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HEX Final Decision 2021-54HEX NO. 2021-54 HEARING EXAMINER DECISION DATE OF HEARING. October 28, 2021 PETITION. PETITION NO. DR-PL20180002114 — Request for approval of a site plan with deviations pursuant to LDC Section 10.02.03.F with eight total deviations, including one deviation from LDC Section 4.06.02.C.1 to remove the 10 foot wide Type A buffer along the western property line due to existing rip -rap and docks, three deviations from LDC Section 4.06.02.C.2, to reduce the 15-foot Type B buffer and reduce the number of plantings along the eastern property line, and to reduce the plantings along the northern property line; three deviations from LDC Sections 4.06.03.B, to allow trees to be more than 50 feet from the parking stall, allow trees required in parking islands to be located elsewhere on the site, and allow no terminal landscape islands at the ends of some rows of parking; and one deviation from LDC Section 4.06.05.C.1 to reduce the foundation plantings for Building 1 to one faVade; for the redevelopment of the Walker's Coon Key Marina consisting of 1.68E acres, located at 604 Palm Avenue in Goodland in Section 18, Township 52 South, Range 27 East, Collier County, Florida. GENERAL PURPOSE FOR THE PETITION. Petitioner is requesting eight deviations for the redevelopment of the subject site that has occurred, to address landscaping conditions that do not meet the current applicable LDC standards 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. 2. The public hearing for this Petition was properly noticed and conducted in accordance with all County and state requirements. 3. The public hearing was conducted electronically and in -person in accordance with Emergency/Executive Order 2020-04. Page 1 of 10 4. 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. 5. Notice about the October 28, 2021, Hearing Examiner hearing was provided by newspaper advertisement, mailed notice to owners within 500 feet of the site, and posting of a public notice sign on the site at least 15 days prior to the hearing. 6. This Petition is a companion to Petition No. VA-PL20200000998, Walker's Coon Key Marina variance, which is addressed in a separate HEX Decision. 7. The Petitioner and/or Petitioner's representative presented the Petition, followed by County staff and then public comment. There were objections at the public hearing, most notably from residents of the abutting Coon Key Pass Fishing Village, and its condominium association represented by Zachary Lombardo, Esq., and Glenn Chalder, AICP. The Fishing Village shares the Marina's east property boundary line. The waterfront Fishing Village has three stilted buildings consisting of multifamily dwellings with individual balconies. The Fishing Village and Marina have been operating as neighbors for decades. The primary point of contention is petitioner's Building #4 along the Fishing Village's western boundary. 8. Walker's Coon Key Marina is in the small fishing community of Goodland, Florida. Goodland's population was 267 at the 2010 census and has climbed to approximately 337 in 2020, according to the United States Census Bureau, after a significant decline in 2017 following Hurricanes Wilma and Irma, both making landfall at or near Goodland. According to the United States Census Bureau, Goodland is geographically constrained village of 0.35 square miles, of which 0.15 square miles is land and 0.19 square miles is water. 9. Petitioner's "Walker's Coon Key Marina" request for site plan with deviations is linked to the Marina's redevelopment with four buildings (a store and three boat dry storage facilities). The Marina was severely damaged when Hurricanes Wilma and Iram made landfall nearby. 10. The County's Land Development Code (LDC) Section 10.02.03(F)(7) lists the standards for approval. The Hearing Examiner shall render a decision to approve, approve with conditions, or deny the requested deviations.1 1. Deviation IA seeks relief from Section 4.06.02.C.2 of the LDC, which requires a 15-foot- wide Type `B" Landscape Buffer, to instead reduce it to a 6-foot-wide Type `B" Landscape Buffer between the Boat Storage Building (Building #4) and the eastern property line. The Marina was developed subject to Collier County Ordinance 82-2; Section 8.37.a, which required a 10 foot landscape buffer adjacent to residential use. The original approval documentation is SDP-89-159 and SDP-2008- 13409. The site development plan (SDP) documents show that Boat Storage Building #4 illustrated on the attached plans was approved with a 6-foot-wide landscape buffer. The Petitioner's justification is that changes 'The Hearing Examiner's findings are italicized. Page 2 of 10 in the LDC over time and previous SDP approvals would allow them to re -construct proposed buildings in their previously approved locations. The previous structures were destroyed by Hurricanes Wilma and Irma. The proposed eastern side yard buffer consists of an existing Areca palm hedge that straddles the property line and it continue to provide the 80% opacity screening required by the LDC. A combination of Green Buttonwood trees and shrubs are proposed to infill the section of missing Arecas to satisfy the 80% opacity within one year. The record testimony and evidence from the public hearing reflects that the proposed deviation to the site plan is reasonable provided the applicant maintains vegetation that is equivalent to Type `B "planting requirements with effective screening that is 80% opaque up to six feet in height. 2. Deviation 113 seeks relief from Section 4.06.02.C.2 of the LDC, which requires a 15-foot- wide Type `B" Landscape Buffer, to instead allow for no buffer to the North where the access road is contiguous with the Eastern property line and no buffer along the West edge of the access road where it is adjacent to the waterway. The Marina was developed subject to Collier County Ordinance 82-2. The original approval documentation is SDP-89-159 and SDP-2008- 13409. The Petitioner's justification is that changes in the LDC over time and previous SDP approvals would allow them to re -construct proposed buildings in their previously approved locations. The previous structures were destroyed by Hurricanes Wilma and Irma. The proposed side yard buffer consists of an existing Areca palm hedge that straddles the property line and it continue to provide the 80% opacity screening required by the LDC. A combination of Green Buttonwood trees and shrubs are proposed to infill the section of missing Arecas to satisfy the 80% opacity within one year. The record testimony and evidence from the public hearing reflects that the proposed deviation to the site plan has no detrimental effect if this deviation is approved to maintain the 25 foot -wide access road without installing the currently required buffers in the area along the access road where the property has a pre-existing constrained condition. 3. Deviation 2 seeks relief from Section 4.06.02 C.2. of the LDC which requires trees spaced no more than 25 feet on center, to instead permit varying spacing due to existing site restrictions along the eastern property line. There will be a minimum of ten trees and six ten-gallon shrubs. If gaps in the areca buffer occur in the future, trees, and shrubs to meet the Type `B" buffer planting requirement are to be planted to fill the gaps and provide 80% opacity within one year of planting. The Marina was developed under Collier County Ordinance 82-2; Section 8.37.a, which required a 10 foot landscape buffer. However, the LDC did not have spacing requirements for plantings. The original approval documentation is SDP-89-159 and SDP-2008-13409. The SDP documents have limited detail related to landscaping, but the Areca Palm hedge Page 3 of 10 is existing. The Petitioner's justification is that changes in the LDC over time and previous SDP approvals would allow them to use the existing hedge, which is non-native. All other required plantings for opacity would be 100% native. The record testimony and evidence from the public hearing reflects that there will be no detrimental effect or consistency issues if this deviation request is approved. 4. Deviation 3 seeks relief from Section 4.06.03 B.3. of the LDC which requires a terminal island with a tree at the end of a row of parking, to instead allow some required terminal island trees to be located elsewhere on site where site conditions and marina use operations have prevented the creation of a terminal island. The relocated terminal island trees will be located as shown on the Deviation Site Plan. The Marina was developed under Collier County Ordinance 82-2; Section 8.30.e, which did not have specific requirements for vehicular areas. The original approval documentation is SDP-89-159 and SDP-2008-13409. The SDP documents do not show vehicular landscaping details. The Petitioner's justification is that changes in the LDC over time and previous SDP approvals would allow them to reconstruct parking areas in their previously approved configuration. To permit greater maneuvering space and flexibility for large equipment to access the boat storage area, the two existing parking islands that flank the entrance to the boat storage area were identified with paint rather than planting islands. The record testimony and evidence from the public hearing reflects that the proposed deviation to the site plan is consistent and reasonable because the required terminal island trees are being relocated onsite, which meets the public purposes to a degree at least equivalent to literal application of regulations per LDC section 10.02.13.B.5.h. 5. Deviation 4 seeks relief from Section 4.06.03 B.2. of the LDC which requires a tree no farther than 50 feet from a parking stall, to instead allow some required trees to be more than 50 feet from a parking stall due to site conditions and turning radii of equipment integral with the marina operation. The Marina was developed under Collier County Ordinance 82-2; Section 8.30.e, which did not have specific requirements for vehicular areas. The original approval documentation is SDP-89-159 and SDP-2008-13409. The SDP documents show that Boat Storage Building 4 was approved with a 6-foot setback. The applicant's justification is that changes in the LDC over time and previous SDP approvals would allow them to re- construct parking areas in their previously approved configuration. To permit greater maneuvering space and flexibility for large equipment to access the boat storage area, trees would be located farther than 50 feet from some parking stalls. The record testimony and evidence from the public hearing reflects no detrimental effect if this deviation request is approved. The proposed deviation to the site plan does not have an issue with consistency. Because the required terminal island trees are being relocated Page 4 of 10 onsite, the deviation is justified as meeting public purposes to a degree at least equivalent to literal application of regulations per LDC section 10.02.13.B.5. h. 6. Deviation 5 seeks relief from Section 4.06.03 B.3. of the LDC which requires a row of parking spaces to have a Terminal Landscape Islands, to instead allow some required Terminal Landscape Islands to be paver bricks with no landscaping where site conditions and marina use operations have prevented the creation of a terminal island. Petitioners Justification: The Walker Marina was developed under Collier County Ordinance 82-2; Section 8.30.e, which did not have specific requirements for vehicular areas. The original approval documentation is SDP-89-159 and SDP-2008-13409. The SDP documents do not show vehicular landscaping details. The applicant's justification is that changes in the LDC over time and previous SDP approvals would allow them to reconstruct parking areas in their previously approved configuration and where it is applicable, to permit removal of terminal landscape islands and replace them with brick pavers where marina operations prevent the creation of terminal landscape islands. The record from the public hearing reflects that there will be no detrimental effect if this deviation request is approved. The proposed deviation to the site plan has no issue with consistency. Because the required terminal island trees are being relocated onsite, the deviation is justified as meeting public purposes to a degree at least equivalent to literal application of regulations per LDC section 10.02.13.B.5.h. 7. Deviation 6 seeks relief from Section 4.06.03 B.1 of the LDC which requires at least ten percent of the amount of vehicular use area onsite to be devoted to interior landscaping areas, to instead permit five -point nine percent (5.9%) of the amount of vehicular use area to be devoted to interior landscaping areas due to existing site restrictions. The Marina was developed under Collier County Ordinance 82-2; Section 8.30.e, which did not have specific requirements for vehicular areas. The original approval documentation is SDP-89-159 and SDP-2008-13409. The SDP documents do not show vehicular landscaping details. The applicant's justification is that changes in the LDC over time and previous SDP approvals would allow them to reconstruct parking areas in their previously approved configuration. Where it is applicable, to reduce the amount of vehicular use area devoted to interior landscape from 10% to 5.9%. The record testimony and evidence from the public hearing reflects that there will be no detrimental effect if this deviation request is approved. The proposed deviation to the site plan has no issue with consistency and the result ofgranting the deviation will be generally equivalent to the conditions on the site that were previously permitted. 8. Deviation 7 seeks relief from Section 4.06.05.C.I of the LDC, which requires foundation planting landscaping on at least three building facades and along at least 30 percent of each facade, to instead allow for the Ship's Store (Building #1) only one facade for foundation plantings on the eastern facade and all required foundation plantings shall be located on this one facade. Page 5 of 10 The Marina was developed under Collier County Ordinance 82-2; Section 8.30, which did not have specific requirements for foundation planting. The original approval documentation is SDP-89-159 and SDP-2008-13409. The SDP documents do not show foundation plantings. The applicant's justification is that changes in the LDC over time and previous SDP approvals would allow them to reconstruct buildings in their previously approved configuration without foundation plantings except on Building I where all foundation plantings will be located on the eastern fagade. The record testimony and evidence from the public hearing reflects that the applicant is requesting to reconstruct buildings that existed before building foundation plantings were required. Due to the existing conditions of the site which prevent the applicant from being able to meet many of the current landscape requirements. In compliance with LDC section 10.02.13.A.3, the element may be waived without detrimental effect on the health, safety and welfare of the community. A. Land uses and densities within the development shall be consistent with the permitted and approved conditional uses in the zoning district. The record testimony and evidence from the public hearing reflects that the marina is a permitted use in the C-4 district zoning district. B. The proposed development is consistent with the Growth Management Plan (GMP). The record testimony and evidence from the public hearing reflects that the proposed development is a water dependent and water related use that has existed on the site per LDC standards applicable through Ordinance 82-2, and approval of the requested deviations will result in conditions that remain consistent with GMP Future Land Use Element (FLUE) Policy 5.4 requiring the project to be compatible with neighborhood development. The petition is also consistent with the Conservation and Coastal Management Element (CCME) and Policy 5.1 of the Transportation Element of the Growth Management Plan. This petition be deemed consistent with the GMP. Florida Statutes strongly encourage the preservation of recreational and working waterfronts. Fla. Statutes 163.3177(6)(a) ("Encourage preservation of recreational and commercial working waterfronts for water -dependent uses in coastal communities), 342.07 and 342.201. C. The development shall have a beneficial effect both upon the area in which it is proposed to be established and upon the unincorporated area as a whole. The record testimony and evidence from the public hearing reflects that the proposed deviations will not change the permitted land uses and densities within the development area. Water related and water dependent uses are generally considered beneficial for the surrounding neighborhood and upon the unincorporated area of Collier County. Florida Statutes strongly encourage the preservation of recreational and working waterfronts. Fla. Statutes 163.3177(6)(a) ("Encourage preservation of recreational and commercial Page 6 of 10 working waterfronts for water -dependent uses in coastal communities), 342.07 and 342.201. D. The total land area within the development and the area devoted to each functional portion of the development shall be adequate to serve its intended purpose. The record evidence and testimony from the public hearing reflects that the proposed deviations are intended to acknowledge the land area within the development and the area devoted to each functional portion as previously approved should continue, because this has proven adequate to serve the purpose. E. Streets, utilities, drainage facilities, recreation areas, sizes, and yards, architectural features, vehicular parking and loading facilities, sight distances, landscaping, and buffers shall be appropriate for the particular use involved. The record evidence and testimony from the public hearing reflects that the proposed deviations are intended to acknowledge the referenced features of the site as previously approved should continue, because this has proven appropriate for the use. F. Visual character of the project shall be equal or better in quality than that required by the development standards for the zoning district. The visual character of the project shall be better in quality than the existing project before redevelopment and after it was first permitted. The record evidence and testimony from the public hearing reflects that the project involves reconstruction of buildings impacted by two hurricanes. Buildings #1, #2, and #3 have been built back. The boat storage buildings were built back taller than originally constructed, within the maximum height of 75 feet associated with the C-4 zoning district. The refurbishment of the site has improved visual characteristics of the project, while the taller boat storage buildings can be considered impactful to neighboring views. As a separate matter, a companion application has been submitted by the applicant (PL20200000998) for Variances from dimensional requirements associated with reconstruction of the Buildings #1, 2, and 3 and proposed reconstruction of Building #4. The overall aspects of the project related to the requested landscaping related deviations that are the subject of this petition will result in equal or greater visual character as previously existed on the site. One part of the three residential buildings at the abutting Coon Key Pass Fishing Village — specifically the western most residential units in the building closest to the common property line between the Marina and the Fishing Village, may be inconvenienced the proposed redevelopment of the Marina. G. Areas proposed for common ownership shall be subject to a reliable and continuing maintenance guarantee. The record testimony and evidence from the public hearing reflects that at time of the Site Development Plan Amendment and Building Permit processing, the proposed development Page 7 of 10 improvement is subject to reliable and continuing maintenance requirements as well as standard confirmation and authorization of common ownership(s). H. Deviations shall be clearly delineated in the petition and shall be the minimum required to achieve the goals of the project and comply with these standards. The record evidence and testimony from the public hearing reflects that the deviations are clearly delineated and are the minimum required to achieve the goals of the marina reconstruction project. I. The petitioner has provided enhancements to the development. The record testimony and evidence from the public hearing reflects that the act of reconstructing demolished buildings provides an enhancement to the development. J. Approval of the deviation(s) will not have an adverse effect on adjacent properties. The record testimony and evidence from the public hearing reflects that the existing land use pattern in the "Surrounding Land Use and Zoning" portion of this report. Further, the proposed deviations are requested to allow for buffering, landscaping, and vehicular parking area, conditions as previously authorized by past approvals. Thus, the granting of these deviations will result in updated conditions that are consistent with past conditions, not adversely affecting adjacent properties. Landscape Review: Due to existing conditions that do not allow for many of the current landscape standards to be met, the application is seeking deviations from landscape standards as discussed above. Due to the existing conditions of the site which prevent the applicant from being able to meet many of the current landscape requirements. The Petitioner has demonstrated that the element may be waived without detrimental effect on the health, safety and welfare of the community, and the petitioner as demonstrated that the deviation is justified as meeting public purposes to a degree at least equivalent to literal application of such regulations. Environmental Review: Environmental Planning staff has reviewed this petition. Preservation of native vegetation is not required since the property has been developed and does not contain native vegetation or listed species. This project does not require Environmental Advisory Council (EAC) review, as this project did not meet the EAC scope of land development project reviews as identified in Section 2-1193 of the Collier County Codes of Laws and Ordinances. Page 8 of 10 ANAI,VSIS_ 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 enough competent, substantial evidence as applied to the criteria set forth in Section 10.02.03(F)(7) of the Land Development Code to approve Petition. DF,C'ISION_ The Hearing Examiner hereby APPROVES Petition Number DR-PL20180002114, filed by Gina R. Green, P.E. of Gina R. Green, P.A. representing WR Real Estate LLP, with respect to the property described as 1.68± acres located at 604 Palm Avenue in Goodland in Section 18, Township 52 South, Range 27 East, Collier County, Florida, for the following: • An application for approval of a site plan with deviations pursuant to LDC Section 10.02.03.F with eight total deviations, including: one deviation from LDC Section 4.06.02.C.1 to remove the 10-foot wide Type A buffer along the western property line due to existing rip -rap and docks; three deviations from LDC Section 4.06.02.C.2, to reduce the 15-foot Type B buffer and reduce the number of plantings along the eastern property line, and to reduce the plantings along the northern property line; three deviations from LDC Sections 4.06.03.B, to allow trees to be more than 50 feet from the parking stall, allow trees required in parking islands to be located elsewhere on the site, and allow no terminal landscape islands at the ends of some rows of parking; and one deviation from LDC Section 4.06.05.C.1 to reduce the foundation plantings for Building 1 to one fagade; for the redevelopment of the Walker's Coon Key Marina. Said changes are fully described in the and Deviations Site Plan and Survey attached as Exhibit "A" and the Landscape Plan attached as Exhibit `B" are subject to the condition(s) set forth below. ATTACHMENTS. Exhibit A — Site Plan and Survey Exhibit B — Landscape Plan LEGAL DESCRIPTION. 1.68± acres located at 604 Palm Avenue in Goodland in Section 18, Township 52 South, Range 27 East, Collier County, Florida. CONDITIONS. 1. All other applicable state or federal permits must be obtained before commencement of the development. Page 9 of 10 2. Deviation IA may be approved on condition that the applicant maintains vegetation that is equivalent to Type "B" planting requirements with effective screening that is 80% opaque at least six feet in height. 3. Deviation 1 B may be approved on the condition to maintain the 25-foot-wide access road without installing the currently required buffers in the area along the access road where the property has a pre-existing constrained condition. 4. Deviation 2 may be approved on the condition that there will be a minimum of ten trees and six ten-gallon shrubs, and if gaps in the areca buffer occur in the future, trees, and shrubs to meet the Type `B" buffer planting requirement are to be planted to fill the gaps and provide 80% opacity at least six feet in height within one year of planting. 5. All feasible and reasonable adaptations of this petition and the companion petition shall be done to address the concerns of the neighboring Fishing Village. The Marina and Fishing Village are encouraged to communicate and seek amicable resolutions to any real conflicts as a result of the uses on each other's properties. 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. 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. November 24, 2021 Date Andrew Dickman, Esq., AICP Hearing Examiner Page 10 of 10 2. Deviation IA may be approved on condition that the applicant maintains vegetation that is equivalent to Type `B" planting requirements with effective screening that is 80% opaque at least six feet in height. 3. Deviation 1 B may be approved on the condition to maintain the 25-foot-wide access road without installing the currently required buffers in the area along the access road where the property has a pre-existing constrained condition. 4. Deviation 2 may be approved on the condition that there will be a minimum of ten trees and six ten-gallon shrubs, and if gaps in the areca buffer occur in the future, trees, and shrubs to meet the Type `B" buffer planting requirement are to be planted to fill the gaps and provide 80% opacity at least six feet in height within one year of planting. 5. All feasible and reasonable adaptations of this petition and the companion petition shall be done to address the concerns of the neighboring Fishing Village. The Marina and Fishing Village are encouraged to communicate and seek amicable resolutions to any real conflicts as a result of the uses on each other's properties. 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. 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 Page 10 of 10 EXHIBIT "A" W A T E R W A Y POINT DESlROYEO p/ NE PALM AVENUE F tl /bI I a D" COODLAND ISLES Second Addition, P.B. B, pg. 74 9enrJimok Eler. 1.19 NAVD p s•'I'�I� — — — F tl S/e' F Pin 4/ 1& Found PX BiIBR DisF • 1B I I \ how Q v� g • _ / �� p COODIAND ISLES I " 8'I F., 5/8. 19 EX. B AT sups I 1B ��/gyp FIRST ADDITION P.B. 8, P.I&2 LB 642 lm (e onc *'° ^p�M P. 0. B. Meoaf Carrlei `J f X 5 t0 n C m m ®m = ' 19 1 ( 20. Block D a 4 E 9 A E, IA S fX. 6 A I I Cana _ a o4' ZONI G: VRGZO 20 p 1B © 6 w• p© p® r wM°o.>wrc �.Nr°wi �B L 0 C K D I p/. e �' S Ex. PA4ER BRICK PARKING AREA /�\���) Wo TONE INTORWTON / o r r r r p� ].'[Y)V (TO REMAIN) / OOD LONE: AE ELEV; 10' (�v0) EX. BlC1YyE DO)E m$mFw9m 1[TTRtlItm NI-0A O4WNRM 1]0067 EX BOAT SUPS u °Y PARAING(1 3 APPROVED UNDER SDPA 2000-AR43409 G SOPI-PL20 900 SZZ / � °BST N — J — — — I Z 3 E 3 °rY 5/15/2012 J Io 4 3 Ex. a S�A=E�S f � X sP cfs p � I � � Not Included PORTION OF p ZONING: C-4GZ0 _ a NDIVIDED BLOCK "r' p1B/ i l©® _ \ /\ h MATCHLINE RR �� POINT DESTRO 4. 7 �Y� v i �/ Bmcnmwk - - 6 \ 51 PORTION OF �p I vA ° p LEGEND \ UNDIVIDED BLOCK "P' DENOTES TERMINAL ISLAND EX. CONCRETE (&�pH�G �i` a; ° ` TREE RELOCATION (DEVIATION 5a) r� _,, O 3 \\ ® ZONING, C-4 GZO 8 DENOTES RIP -RAP AREAS • , H, Y: DENOTES PARKING LOT STRIPING \ \ \ •fIIWdAO \\ ?AId p1{trlG) \\ \\' O DENOTES MANGROVE AREAS $ sod \ lO `a�yN \\ \ �� 1;\\ C \\ \•'.- # DENOTES DEVIATION 0 (SEE SHEET 2 FOR DEVIATION LIST SCALE 1'.20' �/ 1 �• \� \ Yn = fx CONCRETE vo AI b \ 46 EjV °warm ..Ra1rn fkAmc °DrsnN¢nnr \ 7 `� \\ \\ (C"A's WOIL.YWrtKJJ \ \ OFgs 4p W90'0�p0 / z . N \ F DOC1trr. z < 5 ry ? za c ROOKE — VaAYAOUAT MESE C pRE9ERVE 90U!laMY -.. \\\ H IJ PROP. BOAT SUPS viol BLUE HILL CREEK 13' se Requested Deviations 0 1A Deviation from Section 4.06.02.C.2. of the LDC, which requires a 15' wide Type "B" Landscape Buffer, to instead reduce it to a 6' Type "B" Landscape Buffer between the Boat Storage Building (Building 4) and the eastern property line. 1B Deviation to allow for no buffer to the North where the access road is contiguous with the Eastern property line and no buffer along the West edge of the access road where it is adjacent to the waterway. 20. Deviation from Section 4.06.02.C.2. of the LDC, which requires trees spaced no more than 25 feet on center, to instead permit varying spacing due to existing site restrictions along the eastern property line. There will be a minimum of 10 trees and 6 ten-gallon shrubs. If gaps in the areca buffer occur in the future, trees and shrubs to meet the Type 'B" Landscape Buffer planting requirement are to be planted to fill the gaps and provide 80% opacity within 1 year of planting. 3J Deviation from Section 4.06.03.B.3. of the LDC which requires a terminal island with a tree at the end of a row of parking, to instead allow some required terminal trees to be located elsewhere on site where site conditions and marina use operations have prevented the creation of a terminal island. The relocated island trees will be located as shown on the Deviation Site Plan. 4Q Deviation from Section 4.06.03.B.2. of the LDC which requires a tree no farther than 50' from a parking stall, to instead allow some required trees to be more than 50' from a parking stall due to site conditions and turning radii of equipment integral with the marina operation. '5 Deviation from Section 4.06.03.B.3. of the LDC which requires a row of parking spaces to have a Terminal Landscape Islands, to instead allow some required Terminal Landscape Islands to be paver bricks with no landscaping where site conditions and marina use operations have prevented the creation of a terminal island. L. Deviation from Section 4.06.03.13.1 of the LDC which requires at least ten percent of the amount of vehicular use area onsite to be devoted to interior landscaping areas, to instead permit five point nine percent (5.9%) of the amount of vehicular use area to be devoted to interior landscaping areas due to existing site restrictions. �7 , Deviation from Section 4.06.05.C.1 of the LDC, which requires foundation planting landscaping on at least 3 building facades and along at least 30 percent of each facade, to instead allow for the Ship's Store (Building 1) only one facade for foundation plantings on the eastern facade and all required foundation planting shall be located on this one facade. oaao xm room M0aona rrowals taum a Oros YOG M LLa0[ of IIY fl11111Y nmr�ioe' �rwr�s'r�W Halo ZpCK asM IV (IrMa) wxL.ct1100Ir F5/l x YTL yrr/]plt PAW oaov ssys miss ssssm Not Included PORTION OF UNDIVIDED BLOCK "Y" Not Included PORTION OF UNDIVIDED BLOCK 'Y" I. ��YON�i.�• I SCALE 0 JO W . 0 MUNN a N pw0�! y' irf a'l� NCoot door INN a¢ 10 tcwrrc •r. — r rtwaro 9( xc Dorn w wr M PLA r MNf A pAw t or w ptox otimm or comot m . nowt• a "m riwr yr law mar ro • roan naz rwrx tnTat' � sorer mar ro ,1 rw+r. no�z mmrrsrmr ax M MC s � aRlc avc♦mroor aaus .ro rrr oar ra rs. r�nrr. apoc mvnr M rWMC Ltsr /Rr ro r 10{Z souM.rsroar a orA awl[ HOlwoA 1 0rn+ar RAatR NO OP LG LI rw rrzn rz A ro A IOIq nGMi .vnr MOO?' fair r¢r ro qvq ncy¢ Hamm rv6.rVr 6I ON=7" roA tlw fR r rg1M rrwrr Gtfr A]JI laT ro A rotor ox a[ YIId rlirr�-ar a IAIY O W4G IIOMZ Q M ,Na n r awrc arwc r Arun or w rQrAW,uo A NNb' 06 rI !w sot nR ro M Mc men R tar K mL2 nM Aat!'rgt AM M oovr, 1.0 ACKI mar a tm t �9 =M QCAOI rA 1s ",-L TEL BLAL tSTAT& UP AntonioTrigo, PLS No.2982 ��1 MAP OF RECORD SURVEY II EXHIBIT "B" A/ ISAACSON LANDSCAPE ARCNRECTURE GROUP ]s�].forn91Erogve N.�PIES.R],I I9 ]]93S11f6f mrmerimenn 1C1600/M PLANT SCHEDULE Total Site Area 73.181 sf TREES My BOTANICAL/COMMON NAME COW SRE SPEC. BUIIOin Area 18,2OB sf AR 7 ACER R—UM / RED MAPLE 25 GAL IJSCAL 10'.12' OA- A' SPREAD Building 564 Area I BURSERA SRAARUBA / GUMBO UMBO 25 GAL 1.7SCAL 10'-12' OA., 4' SPREAD Pavement Area 49:408 sf Pervious Area 9,408 sf CE2 13 CONOCARPUS ERECTUS/ GREEN BUTTONWOOD 25 GAL IJSCAL 10'-I2.OA.,4'SPREAD LANDSCAPE CALCULATIONS CO A CHRYSOPHYLLUM OLMORME / SATNLEAF 25 GAL IJSCAL 10'42' OA- 4' SPREAD 1.75'CAL 10'-12' MINIMUM NUMBER OF CANOPY TREES REOUIRED MR 3 MAGNOLA GRANDIFLORA'D.D. SANCHARD M / SOUTHERN MAGNOLIA 25 GAL OA. 4' SPREAD Baud an 1 tree / 3000 sf of pervious lot Naa - 9.400 d 0' -I iRo.u�11 Ov 4 OUERCUS VRGNANA / LINE OAK 25 GAL 1.75CAL 10'.12' OA.. 4' SPREAD 1. VEHICULAR USE AREA (SeeWn 4.06.03 B 1) TDI 2 TAXODMM DISTICHUM / BALD CYPRESS 25 GAL 1.7SCAL I0'•12' OA. 4' SPREAD 10%%45 564 S.F - 4 556A S.F. 2.1 7 S.F. xAti) Lx+11yy Mil LssWN4p1Ar111 EXISTING CITY BOTANICAL/COMMON NAME COW LIZE SPCA 4,556A S.F 12SO �Trees — BSE 1 BURSFJU SIMARUBA / EX. GUMBO LIMBO TO REMAIN ee (Real Lx411a II p T 1 I — DUE 43 DYPSB LULESCENS / EX ARECA PALM TO REMAIN SHARED U. RIGHT-OF-WAY LANDSCAPING(Alt—tI.V -D-) SHRUBS TY BOTANICAL/COMMON NAME COM SOE SPECJSPACING xron &M 41 PlA LF / 30 NA Trem NA NA CE 6� CONOCARPUS ERECTUS / GREEN BUTTONWOOD -SHRUB FORM 10 GAL S' OA 3' SPREAD 4' OC P4M1rwW of PTrarr R4a6Ma) Pmol4Fak10) CST 56 CHRYSOBAIANUS ICACO'RED TIP'/RED TIP COCOPWM 3GAL IS•24'OA 3 OC Sft Im R.O.W. III. PERIMETER SUFFERING (Marustim-A.B.C-) IS 50 REX VOMITI ICHRUNGS HOLLY 3GAL 12'•ICOA 2 OC (BMMATIw2.4) wImORIA'SCHLUNO* Type'A'-ML,d.—WWOI v 1011. TD 56 TRPSACUM X DACTYLOIDES / HALF-A4IATCHEE GRASS 3 GAL IS -IS OA 3 OC NA L.F. 130 v xx Treve ins xx �LF.1 IITNII ReeY1e (I TreN Pi rAF 24 2AM(A PUMLA I COOMPE 3GAL IS•ISOA 3 OC A.M TyPe'B-- MWmum WieM v 15M1 60% ODaOw wUNn ore yw -6 iN. M+Y vldNa a MIn. 833t L.F.125 33 Trees 33 12 (YNL&q 1 ex. tees) GROUND COVERS ERL Ott 56 BOTANICAL/ COMMON NAME ERNODEA LIRORAIb/GOLDEN CREEPER COW IGAL SIRE IS•ISOA SPACING 30C �F') V RT—PMH/11) N. BUILDING PERIMETER PLANTINGS - Building I SOD 9W BOTANICAL/COMMON NAME COW SOE SPACING (eeM m4ae.BsaA1 PN 2111 SF PASPALUM NOTATUM / BAHIA GRASS SOD PALETTE 228 L.F. x 25%. x 1(r S55 SF 565 SF IF $42 SF STENOTAPHRUM SECUNDATUM/RORITAM SOD SOD PALETTE (DukeP—) TSFFw PW4y Rp) IMv'eeel 565 SFJ300v 2 2 REFERENCE NOTES SCHEDULE MULCH SYMBOL DESCRIPTION OTT DETAIL M•101 7CRUSHEDSEl9HELL B90 SF (9.5%0100nim) SYMBOL DESCRIPTION OTT DETAIL MUA121 S SHREDDED COCO BROWN MULCH. 20.13 CY 'ALL NEW PLANTINGS ARE TO BE 100%NATIVE 'EXISTING IRRIGATION SYSTEM WILL BE REPAIRED AND/OR REfRORTTED AS NECESSARY TO PROVIDE 100%COVERAGE 6 SEPARATION OF HIGH AND LOW WATER USE BAHIA SOD NOT TO BE IRRIGATED. 'INVASIVE PLANTS SHALL BE REMOVED AND MAINTAINED N PERPETUITY. 'MULCH NOT TO CONTAIN MORE THAN 25%CYPRESS. Tme Avatobti /Substitution and Futwo Replocomenh: a speatbd toot aro urgvabds air need to a replaced b tw Iwxe, me kd—ir.a Y d". of born may W 11red m IOMxxxlora. a nwdugec. far In1 aces MW above: Grrn air SNar BuapTweatl. Salle feat. PIs" Humbo Hum Gaig-GUnOak Rod Uw ORod Mcpb. Soultgm MoV,010 mxI MW Cypress. Trees Ipecbl II —NW In SEPM2000rVb13409 nx,y ado w mpbced urns ttw Ir—Med above. At limes ore to w Code rrwwsexn at PI-". StvubGroundcover AvaOobBN/SubstiNtion and Future Replocements: slrubLrauridcowr repbclnwit W eie NNrs may W any I(01 rweve v fy mot paws In SW Porch. Tree Staking Detail Tress Shkp ere W ba rentwed between &72 mNMa by the 0— ) J. (SFF—W PIT—Wft.Hi RapYtl) PF7 M—I) Vn. TREES AND SHRUBS (3-4.e6Ae CA) Tm Species Requims 5 e. Trees < 100%u 1a, 1.75- Col., 4'spa. 65 Trees RaWiMd x 100% 65 NBWe Trims Required 35 Nab- Tress P—Itli d (kirk do area exflbg ft.) b. Shrubs 100% Native SPECIFICATIONS A/ ISAACSON LANDSCAPE ARCHITECTURE GROUP 293MONIEREYOHUE NAPLES.R34119 239J533105 lC2da044 Poo! ' Ib 14tR.1 PpOTBARRgA�YpA j r aaaomo a xsnmlaaa zwarar.I4 Q m�raoriCffDreRT1@ - F'KM1n9iWr � 'tax.W ltQomle. Ln,• -- Q • ROOT BARRIER DETAIL ... C The Contractor shot be responsible for providing a complete and operable system for the irrigation of ON new landscape plantings on site. Plans and specifications may not indicate at items necessary for the proper Irrigation of the project. This shot not refieve the contractor of his responsibility to furnish labor, materials and equipment required far a complete and proper system. The Contractor shot be responsible for adjusting head location, type, sae, and any other system components to comply with the requirements of the landscape planting as installed. Such adjustments shall be made when authorized in writing by owner. Such adjustments .11 be compensated at the prices indicated in the proposal. Contractors shot personally examine the site and fully acquaint themselves With at of the existing conditions in order that no misunderstanding may bfterwords arise to the character or as to the extent of the work to be done and, likewise, in order to advised and acquaint themselves with at precautions to be taken in order to avoid Injury to person or property. PLANTING MATERIAL: The contractor shot make every possible effort to avoid existing plant material that has been togged for preservation. Where such material fats in the path of trenching, the Contractor shot reroute the pipe m hand trench as necessary, to protect the designated plant material. Any damage caused by the contractor to newly introduced plant material or sod shall be restored to Its original condition prior to final acceptance. 0— LU a � O Za z O o O fU O G `W U Y g J i o > d C m O Ell m C >� Cd C4 O W ins m mriseeom n.t d o �p NOTES ° Reny° Burbp to m R006d _ How of Rubbw O �Ix6Md PT Iwo At Plants shot be Florido No.l or beffer. Contractor shot be familiar w/ Colter County Land Dev. Code Contractor shot verity an quontilles Indicated at time of bid.0") AI contractors working on the shall be licensed and fully insured as required.fie ps.: n'voroe e. 2 x 2 project Contractor ls responsible for replacement of at dead plant materials that Occurs during the warrantee period.Cornulsd S1J0erlaretd'Tress 414�Ga and pain staling Shan be removed between 6 and 12 months by the Contractor. WARRANTEE: . _ *AN trees and palms shot be warranted for one year from final acceptance. 'Shrubs shall be warranted for six months from final acceptance. 1.'Sod and annuals shall be warranted for three monttm ham final acceptance. 4ma� Of Nab Is m 50% taW Contractor is responsible to fertilize an new trees, palms, shrubs, and ground covers with low release fartifzer///'''���Becidi Mh th- a11OO1ea1 w/minors at installation.I�ib erfE006tmMlM1 BASE INFORMATION PROVIDED BY GINA GREEN P.E AND SQUARE'S LAN DCAPING INC. - SDPA-200&AR-13409 L L RIOVOEDeY OIHW AepA(D TORE CORRECT THe MAR PFll41A MlPROFFAIYOF M4tlWW 1bJlMarIRCI1ME eR01A.NC. mire RINCIJI rgTeeWFa NRALdINPMT WrrHOUrMw11mPN UM.DVKO bKtOH WgEWlAMN2CtaRa andP. NC.