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HEX Final Decision 2022-21 (Amended by HEX Decision 2022-23)HEX NO. 2022-21 HEARING EXAMINER DECISION DATE OF HEARING. April 14, 2022 PETITION. Petition No. DR-PL20210002480 - A request for approval of a site plan with deviations from LDC 4.02.16.11 Table 7 to reduce the eastern minimum side yard from ten feet to zero feet and from LDC 4.02.16.E.2.a.ii to reduce the required shared landscape buffer from ten feet to five feet and reduce the property's minimum landscape buffer contribution from five feet to zero feet, for the redevelopment of Naples Classic Car, located at Lots 49-53, Block A, Rock Creek Park, also known as 3066 Terrace Ave in Section 2, Township 50 South, Range 25 East, Collier County, Florida GENERAL PURPOSE FOR THE PETITION. The Petitioner wishes to rebuild the existing structure in the location where it is currently located on the subject property, which cannot be done under the County's Land Development Code without the following two deviations: 1. A deviation to reduce the ten -foot setback to zero feet along the eastern property line. 2. A deviation which requires a shared 10' type A landscape buffer between commercial uses with a minimum of 5' on each lot, to reduce the requirement to zero 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. Page 1 of 5 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. The notice for the April 14, 2022, Hearing Examiner hearing was provided by newspaper advertisement and mailed notice to owners within 500 feet of the site. 6. 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. 7. 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 within the development. 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 will remain consistent with GMP FLUE Policy 5.4 requiring the project to be compatible with neighborhood development. This petition is deemed to be consistent with the FLUE of the GMP. The petition can also be deemed consistent with the CCME and the Transportation Element. Therefore, this petition can be deemed consistent with the GMP, because uses are not changing with this amendment as the owner has been operating his business with the existing building, 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 deviations will not change the permitted land uses and densities within the development. The proposed improvement will have a beneficial effect for the surrounding neighborhood and unincorporated Collier County for this currently developed property, as the new building would require the building to be built to today's safety standards and the new building would complement the new surrounding buildings. 1 The Hearing Examiner's findings are italicized. Page 2 of 5 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 will not change the current land area within the development and are adequate to serve the intended purpose. 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 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. The applicant has agreed to add an additional four trees to the north property line to compensate for the zero foot landscaped buffer on the east side. 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 the new building will be designed to the new Florida Building Code standards to withstand high velocity wind speeds as well as the building will be brought up in elevation to comply with FEMA standards. Visually the applicant has proposed additional landscaping along the north side to enhance the visual character that the existing building does not provide to driver and pedestrian using Terrace Avenue. 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 this project. 9. The petitioner has provided enhancements to the development. Page 3 of 5 The record evidence and testimony from the public hearing reflects that the act of demolishing and rebuilding a new building provides an enhancement to the development as well as the additional landscaping proposed along Terrace Avenue. 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 based on the information provided in the application the proposed deviations are requested to allow for setback and landscaping conditions that were 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: Given that the site has existed with no buffer along the portion of the East buffer where the building is currently located, and that 4 trees will be provided in addition to the North buffer and foundation planting requirements, there will be no detrimental effects resulting from the approval of deviation 2. Environmental Review: Environmental Planning staff has reviewed this petition. The request is to demolish the existing building and rebuild the structure with a setback deviation. Preservation of native vegetation is not required since the property has been developed and does not contain a preservation area or listed species. This project does not require Environmental Advisory Council 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 No, DR-PL20210002480, filed by Jessica Klutz of Davidson Engineering, Inc, representing the applicant, Al Leradi of Davis Terrace Reality LLC, and described as 3045 Davis Boulevard and 3066 Terrace Avenue in Section 2, Township 50 South, Range 25 East, Collier County, Florida, located approximately 750 feet from the Davis Boulevard and South Airport Road on the Northwest quadrant, for the following: • An application for approval of a site plan with two deviations: 1) deviation to reduce the eastern minimum side yard from ten feet to zero feet; and 2) deviation to reduce the required shared landscape buffer from ten feet to five feet and reduce the property's minimum landscape buffer contribution from five feet to zero feet. Page 4 of 5 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 LEGAL DESCRIPTION. 3045 Davis Boulevard and 3066 Terrace Avenue in Section 2, Township 50 South, Range 25 East, 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 the attached Exhibit "A". 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. 12, 2022 Date Andrew Dickman, Esq., AICP Hearing Examiner Page 5 of 5 EXHIBIT "A" c ��t NAPLES CLASSIC CAR Reviewed and Approved For: Permit Issuance AMENDMENT TO SITE DEVELOPMENT PLANS (PL20160001805) PL20180001929 0.,1n: 7131/2019 SECTION 02, TOWNSHIP 50 SOUTH, RANGE 25 EAST COLLIER COUNTY, FLORIDA 0 LEGAL DESCRIPTION INDEX OF DRAWINGS OWNER/DEVELOPER: DWG. NO. DESCRIPTION DAVIS TERRACE REALTY, LLC `°°°' `°FRB"EE ,>, o, WE ooa�c Po o, �NER I—.10 GENERAL NOTES 2630 PINE RIDGE ROAD C-00.20 AERIALVIEW NAPLES, FL 34109 C-1000 EXISTING CONDITIONS B DEMOLITION PLAN VICINITY MAP SUBJECT PROPERTY STATE OF FLORIDA COLLIER COUNTY STREETS MAP NAPPLLES AREA —.00 MASTERSITE PLAN -1.00 MASTER DRAINAGE PLAN —.00 MASTER UTILITIES PLAN —.00 DETAILS 0 —.00 NPDES POLLUTION PREVENTION PLAN GENERALNOTES 1. ALL ELEVATIONS SHOWN ARE NAVD 2. NAVD-1.28'=NGVD-TO BE VERIFIED BY SURVEYOR 3. ZONED: C-5IGTMUD-MXD FOLIO A 70720240002, 70720500001 5. PHYSICALADDRESS: 3045 DAVIS BLVD 83084 TERRACE AVE NAPLES. FL 34104 DING CONSTRUCTION TYPE (TYPE IIB) BUILDINGS WILL BE SPRINKLED 8. GROSS FLOOR ARE GALGULATIONS. RFLO OW - 29,088 SF (COMBINED, EXISTING, ANO PROPOSED) 2. FLOOR: 14,384 EF 3,E FLOOR: 14,384 SF 9. 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