HEX Final Decision 2023-06HEX NO. 2023-06
HEARING EXAMINER DECISION
DATE OF HEARING.
February 9, 2023
PETTTInN
PETITION NO. NUA-PL20220004583 - Request a non -conforming use alteration pursuant
to LDC Section 9.03.03.B.4 to allow replacement of an old carport that is accessory to a
nonconforming single-family residence with a carport of like size for property located within
a Heavy Commercial Zoning District / Immokalee Agribusiness Overlay Subdistrict (C-
5/AOSD). The subject property is .24 acres located at 326 Alachua Street in Immokalee and
is legally described as Lots 40 thru 42, Block 53, Newmarket Subdivision, in Section 3,
Township 47 South, Range 29 East, Collier County, Florida.
GENERAL PURPOSE FOR THE PETITION.
The Petitioner requests a non -conforming use alteration (NUA) to replace an existing 19.5- foot
by 20.55-foot carport with a new one of like size; said accessory structure is structurally attached
to a single-family dwelling that was constructed in 1961 by means of Building Permit No. 61-3557
at which time said property was located within an I-C-3 zoning district that allowed for such use.
STAFF RECOMMENDATION.
Approval with conditions.
FTNTITNC C
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.
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. A Neighborhood Information Meeting (NIM) is not required for a Nonconforming Use
Alteration.
Page 1 of 4
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 at the public hearing.
7. The County's Land Development Code Section 9.03.03.B.5.a. through f. lists the criteria for a
non -conforming use alteration. The Hearing Examiner may approve a non -conforming use
alternation based on the following standards, as applicable.'
1. The alteration, expansion, or replacement will not increase the density of the parcel or lot
on which the nonconforming single-family dwelling, duplex, or mobile home is located.
The record evidence and testimony from the public hearing reflects that the applicant
desires to replace a carport that is an accessory to the existing single-family dwelling; said
replacement of an accessory structure will not increase the density of the lot.
2. The alteration, expansion, or replacement will not exceed the building height requirements
of the district most closely associated with the subject nonconforming use.
The record evidence and testimony from the public hearing reflects that the building height
in the C-S District is 35 feet for principal structures; no departure from the height is being
requested or recommended for approval, thus the building height requirements will not be
exceeded.
3. The alteration, expansion, or replacement will not further encroach upon any
nonconforming setback.
The record evidence and testimony from the public hearing reflects that this Petition, if
approval is granted for the replacement carport, will not cause any encroachment issues.
The principal structure was not evaluated for setbacks.
4. The alteration, expansion, or replacement will not decrease or further decrease the existing
parking areas for the structure.
The record evidence and testimony from the public hearing reflects that a reduction in
parking requirements has neither been sought nor has any action regarding this issue been
addressed as part of this Petition.
5. The alteration, expansion, or replacement will not damage the character or quality of the
neighborhood in which it is located or hinder the proper future development of the
surrounding properties.
The record evidence and testimony from the public hearing reflects that the existing single-
family dwelling has existed in its present location since 1961 and it is believed the existing
carport has been in place since 1966. The replacement of the existing carport will improve
'The Hearing Examiner's findings are italicized.
Page 2 of 4
the character and quality of the neighborhood in which it is located without hindering the
future development of surrounding properties.
6. Such alteration, expansion, or replacement will not present a threat to the health, safety, or
welfare of the community or its residents.
The record evidence and testimony from the public hearing reflects that the existing carport
is in a dilapidated condition; allowing for the replacement of said carport will reduce
threats to health, safety, and welfare.
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 Section
9.03.03.B.5.a through f. of the Land Development Code to approve this Petition.
DECISION.
The Hearing Examiner hereby APPROVES Petition Number NUA-20220004583, filed by Diana
Baldrich of 239 Permitting Services, Inc., on behalf of Francisco Ochoa, Jr. and Cynthia O.
Yzaguirre, with respect to the property described as Lots 40 thru 42, Block 53, Newmarket
Subdivision, in Section 3, Township 47 South, Range 29 East, Collier County, Florida, for the
following:
• A non -conforming use alteration (NUA) to allow for the replacement of an old carport that
is accessory to a nonconforming single-family residence with a new carport of like size.
Said changes are fully described in the Site and Construction Plans attached as Exhibit "A" and is
subject to the condition(s) set forth below.
ATTACHMENTS.
Exhibit A — Site and Construction Plans
LEGAL DESCRIPTION.
Lots 40 thru 42, Block 53, Newmarket Subdivision, in Section 3, Township 47 South, Range 29
East, Collier County, Florida
CONDITIONS.
1. All other applicable state or federal permits must be obtained before commencement of the
development.
Page 3 of 4
2. The scope of this NUA is limited to the replacement of a 19.5-foot by 20.55-foot carport.
3. A building permit must be applied for and obtained for both the demolition of the existing
carport as well as for the construction of the new carport.
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 4 of 4
EXHIBIT "A"
APPLICABLE CODES
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51—D HAT10— ELECT— ALoran OOOE
PROJECT INFORMATION
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TYPE OF COHETE-4 TYPE 6-ON AREA TO— — ROOF 1471 G3,lF
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SINGLE FAMILY RESIDENCE
NEW ALUMINUM CARPORT
326 ALCHUA ST, IMMOKALEE, FLORIDA 34142
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NEW ALUMINUM CARPORT J i,g
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S 45° 56' 40" E 139,95' (M)
WORK AREA
d01.00 SQ FT
ENTRY
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--- I NEW ALUMINUM
GRAVEL CARPORT
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S 45° 54' S0" E 140.00' (P)
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LOT - 39
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LOT - 43
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SINGLE FAMILY RESIDENCE
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Jaime R. Gutierrez DAW 2022.0,.04175Z19-05'00' AREASUMMARV OE..° OM"x�m N.Am,n, cvnn°NAReRavwAeo
RIeNe4u0JJL0'J_WOPK; O26 CEL #: 1 A $T. IMMOKALEE, FLORIDA 84142. Iffift
TOTAL A/C LMNG AREA: 1,OS40D SO Ff PARCEL C: 83SB8W0007 FI.R.MV2012 FLOOD ZONE BASE ELEVATION: SUFFUC
- REPLACE EXISNC ALUMINUM CARPORT ENTRY: 0, DO SO Ff _
- REMOVE EASRNOINUM CO. NEW ALUMINUM CARPORT: 401.00 SO F'I' LEGAL DESCRIPTION:
AH 040' H
-IIWDLLNEAALUMINUMCOLhI2`kr I•. NON ABC LNING: 41100 SO FT
tooSITE PLAN -INSTALLNEA/ALUMINUMBEAMZ'YC THELOTS
PIL,41842EOF RE ORDER IN PLAT BOOK
SION,AJ IU& 1NG TO SuEC°nEo: 330'i00-NEWMARHET SURD
wok - INSTALLNUM PAINNUMCANKSA TOTALUNDER ROOF: 1,471.Oo 5Q FT 7HEPUT THEREOF RECORDED IN PLAT WOKI.PAGE(S)1048105,
CJ'- WI AWMIING PMI ROOF PANELS ATLACH
SCALE: 3/16"=1-O" TO IXISTINO HOME CONC. SLAB: 73.00 SO FT PUBLIC RECORDS OF COLLIER COUNTY, FIORIDA Uw Co0e:1-SINGLE FAMILY RESIDENTIAL
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-REMOVE EXISTING CARPORT.
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TOTAL A/C LIVING AREA:
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SO
FT
ENTRY:
16.00
SO
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NEW ALUMINUM CARPORT:
401.00
SO
FT
NON A/C LIVING:
417.00
SO
FT
TOTAL UNDER ROOF:
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SO
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CONC. SLAB:
73.00
SO
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NEW ALUMINUM CARPORT
6 W/ALUMINUM PAN ROOF PANEL
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PROPOSED FLOOR PLAN NOTES
326 ALACHUA ST, IMMOKALEE, FLORIDA 34142.
PARCEL #: 63666640007
LEGAL DESCRIPTION:
LOTS 40, 41 & 42, BLOCK 53, NEWMARKET SUBDIVISION, ACCORDING TO
THE PLAT THEREOF RECORDED IN PLAT BOOK 1, PAGE(S) 104 8 105,
PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA.
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ROOF NOTES
1. THIS BUILDINGSTRUCTURE HAS BEEN DES IGNEO IN ACCORDANCE WTH nH EDRICH OD20)
FLORVABUILDINGOODE AND SECTION 1609 FOR DESIGN PRESSURES GEN ERATEO BY
DESIGN WNO VELOCITY OF 170 MPH.
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PROPOSED PAN ROOF PANEL PLAN
SCALE: 1? =1'-O'
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