HEX Final Decision 2022-04HEX NO. 2022-04
HEARING EXAMINER DECISION
DATE OF HEARING.
January 13, 2022
PETITION.
PETITION NO. DR-PL20210001617 — Burger King - A request for approval of a site plan
with deviations from LDC section 4.06.02.0 to reduce the required north landscape buffer
from 10 feet to 5 feet, and the west landscape buffer from 15 feet to 10 feet, for the
redevelopment of Burger King #7162, consisting of 4:0.81 acres and located at 1011 Airport
Road in Section 36, Township 49 South, Range 25 East, Collier County, Florida.
GENERAL PURPOSE FOR THE PETITION.
The petitioner desires to demolish the existing Burger King site and construct a new Burger King
that is reflective of the current corporate image and standards, and that will improve the overall
appearance of the property. The proposed site plan will occupy the same footprint as the current
Burger King except for replacing the existing single drive-thru lane with a double drive-thru lane.
To maintain the original footprint (except for the addition of a second drive-thru lane) the petitioner
requests a site plan with deviations. The requested deviations are the reduction of the buffer on the
northern property line from 10 feet to five (5) feet and a reduction of the buffer on the western
property line from 15 feet to 10 feet.
STAFF RECOMMENDATION.
Approval with conditions.
FINDINGS.
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.
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.
Page 1 of 5
5. The County Staff presented the Petition followed by the Petitioner and/or Petitioner's
representative, public comment and then rebuttal by the Petitioner and/or Petitioner's
representative. There were no objections to the Petition at the public hearing.
6. The County's Land Development Code Sections 10.02.03.F.7. lists the criteria for a Site Plan
with Deviations. The Hearing Examiner may approve, approve with conditions, or deny the
request upon review and evaluation of the criteria in the Collier County Land Development
Code.1
Section 10.02.03.F.7 Criteria:
1. Land uses and densities within the development shall be consistent with the permitted and
approved conditional uses in the zoning district.
The record evidence and testimony from the public hearing reflects that the proposed
deviations will not change the permitted land uses and densities of the project or
surrounding area.
2. The proposed development is consistent with the Growth Management Plan.
The record evidence and testimony from the public hearing reflects that the project, as
proposed, is replacing like with like and will therefore remain consistent with the GMP
specifically FLUE Policy 5.4. Staff is also of the opinion that the project, as proposed, is
consistent with GMP FLUE Policy 5.6, as it is replacing like with like for a permitted use
and will be complementary to the surrounding uses.
3. 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 evidence and testimony from the public hearing reflects that the proposed site
plan deviations will permit redevelopment of an existing Burger King and will have no
impact on permitted land uses and densities as the project is essentially replacing like with
like. The additional plantings in the two buffers that the deviations are being sought for as
well as expanding the width of the western buffer from what it is currently is will increase
the overall aesthetic appeal of the location and surrounding area.
4. 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 to the development will result in a small increase in landscaped area from what
'The Hearing Examiner's findings are italicized.
Page 2 of 5
currently exists. As shown in traffic studies of similar Burger Kings, the approved APR will
not negatively impact parking for the proposed development. The addition of a second
drive-thru lane with allow more expedient customer service and will be in keeping with an
industry shift to a greater degree of sales happening at the drive-thru lane(s) of fast food
restaurants.
5. 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 landscape
buffers are the sole deviation being sought in this petition and are appropriate for the use
being considered as, if granted, one buffer will remain at five feet, one will increase from
five to 10 feet and there will be additional plantings of understory trees, shrubs and ground
cover.
6. 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 there will be a
small net increase in landscaped area from what is currently at the site. While this increase
does not meet current code requirements, the proposed landscaping will be of better quality
and aesthetic appeal than what currently exists, and that the additional plantings of
understory trees, shrubs, and ground cover more than offset the decrease in landscaped
area currently required by the LDC. In addition, the new Burger King will have a
modernized exterior which will be of greater visual appeal than what currently exists.
7. Areas proposed for common ownership shall be subject to a reliable and continuing
maintenance guarantee.
The record evidence and testimony from the public hearing reflects that at the time of Site
Development Plan Amendment and Building Permit processing, the proposed development
improvement is subject to reliable and continuing maintenance requirements as well as
standard confirmation and authorization of common ownership.
8. 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 redevelopment
project.
Page 3 of 5
9. The petitioner has provided enhancements to the development.
The record evidence and testimony from the public hearing reflects that the deviations
being requested as well as a new modernized building exterior will enhance the overall
visual appeal of the project. The added drive-thru lane will allow the restaurant to stay
current with the industry shift towards greater drive-thru sales improving its overall
efficiency.
10. Approval of the deviation will not have an adverse effect on adjacent properties.
The record evidence and testimony from the public hearing reflects that the deviations
being requested are entirely on the petitioner's property and will have a positive, visual
impact on adjacent properties with no detrimental impacts.
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 enough competent, substantial evidence as applied to the criteria set forth in Sections
10.02.03.F.7. of the Land Development Code to approve Petition.
DECISION.
The Hearing Examiner hereby APPROVES Petition Number DR-PL20210001617, filed by Robin
Kendall of Bravoflorida, LLC representing the applicant, Bravoflorida, LLC, and described as 1011
Airport Road at the northeast quadrant of the intersection of Airport Road and Domestic Avenue
approximately two-thirds of a mile north of the main entrance to the Naples Airport in Section 36,
Township 49 South, Range 25 East, of Collier County, Florida, for the following:
• A Site Plan with Deviations for Redevelopment (DR) application for redevelopment of a
Burger King (#7162) restaurant. To better facilitate this redevelopment project the
petitioner requests approval of a site plan with deviations pursuant to LDC 10.02.03.F; and
seeks one deviation from LDC 4.02.06.C, Table 2.4 to reduce the required width of the
landscape buffer on the northern edge of the parcel from 10 feet to five (5) feet; and one
deviation from LDC 4.02.06.C, Table 2.4 to reduce the required width of the landscape
buffer on the western edge of the parcel from 15 feet to 10 feet.
Said changes are fully described in the proposed Site Plan with Deviations and Landscape Plan
attached as Exhibit "A" and are subject to the condition(s) set forth below.
ATTACHMENTS.
Exhibit A — Site Plan with Deviations and Landscape Plan
Page 4 of 5
LEGAL DESCRIPTION.
1011 Airport Road at the northeast quadrant of the intersection of Airport Road and Domestic
Avenue approximately two-thirds of a mile north of the main entrance to the Naples Airport in
Section 36, Township 49 South, Range 25 East, of Collier County, Florida
CONDITIONS.
1. All other applicable state or federal permits must be obtained before commencement of the
development.
2. Deviations will be limited to what is depicted on:
a. Site Plan with Deviations - Burger King #7162, Job number 7162, originally dated
May 5, 2021, and last revised on October 12, 2021.
b. Landscape Plan - Burger King #7162, originally dated June 14, 2021, and last
revised on October 14, 2021.
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 5 of 5
EXHIBIT "A"
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