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HEX Final Decision 2021-52 (Amending 2021-51)Page 1 of 5 HEX NO. 2021-52 AMENDED HEARING EXAMINER DECISION (To Correct Scrivener’s Error in Hex No. 2021-51) DATE OF HEARING. October 14, 2021. This AMENDED DECISION is approved on November 15, 2021, in order to correct a scrivener’s error in HEX Decision No. 2021-51. PETITION. PETITION NO. PE - PL20210000596 - 2831 Becca Avenue Parking Exemption - Request for modification to condition of approval #6 of Hearing Examiner Decision #2019-38 which limited operation to no more than six days a week to allow operation on Mondays as part of the parking exemption for an off-site parking lot consisting of 62 spaces serving the Celebration Food Truck Park site pursuant to Land Development Code Section 4.05.02.K. The site that is subject to the parking exemption is in the RMF-6-BMUD-R1 zoning district and is located at 2831 Becca Avenue in Section 11, Township 50 South, Range 25 East, Collier County, Florida. GENERAL PURPOSE FOR THE PETITION. The applicant, Bayshore Redevelopment Group LLC, petitions the Hearing Examiner (HEX) to amend a prior HEX Decision, No. 2019-38, rendered on September 4, 2019, to remove condition #6 of that Decision, which states “Hours of operation shall be between 9:30 AM to 10:30 PM, no more than six days a week and will remain closed on Mondays.” (Exhibit A). That Decision and condition applies to the off-site parking lot across the street, located at 2831 Becca Avenue, which provides required off-street parking for the adjacent Celebration Food Truck Park. (Exhibit B). Legally, removing the condition will provide the necessary off-street parking for the Food Truck Park to operate on Mondays. Essentially, the applicant wants to amend/modify a prior HEX Decision. STAFF RECOMMENDATION. Approval with conditions. FINDINGS. 1. The Hearing Examiner has jurisdiction over this Petitioner pursuant to Sec. 2-87 of the Collier County of Ordinances, Sec. 8.10.00 of the Land Development Code, and Chapter 9 of the County Administrative Code. The prior Decision reviewed the off-site parking lot under Sec. 4.05.02.K.3 of the Collier County Land Development Code (LDC). The parties – the applicant and the County – processed this petition pursuant to that same LDC section for an off-site parking lot, albeit for the sole purpose to determine the appropriateness of amending/modifying the subject condition, i.e., allowing the off-site parking lot to operate on Mondays. Generally, the legal Page 2 of 5 standard for amending or modifying a legally binding document is to do so in the same manner and under the same criteria as the original legal document unless the applicable manner and criteria has expressly changed. The County Codes expressing the manner and criteria for processing and reviewing this Petition have not changed. Both the Petitioner and County stipulated that the Hearing Examiner has jurisdiction of this Petition. Therefore, the Hearing Examiner has jurisdiction for a plenary review of this Petition. Future amendments/modifications to this Decision shall be done in the same manner and under the same criteria unless the County Code changes. 2. The applicant’s off-site parking lot is exclusively for the Food Truck Park and not for the use of other businesses, venues, of the public. 3. The public hearing for this Petition was properly noticed and conducted in accordance with all County and state requirements. 4. The public hearing was conducted electronically and in-person in accordance with Emergency/Executive Order 2020-04. 5. 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. 6. The requisite notices of the HEX hearing were done according to code. 7. The HEX heard the petition in the following sequence: The County presented its staff report and recommendations, followed by the Petitioner and/or Petitioner’s representatives, and then public comment, then ending with rebuttal by the Petitioner. Among the public were opponents and proponents of the petition. The Petitioner and several proponents expressed a strong desire to hold meritorious charitable events on Mondays at the Food Truck Park, necessitating the need to open the off-site parking lot on Mondays as well. Many opponents living in the adjacent residential neighborhood expressed genuine concern that amending the current HEX Decision would add to the excessive noise, parking overflow, and other nuisances from the Food Truck Park and the associated off-site parking lot documented by County code enforcement during the current operating hours. Opponents submitted photographs showing pedestrians walking in the street and overuse of the applicant’s off-site parking lot. (Exhibit C). 8. The applicant conducted a NIM on July 27, 2021, at 5:30 PM, at St. Peter the Apostle Catholic Church at 5130 Rattlesnake Hammock Road, Naples, Florida 34113. (Exhibit D). 9. The County’s Land Development Code Section 4.05.02.K.3 lists the criteria for a parking exemption. ANALYSIS. Based on a review of the original Decision, the record presented for this Petition, 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 that given by the public, Page 3 of 5 the Hearing Examiner finds that there is enough competent, substantial evidence as applied to the criteria in Section 4.05.02.K.3 to approve Petition to amend/modify condition #6 of HEX Decision, No. 2019-38, with conditions. More specifically, it does appear that the Food Truck Park, as originally approved, is deficient in off-street parking without the associated off-site parking lot that is not contiguous – separated by a local road named Becca Avenue - with the Food Truck Park property. HEX Decision, No. 2019- 38, comprehensively addresses the criteria based on the facts presented and known at the time that Decision was rendered. Since then, the “character and quality of the neighborhood and the future development of surrounding properties” in close proximity to the subject off-street parking lot and Food Truck Park, as well as the “[p]otential parking problems for neighboring properties” is less unknown and better documented. (LDC Section 4.05.02.K.3b.) To that end, increasing the operational hours to include Mondays logically requires equal attention to the public health, safety, welfare, and quality of life in the nearby residential neighborhood.1 DECISION. The Hearing Examiner hereby APPROVES Petition Number PE-PL20210000596, filed by Robert J. Mulhere, FAICP representing Bayshore Redevelopment Group, LLC and Naples 2.0, LLC, with respect to the property described as 2831 Becca Avenue in Section 11, Township 50 South, Range 25 East, Collier County, Florida, Lots 45-50 of the Rebecca Weeks Subdivision, for the following: To consider modification to condition #6 of Hearing Examiner Decision Number 2019- 38 which limited operation to no more than six days a week to allow operation on Mondays as part of the Parking Exemption for an off-site parking lot consisting of 62 spaces serving the Celebration Park Food Truck Park site pursuant to Land Development Code Section 4.05.02.K. The site that is subject to the Parking Exemption is in the Residential Multifamily-6 District within the Residential Subdistrict 1 of the Bayshore Mixed Use Overlay (RMF-6-BMUD-R1) Zoning District. EXHIBITS. A. Examiner Decision Number 2019-38 B. Site Plan of Celebration Park Food Truck’s off-street parking lot. C. Photographs D. NIM Report All exhibits shall be attached and incorporated herein as a part of this Decision. LEGAL DESCRIPTION. 1 Food Truck Parks can be a nuisance, but a “…nuisance may be merely a right thing in the wrong place - like a pig in the parlor instead of the barnyard. Euclid v. Ambler Realty Co., 272 U.S. 365, (388), 1926. Page 4 of 5 2831 Becca Avenue in Section 11, Township 50 South, Range 25 East, Collier County, Florida, Lots 45-50 of the Rebecca Weeks Subdivision. CONDITIONS. HEX No. 2019-38 shall remain in full force and effect except for the following modifications/amendments: 1. Condition #6 shall now read “Hours of general operation shall be between 9:30 AM to 10:30 PM.” 2. Automobile access to and from the off-site parking lot shall be physically closed no later than 10:30 PM on days when the Food Truck Park is open for business, by chain, gate, or other barrier, and Petitioner shall have onsite security personnel specifically dedicated to controlling the operation of the off-street parking lot, including closing the parking lot no later than 10:30 PM and directing patrons to the appropriate pedestrian sidewalks that lead to the Food Truck Park (not in the right-of-way), as shown on the site plan. (Exhibit B). 3. Petitioner’s security personnel shall not allow overflow parking, stacking, or queuing in the public right-of-way, and there shall be no over parking in the Parking lot, as shown in the attached photographs. (Exhibit C). Once all the 62 parking spaces are in use, the security personnel will not allow more cars into the parking lot until a parking space is available. 4. Signs shall be posted in the parking lot conspicuously identifying hours of operation and other information to control pedestrian access, auto access, and prevent conduct that may cause excess noise into the surrounding neighborhood. The parking lot is for parking only; not congregating or events. The parking lot shall be dedicated exclusively to the Food Truck Park and shall not be used as a public parking lot. The parking lot shall be open only when the Celebration Food Truck Park is open. All other times the parking lot shall be closed. 5. Petitioner shall provide an onsite contact phone number to County Code Enforcement to facilitate quick response to complaints from neighbors. 6. With sufficient public notice, the County may place this Decision back on to the HEX agenda if the County determines that the applicant is violating any of these conditions, if new conditions are needed, or if this Decision requires modification/amendment, based on new circumstances. 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. Page 5 of 5 This decision becomes effective on the date it is rendered. An appeal of this decision shall be done in accordance with applicable ordinances, codes and law. 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. ________________________ ____________________________________ Date Andrew Dickman, Esq., AICP Hearing Examiner exhibitaHEXDecisionNo.2019-38 HEXNO.2019-38HEARINGEXAMINERDECISIONSTAFFRECOMMENDATION:Approval.FINDINGS:ANALYSIS:[19-CPS-01848/1493107/1]561of5PETITIONNO.PE-PL20180003220-BayshoreRedevelopmentGroup,LLCrequestsaparkingexemptionunderLDCSection4.05.02.K.3toallowoff-siteparkingonlotszonedResidentialMulti-Family-6DistrictwithintheResidentialSubdistrict1oftheBayshoreMixedUseOverlayDistrict(RMF-6-BMUD-R1)andseparatedfromthepermittedusebyalocalroad.ThesubjectpropertyislocatedatthenorthwestcornerofBayshoreDriveandBeccaAvenueinSection11,Township50South,Range25EastinCollierCounty,Florida.Basedontheapplicant’swrittenpetition,testimonyatthehearingoftheapplicantandthepublic,andtherecommendationofstaff,theHearingExaminerfindsthatthecriteriasetforthinSection4.05.02K.3.boftheLandDevelopmentCodehasbeenmetandthepetitionshouldbeapproved.ThispetitionrequestsaparkingexemptionwithintheBayshoreOverlayandwillservetheprincipleuse,CelebrationPark(alsoknownasCelebrationParkNaplesandBayshoreFoodTruckPark),whichislocatedtothesouthoftheproposedparkingarea.ThisparkingexemptionprocessisnotareviewoftheCelebrationParksite.TherequiredNeighborhoodInformationMeeting(NIM)washeldwithapproximatelythirty-sevennamesonthesign-insheets.InadditiontotheNIMtherewascorrespondencereceivedfromfiveindividuals.Atthishearingover100peoplewereinattendance.Eighteenspeakerslipswerecompletedandtherewasatotaloftwelvespeakers.Thehearinglastedapproximatelytwohours.ThesubjectpropertyiswithintheBayshoreOverlayandiszonedRMF-6-BMUD-R1(ResidentialMulti-Familyat6-unitsperacrewithintheBayshoreMixedUseDistrictandtheResidentialsubdistrict1designation).ThisdesignationallowstheunderlyingusesoftheRMF-6districtwhichincludesavarietyofresidentialusesincludingmulti-familyandfamilycarefacilities.TheoverlaydesignationprovidesforsimilarresidentialusesoftheRMF-6zoningandchangestosomedevelopmentstandards.Parkingexemptionsarereviewedinaccordancewithsection4.05.02.K.3a(2)whereanapplicantmayseekanexemptionforoffsiteparkingonsitesthatarenotcommerciallyzoned.Inreviewofadozenpreviousparkingexemptionswithinthecounty,eightofthosewereapprovedinresidentiallyzonedareaswiththreeinthesameunderlyingresidentialzoningdistrict,RMF-6,asisthisapplication.Allpreviouslyapprovedparkingexemptionsincludedconditionsofapproval.DATEOFHEARING:August22,2019 [19-CPS-01848/I493107/l]562of5Off-siteparkingisanalloweduseintheunderlyingzoningdistrictwithexemption.Theparkingexemptionprocessisnotachangeinzoning.Accesstotheoff-siteparkingareawillbefromBeccaAvenue.ThisisalocalstreetintersectingBayshoreDrive,acollectorroadway,andtheparkingexemptionpropertyisinthenorthwestcomerofthatintersection.Duetospacingandtrafficsafetyissues,entryfromBayshoreDriveisnotpossible.BayshoreDriveistheprimaryroadwayintothispartoftheBayshoreneighborhood.ApproximatelyeightypercentofthewestsideofBayshoreDrivesouthtoThomassonDriveiszonedcommercial.Withapredominanceofcommercialzoninginthisredevelopmentarea,theparkinglotwillprovideatransitionfromtheadjacentC-4zoningtothesouthandtheresidentialtothenorthandwest.TheCountyhadpreviouslyrealizedtheneedforadditionalparkingwhileallowingforcommerciallyzonedpropertiesalongBayshoreDrive.Assuch,theOverlayincludesnumerousareasdesignatedonthezoningmapsasAPZ,AccessoryParkingZones(seeExhibitC).ThereisanAPZdesignationdirectlytothewestoftheCelebrationParkacrossanabuttingcanal;thisareaifusedasaparkinglot,wouldhavedrivewayaccessfromeitherBeccaAvenueorCypressStreet,orboth.EitheraccesswouldbefurtherwestonBeccaAvenuethantheaccesstotheproposedparkinglot.BecauseoftheAPZdesignation,thisareaonCypressStreetwouldnothaveneededaparkingexemption.WhiletheAPZisanotheroptionitwouldcausefurtherintrusionintotheBeccaAvenueneighborhoodanddoesnotappeartobeamoreviablealternativetotheproposedparkingexemptionarea.BuffersrequiredintheAPZareasbytheBayshoreOverlayaretenfeetwide,withasix-footmasonrywallandtreesspacedthirtyfeetoncenterORafifteen-footbufferwithtreesspacedtwenty-fivefeetoncenter,ahedgeoften-gallonplantsatfive-feethigh,withathree-footspreadandspacedfour-feetoncenter(nowallrequired).Fortheparkingexemptionlot,theapplicantwillprovideafifteen-footlandscapebufferandaneight-footwallalongthenorthandwestpropertylinesandten-feetinfromthosepropertylinestoprovideareaformoreplantingsontheresidentialsideofthewall(seeExhibitB).Treeswillbeplantedtwenty-footoncenterwithadditionallyrequiredplantingsasprovidedbytheLandDevelopmentCodeandtheattachedExhibitB.ThisbufferexceedstheAPZrequirements.Alongtheroadwayfrontagestheapplicantwillbeaddingfour-footwallswithplantings.Toresolvesomeofthebufferingissuesasexpeditiouslyaspossiblewiththeadjoiningresidentialneighbors,theapplicanthasagreedtocompletetheresidentialpropertyboundarywallsandWithoutthisoff-siteparkinglot,thepossibilityofmorepotentialparkingproblemsintheneighborhoodwouldincrease.Asproposed,theparkinglotwouldbeeasilyrecognizableuponenteringBeccaAvenueandtheflowoftraffictoservetheprincipalusewillnotbenegativelyimpacted.Therearesixlotsinvolvedinthisrequestthatwillcreate62off-siteparkingspaceswithinawalledandlandscapearea(seeExhibitA).TheintentofthisparkingexemptionistosupporttheCelebrationParkwhichisdirectlysouth,acrossBeccaAvenue,fromtheproposedparkinglot.anapprovedparking DECISION:[19-CPS-01848/1493107/l]563of5Whilesomeparkingexemptionsusevaletparking,valetparkingisnotbeingcontemplatedatthistime.Theparkingexemptionareawillbelimitedtocustomer,employeeandvendorparking.Vendorparkingdoesnotincludeoperationsorloadingorunloading.landscapingontheresidentialsideofthewall,bytheendof2019.Staffconcurredthatthiswasfeasiblependingswiftresponsesbytheapplicanttostaff’sreviews.TheHearingExaminerherebyapprovesPetitionPE-PL20180003220filedbyFrankJ.Feeney,P.E.,ofQ.GradyMinor&Associates,P.A.,representingBayshoreRedevelopmentGroup,LLC,toallowoff-siteparkingonlotszonedResidentialMulti-Family-6DistrictwithintheResidentialSubdistrict1oftheBayshoreMixedUseOverlayDistrict(RMF-6-BMUD-R1)andseparatedfromthepermittedusebyalocalroadknownasBeccaAvenue,toserveanoutdoorbarandfoodtruckparkknownasCelebrationParkNaples.Theoff-siteparkinglotlocatedatthenorthwestcomerofBayshoreDriveandBeccaAvenueandfurtherdescribedhereinshallcomplywiththePlansattachedasExhibits“A”and“B”,andshallbesubjecttothecondition(s)setforthbelow.Atthesouthandeastsideoftheparkinglot,withinthewalledarea,afivetosix-footsidewalkwillbeconstructeddirectingcustomerstofollowtheinteriorwalkwaytoaconnectingwalkwayatBayshoreDrive.WhereBeccaAvenueintersectsBayshoreDrive,ahighvisibilitypedestriancrosswalkwillbeprovidedtoallowcustomerssafeaccesstotheCelebrationParkNaples.ItisexpectedthatthisinternalwalkwayalongwiththewallandlandscapingwilldiscouragepedestriansfromcrossingrandomlyalongBeccaAvenueandroutecustomerstotheBayshore/Beccacross-walk.Inaddition,theapplicantwillprovidedirectionalsignagetowardthecross-walkareaasshownonExhibitA.CelebrationParkisconstructedundersitedevelopmentplanPL20170000252.WhiletheCelebrationParksiteplanisoutsideofthisreview,thatinitialplandidnotanticipatetheamountoftrafficbeinggeneratedbasedonactivityatCelebrationPark.Thishasresultedintheneedforadditionalparkingandare-reviewoftheinitialsitedevelopmentplanisinprocessasaplanamendment.Thisparkingexemptionwouldprovideuptosixty-twospacesaspartoftheparkingnecessaryforCelebrationPark.ThefurthestparkingspacefromtheCelebrationParkisapproximatelythreehundredtwentyfeet,providingareasonabledistancetoaccommodatecustomers.LEGALDESCRIPTION:Lots45,46,47,48,49and50,RebeccaWeeksSubdivision,accordingtothemaporplatthereofasrecordedinPlatBook2,Page81,PublicRecordsofCollierCounty,Florida.ATTACHMENTS:ExhibitA-SitePlanExhibitB-LandscapePlansExhibitC-BayshoreOverlayMap CONDITIONS:1.2.3.4.7.8.9.10.11.14.15.DISCLAIMER:[19-CPS-01848/1493107/l]564of55.6.PursuanttoSection125.022(5)F.S.,issuanceofadevelopmentpermitbyacountydoesnotinanywaycreateanyrightsonthepartoftheapplicanttoobtainapermitfromastateorfederalagencyanddoesnotcreateanyliabilityonthepartofthecountyforissuanceofthepermitiftheapplicantfailstoobtainrequisiteapprovalsorfulfilltheobligationsimposedbyastateorfederalagencyorundertakesactionsthatresultinaviolationofstateorfederallaw.12.13.16.17.Allotherapplicablestateorfederalpermitsmustbeobtainedbeforecommencementofthedevelopment.Improvementsshallbeconsistentwiththeattachedconceptualplanoftheparkingexemptionarea(ExhibitA)andlandscapingplans(ExhibitB).Onlypavedsurfaceparkingispermitted.Noparkingstructuresareallowedwithintheparkingexemptionarea.Foruseonlybycustomers,employeesoftheCelebrationParkNaplesorvendoremployees.Novendoroperationsorspecialeventsareallowedintheparkingexemptionarea.Hoursofoperationshallbebetween9:30AMto10:30PM,nomorethansixdaysaweekandwillremainclosedonMondays.Lightingtobebollardstylenohigherthanforty-eightinchesexceptforpolelightingadjacent(withintenfeet)ofanyright-of-waynottoexceedtenfeetinheight.AlllightingtobeDarkSkycompliant,shieldedandnottoexceed0.2foot-candlesatresidentialpropertylines.Lightingtoberestrictedtoeveninghoursofoperation.Afinished(stuccoandpaintorequivalent)eight-footmasonrywall,aminimumoften-footfromthepropertyline,shallbeinstalledalongthenorthandwestpropertylinescommonwithresidentialproperties.Wallheightshallbemeasuredfromaveragedesignheightoffinisheddriveislecenterline.AtypeBbufferasenhancedwithtreesspacedtwenty-footoncenterasshownonlandscapeplanwillbeinstalledalongthewestandnorthpropertylines.Thefinishedeight-footmasonrywallandlandscapingontheresidentialsideofthewall,shallbecompletedbytheendofDecember2019alongthewestandnorthpropertylines.Nodumpsterortrashcontainerswillbeallowedwithintheparkinglotwiththeexceptionoftrashreceptaclesthataretobeemptieddaily.Noloadingorunloadingallowedfromtheparkingexemptionarea.Theparkingexemptionareawillhaveacontrolledrestrictedaccesspointthatwillbeopenedandclosedconsistentwiththeallowedhoursofoperationoftheparkingarea.SignagewillbeinstalleddirectingcustomerstothesidewalkconnectionalongBayshoreDriveforuseoftheBeccaAvenuecrossing.Theapplicantshallprovideregularpatrollingoftheparkingexemptionarea,nolessthanhourly,butadditionallyifneededtocontrolloitering.Videocameraswillbeinstalledtomonitortheparkinglotandshallbedirectedawayfromtheabuttingresidentialareas.ThedrydetentionareashallbecurbedwithatypeDcurborequivalent.ThepedestriancrossingatBeccaAvenueandBayshoreDriveshallutilizehighvisibilitystripping. APPEALS;[19-CPS-01848/1493107/1J565of5DateMarkStrain,HearingExaminerRECORDOFPROCEEDINGSANDEXHIBITS:SEECLERKOFCOURT,MINUTESANDRECORDSDEPARTMENT.DECISIONSOFTHEHEARINGEXAMINERFORVARIANCES,CONDITIONALUSES,ANDBOATDOCKEXTENSIONSSHALLBENOTEDONTHEZONINGMAPFORINFORMATIONALPURPOSES.Thisdecisionbecomeseffectiveonthedateitisrendered.PursuanttoOrdinance2013-25,asamended,aHearingExaminerDecisionmaybeappealedtotheBoardofCountyCommissionersortheBoardofZoningAppeals,asappropriate.Appealsmustbefiledwithin30daysofthedatetheHearingExaminerDecisionisrendered.Approvedastoformandlegality:>1HeidiAshton-CickoManagingAssistantCountyAttorney N PROPERTY BOUNDARY rr 8’CONCRETE WALL urUH CONCRETE FLUME CONCRETE FLUME If 9-6*SIDEWALKINTERNALPEDESTRIANDIRECTIONALSIGNAGE L8'CONCRETE WALL 4’SCREEN WALL PROPERTY BOUNDARYRIGHT-OF-WAY BECCA AVENUE (PUBLIC) M3KKEP BY BAYSHORE PARKING LOTLEGEND D1AW«rr PARKING EXEMPTION CONCEPTUAL PLAN Planners FortMyrm;239.680.4380RwvtiionDot*Dwwcripltgn V 5'SIDEWALK SPECIAL EMPHASIS CROSS WALK ALL PEDESTRIANS PLEASE USE SIDEWALK TO BAYSHORE THIS WAY ZONED:RMF *6 -BMUD -R1 CURRENT USE:RESIDENTIAL INTERNAL PEDESTRIAN DIRECTIONAL SINGNAGE ZONED:RMF -6-BMUD R1 CURRENT USE:RESIDENTIAL ZONED:RMF -6-BMUD -R1 CURRENT USE:RESIDENTIAL ZONED:RMF -6 -BMUD -R1 CURRENT USE:RESIDENTIAL ZONED:RMF -6-BMUD -R1 CURRENT USE:RESIDENTIAL ZONED:C4 -BMUD •NC CURRENT USE:COMMERCIAL ZONED:RMF -6 -BMUD -R1 CURRENT USE:RESIDENTIAL 10‘TYPE 'D‘ LANDSCAPE BUFFER 15’TYPE ’B‘ LANDSCAPE BUFFER j" © *ft.- I\\\ ®r m 3 (L 111 > Ct a in ct o X cn £ m 0 IS*30* 11x17 SCALE:1’=30' © 0 0 W\- CONCEPTUAL INTERNAL DIRECTIONAL SIGNAGE KWnCtPAUTY comot coixty BC/TWI/MSt 1I/S0S/23C D*TC JULY 3O1» subwttal rmt COKXFt SHEET 1 OP 1BonitaSprtnes:239.947.1144 www.GratlrMlDor.com Exhibit "A" PARKING SPACES ON PARKING LOT PARCEL •62 Q.Grady Minor and .Uaodate*.fj\. 3800 Via Dei Rry Bcnlu Sprinp,Florida 34134 i WtncM.CWVM iw«(NM ’88) ICT (Wao 7»)6 («)MI7 —Lr-DRY DETENTION II I:si fel onwriaw smom hckcm wt wsa wen mow* ctmobow new ro won ctnooc yotocm.omw il tn co i UJ co o: Sg 83 nwaos J05DW rtDCr.px. p c ua>®ng £ CD Q.UJ ss 3 T ?! ?• il no cocnt WPWIBCIT. g h 2 1 4'SCREEN WALL^ Landscape Architects Btaaaa tx 260002M y GradyMinor Civil Engineers .Land Surveyors Cen.otAatt.ra 0005161 Cat of Autt.LB 000515! £X- * B ILS); B p— TWfMKftg «*«_ FT7 TV / I s Jr^?: r-r-t i , 08.27.19BAYSHOREFOODTRUCKPARK-PARKING LOT -hex exhibits \2s \. CONCEPTUAL LANDSCAPE PLAN 8 WALL WITH ROOT BARRIER;SELECTION BY OTHERS CANOPY TREES TO BE SPACED 20’O.C. IN TYPE ‘B1 BUFFERS Crushed shell overhang (typ.) I I I I I I T I I I I I 8’WALL WITH ROOT BARRIER:SELECTION BY OTHERS T I I I 15'Type'B' Buffer BECCA AVENUE (PUBLIC) T I I I I I I I I I I fl ); tjP )|l rl'l H .1 t®?// o/- r»*w S9B1 f Ji] T B’ii'4 P JI I If i i i i i i i i i i i i i i i i J. i I I i I I I I I I I I Ho'iype D;Bi ffei I I I I I I I I _| I I I I I I _| I I I I .I T I H I At'-i mil®Nhi i i i T i -’WW[i| in1 hi I :5i! 1 1 I ;1S! IS.n i m y 1 1 1 1 K m 1 1;l°?1] 1 «1«iia i ’i“I; V 'I\\ii // *The street side of the streetwall shall have treesat~30 Teel- on center planted within treeplells or a minimum 5 foot wide strip with yound covers other than grass.I , 11 -unobstructed visibility at a level between 30 Inches and 8 feet above the crown of the adjacent robdway (TYP) I -f~ 7 ~^-~4'WALL WfTH~ROOf8ARRlER~ REQUIRED (SEE DETAILS); I SELECTION BY OTHERS l| l| l| l| l| l| l| ') +, I X tJb SSk s vf flgpm Monm oerat own*•mmi o»r m Mti m w >?woxid n mou.m ww wrw W nwotn (JM!£8>wir»i axcofl ar <«ua 0n«r uc •»w Exhibit "B"-Page 1 of 3 F e MSBSeO IjUM HaiHtWK PUnilG 4'WAUL WITH ROO ’BARRIE f REQUIRED (SEE DETj SELECTION BY OTH :l|S I1 I 1 1 w-ih" ,Uj 0BiB B 4 B ELEVATION 5 5A.4 O.C \7 WSWT»0.36'NAVDELEVVARIES3.60*TO 3.75'NAVD ‘TRI fa< CON’ go w - AT f.ELEVATION ELEV VARIES 2 V TO 2.9*NAVD V WSWT-0 36'NAVD BAYSHORE FOOD TRUCK PARK -PARKING LOT -hex exhibits 08.27.19 Page 2 of 3 Z'.: O-2»X o -12>x 5-t>‘A °UW OIL TAX AS£ Cord a scoostera /Qronqo &o oo'"roo °16>dla p<sc pva Jamaica Coonood ’oxodtum oscenaens /Pood G-p-ose 10-12 h X 5‘-bYi IO-I2T-X 5-6VS 5 ZE O-2f X S'-6'/s IO'-'2«X 5 -6Vi 15‘; ,15‘Ca' 15’00 i^Ca 'F'E-02 2 O.A 'cal 'VCa Wca ENGINEERING SECTION B (Approximated growth after 1 Year) NOT TO SCALE .jiy.v.VA-JL -- ENGINEERING SECTION B (Code-planted) NOT TO SCALE ,9O‘AX'CAL /CO^-OX KAME t-e arthvs act>s Ovno SvnfiOAor nc jwnt.6 ix eaausM nawi xm.ud c«mym a «muq 0n^>u£MO NOT «W«0WGD *«MXL 9 K Wt WW n*wkxk omsHD •wth,arcur 9 f*uu Day.uc 0 CAL 16‘ WHEEL STOP 16* WHEEL STOP CC\~ B <B B t B T t B B 4 B S-iRLB AREAS MU-i GA” BO’AN'GAL /COMMON NAME Sooa po-rrotto /Cocoa go Pa^otto BO"AN GAL /COMMON NAME Cnrusobo anus icacd Rad "to /Rod ”10 Cocop urn Cocco cOO yvl*©ro /Soo Sr op a RETAIL Y/10 Y/10 BQ’ANiQAL /COMMON NAME M^t-i©rio©<-gia caplllarls /Pnk MvMij ifio»dtvm aaatyioidas /Fakarazctoc &<as6 FIE-O2 S OA s-tRues CHR REP coc Wi” CTY MS TaTfe- S ZE 5jo_ O oa> iTAlL y/T Y/7 CON’ 'b 4-B TIELP2 a OC~ *A OC FELP2 /NOTATION 5 mln 00a r»iasn |PA»M TRESS (sab sab (SROUND COVERS MEL PE5 'CON’ "ga gd QTY Is” or* 265 VARIES 2 1*TO 2.9'NAVD 'S'ZE |‘fc;20*.24 Q a Staggo-oaj nelant PLANT SCHEDULE TREES IOT* BUR SIM p CON ERE 16 CON SE2 |I2 COR SEB 4 8’1 Exhibit "B" MmS CONCEPTUAL k LANDSCAPE LIST/SECTIONS BO"AN CAL CO'-'MON NAME Bwrsc'-o 9 marwaa /Svmda Cor-occrpu9 croctJi /Sutto^ood Coe^ccftnjo o-oct j»San cojt,S Ivar Bustorirtoed eNg®?e<>bUKOflUaira FUJOBG 5.0* ELEV VARIES 3.60*TO 3.75’NAVD native /zone |OETAtL • 2 Y/10 |Y/10 Y/10 Y/10 Y/10 OETAU Y/10 E-O3 /NOTATION S crusnaa anol 3 cuit'-od »ncl F'E_P3 /NOTATION |S'crushed en©li OE"Aiw Y/7 **'•"C*f BECCA AVENUE COLLIER COUNTY.STQfMxWD?O'! cut > if - COLLIER COUNTY STQRM-jUMER DRIVEWAY CULV 08.27.19 . CONCEPTUAL LANDSCAPE SECTIONS ELEV VARIES 4 20‘ TO 4.25‘NAVD ENGINEERI NG SECTION C (Approximated growth after 1 Year) NOT TO SCALE *r \ ENGINEERING SECTION C (Code-planted) NOT TO SCALE BECCA AVENUE ELEV VARIES 4.20’ TO 4 25‘NAVD 7£, ...X?’•j ~ BAYSHORE FOOD TRUCK PARK -PARKING LOT -hex exhibits 08.27.1 9 wnL S«r«lx «w» Exhibit "B"-Page 3 of 3 I e^O wmiwaiK pumas / / tNUtfP^Y nM C-1C-4PUDT~PUDRMF-1?1IRMF-16J'l,17,C-5/r"zr/II/Idur^7.V-MH1BayshoreMixedUseDistrictOverlay[BMUCHU{RMF-ajAPZBMUD-R3(MH)8MUD-WWaterfrontSubdistrict8MUD-R1ResidentialSubdistrict1BMUD-R2ResidentialSubdistrict2BMUD-R3ResidentialSubdistrict3BMUD-R4ResidentialSubdistrict4(XXX)UnderLyingZoningIMUD-R2(RMF-fl)GatewayTriangleMixedUseDistrictOverlayGTMUD-MXDMixedUseSubdistrictGTMUD-RResidentialSubdistrict(XXX)UnderlyingZoningVmrniMiniTriangleIMU0-R1(RMF-0-4).~FutureLandUseIEActivityCenter16CRABoundaryiMAPLESDOTAMCAL(MADE*OverlayBoundarycRSF-3RSF-3illllllllllllllUlllllllI kailsMmABM.SAYMIOBBsj1'~'~*11LiI•HUOMie-<i—M**.AccessoryParkingZone2JBMUD-NCNeighborhoodCommercialSubdistrictGTMUD-MXD(C-4)§BMUD-R3(MH)HAJMB.TOUHAJtBMruoMAPLESBOTMBcAiOAJttUMIOEnAuMtranBMUOGTMUD-MXD(C-4)BOTAMCALKACePUOEitidMBMEWOBMUD-R1(RSF-3)I,ABALBAYMIOMnHIDtaiuMfiwaonruoHNEMOOKLAKESMIOEtduMbMlMUDBMUD-R1(RSF-4J)mtBMUD-R1(RMF-8)PUD\'Iy/asMWTHExhibit"C"BMUD4W(RSF-4)-II-millITT]H/Vt/Vi/\H|bmUMJH(RMF-6)S-4III1GTMUD-MXDft(O®)§(bmud-rif\(RSF-4)tniTwililWj—'p1IkglGTMUD-MXD(C-g)1__Ion,™IILfflWoLiIdl1!Ii(R»IF<)IBMJCMU(CUUUSPOtmMUD)tOXERSMAfllHIOttttadM—1BomOnMIO,-WOTifflTfflfe?,I~T"“!•—•••«-;GTMUD-MXD(C-4JJTh1=«IIBMUD-R27|(RMF-fl)[|libmu^iSmfoBMJ££R3:W'T__-1iTif—iHFRFdl«ljl‘K__UKBMUtM»(VRlParkingExemptionAreaVv~iffidws^JlILU-111ik^-rr!1rsF.CRKKETIAXEPUO-IEieMWBmBMUDIJTRSF-4IMAMMBMWBMVMOVMWTCaBBBmjMjMOffAMOMDMMMsnos0MMBAM^BBBMBMBMBAMMVIMBP-0BBBfVRi1i'Bfli!IlA—’>.<>^^^LiULLWaiffifflffiffill„r-*SSK—HIRail« EXHIBITBOff-SiteParkingLotSitePlan 5ParkinaLotSitePlan'I11\BsB-"•“MJ—-4pTLT—--;II111II1Iji;I;IIil6WAU.WITHROOTBAflTCtftSttECDON8YOTWJBaIIIBECCAAVENUE(PUBLIC)IIIII'-/-]CrushedthefloverhangttypJII:HIVEHOLEMONTESownsuuaKUMWKHintnMjutKBiJwrenws4«*WALLVBARRJER:6VOTHIF.WITHROOTtSELECTIONIRSAIS’Type'Butterakj|Bj11ir7Rbr"I«i1IF—_*WiwjtIIbiHiII®5S£Il'Al.//•ThestrictsxlooftheatrectwaashaflItavetfSeiefMTeeFoncenterplantedwithintree/weDsoraminimum!jfootwidestripwtth{foundcover*otherthanam*,l'u.-uncbnrwnMvtsteintyK»hrvwtb^ftwn30inche*end!Jeerabovetherrownoftheet^ewmrokdwey(TYP)liItI1'llI’Holype(CBuffer11IIr<wgranHlSWM>gil«Q08EO«LM>*KS»IsaKncHOYOiHnsJ•IfijiI4*WAILWTTHRJWWOCSHSOECpWiBYOTH!’’!;lsIIl|§_|ll|^|lliAls3®I"^t-VBS»I EXHIBITCPhotographs I--Af.5;JJf4&&M*'rio-r..s?^Kkis?•-‘,.-.'*w•>v..;'7aMgW^'-’i:"?O,fl’^7iS;'^Qi22fflKHi’iix^^j.'^&i‘^jif-s-a*^',4T* fix>>:•reafcz8$®X1R.x'<< &b?l_r-.,7--W.-M4 EXHIBITDNIMReport Approximately22membersofthepublicattendedinpersonand3participatedviazoom.SummaryofPublicCommentsThemeetingconcludedatapproximately5:53PM.Applicants:BayshoreRedevelopmentGroup,LLC&Naples2.0,LLCOnBehalfoftheApplicant:RobertMulhere,FAICP,HoleMontes,Inc.CollierCountyStaff:RayBellows,ZoningManager,CollierCountyLauraDeJohn,AICP,JohnsonEngineering(onbehalfofCollierCounty)BayshoreCRAStaff:TamiScott,ProjectManager,BayshoreCRAFollowingthepresentationtherewasapproximatelytenminutesofquestionsfromthepublicinattendance.AmplifiedMusicTwoindividualsvoicedconcernsaboutamplifiedmusicatCelebrationPark.Mr.Mulhereexplainedthatthereareexistingrestrictionsinplace.Thisapplicationisnotproposinganychangestotheserestrictions.Codeenforcementhasbeentothesitetomeasuretheamplifiedmusic,andthepropertymetCountystandards.Threeindividualsspokeinfavoroftheapplicationtoallowuseoftheoff-sitelotonMondays.Mr.MulherestartedthepresentationbyintroducingGaryRudd,representingtheapplicant.Mr.Mulherethenprovidedanoverviewoftherequest,whichislimitedtorevisingtherestrictiononuseoftheoff-sitelotonMondaystoallowuseofthelotonMondays.Mr.MulhereprovidedanoverviewoftheconditionsofapprovalfromtheHearingExaminer’sapprovaloftheoff-sitelot(HEX2019-38).NeighborhoodInformationMeetingSummary2831BeccaAvenue-ParkingExemption(PL-20210000596)July27,2021,5:30PMSt.PetertheApostleCatholicChurch,SpiritCenter5130RattlesnakeHammockRd,Naples,FL34113Page1of1H:\2021\2021080\WP\NIM\NIMSummary(7-30-2021).docx