20" WEST 590.41 FEET TO THE STATE OF FLORIDA
DEPARTMENT OF NATURAL RESOURCES COASTAL CONSTRUCTION CONTROL LINE
(PER REVISED MAP OF RECORD RECORDED JULY 29, 1980, COLLIER COUNTY,
FLORIDA);
THENCE CONTINUE NORTH 80'08'20" WEST 200 FEET MORE OR LESS TO THE
MEAN HIGH WATER LINE OF THE GULF OF MEXICO;
THENCE NORTHWESTERLY ALONG SAID MEAN HIGH WATER LINE 750 FEET MORE OR
LESS TO A POINT ON THE SAID SOUTHERLY LINE OF THOSE LANDS AS DESCRIBED
IN O.R. BOOK 966, PAGE 1864, COLLIER COUNTY PUBLIC RECORDS, COLLIER
COUNTY, FLORIDA;
THENCE ALONG SAID SOUTHERLY LINE SOUTH 80'08'20" EAST +/- 200 FEET TO
THE SAID FLORIDA DEPARTMENT OF NATURAL RESOURCES COASTAL CONSTRUCTION
CONTROL LINE; THENCE CONTINUE ALONG THE SOUTHERLY LINE OF THOSE LANDS
AS DESCRIBED IN O.R. BOOK 966, PAGE 1864, SOUTH 80'08'20" EAST 724.44
FEET;
THENCE ALONG THE EASTERLY LINE OF SAID DESCRIBED LANDS NORTH 09'51'40"
EAST 225.00 FEET TO THE SOUTHERLY RIGHT OF WAY LINE OF STATE ROAD
S-862 (VANDERBILT BEACH ROAD);
THENCE ALONG SAID RIGHT OF WAY LINE SOUTH 80'08'20" EAST 307.00 FEET TO
THE POINT OF BEGINNING OF THE PARCEL HEREIN DESCRIBED; BEING A PART OF
SECTION 32, TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA.
CONTAINING 19.2 ACRES OF LAND MORE OR LESS.
SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD.
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0:\045502 gumbo lmbo sand bar\CAD\PERMi/-STATE`0455.2-STATE.*no FLUCCS 7/8/2020
1974 STATE OF FLORIDA DEPARTMENT OF NATURAL RESOURCES AND
)\ COLLIER COUNTY COASTAL CONSTRUCTION CONTROL LINE
\\ _—_---IV
(PER REVISED MAP OF RECORD, RECORDED MAY, 1980, COASTAL
\� EX. PELICAN BAY IMPROVEMENT itSETBACK LINE BOOK 1, PAGES 13-25, COWER COUNTY, FLORIDA)
DISTRICT DRAIN_AGE EASEMENT No. 7_ _
\ EX. STREAM \
L\\`_____--/ —� �� EX. • SCALE: 1" = 30'
_� BOARDWALK
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iJ •
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I_------------RITZ—CARLTON
FLOOD ZONE 6 BEACH GOLF RESORT
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I BOUNDARY
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a 3.3' CONTOUR NAVD 1988 --
-
APPROXIMATE SEASONAL _ — . ' -- xN ; 4�
'' HIGH WATER LINE \ `, 1� 1'�' =- 'c
i '\• ` 1 I I
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EROSION CONTROL LINE PER MEAN HIGH WATER LINE fr'r I,�j
SURVEY AND PROPOSED EROSION CONTROL LINE FOR �� L,n? '• r r `'r,• f
VANDERBILT BEACH, COASTAL SETBACK LINE BOOK 1, — — — <'°?y I,J • li!r
fx
PAGES 48-53, COLLIER COUNTY, FLORIDA � �" t 9JI) wR
— �_- — 0.31' CONTOUR NAVD 1988 '"7/
— — — — MEAN HIGH WATER (MHW) \ /////
=- MEASURED 12-19-19 SI7E
—\_ GULF OF M EX I CO PER Iden 100239 & 100242 Labins LOCATION
MHW = 0.31
0.0' CONTOUR NAVD 1988 MLW = —1.65 SITE MAP
MEASURED 12-19-19
PROJECT: RITZ-CARLTON NAPLES BEACH RESORT - SAND BAR MODIFICATIONS
CLIENT: HHR NAPLES, LLC
The Contractor shall verify and be responsible for SITE PLAN EXHIBIT
Sta rite c dimensions.DO NOT scale the drawing-any
errors or omissions shall be reported to StanleC SCALE: 1 n = 30' DATE: DULY 2020
o without delay.The Copyrights to all designs and
5801 Pelican Bay Blvd.,Naples FL 34108 drawings are the property of Stantec. SEC: 32 PNP.48S RGE:25E REV NO:
Phone 239-649-4040 ••Fax 239-643-5716 Reproduction or use for any purpose other than
Certficateof Authorization#27013••www.stantec.com hatautnonzedbystantecistobidden. PROJECT NO.215613645—0O3 INDEX NO:215613645—XO6
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