Hex Final Decision 2023-34 HEX NO. 2023-34
HEARING EXAMINER DECISION
DATE OF HEARING.
October 12,2023
PETITION.
Petition No.VA-PL20230007656—33 Pelican Street West-Request for a variance from Land
Development Code (LDC) Section 5.03.06.E.5 to reduce the required side yard riparian
setback from 15 feet to 4 feet on the east side and to 11 feet on the west side for a boat dock
facility on a lot with 77± feet of water frontage. The subject property is located at 33 Pelican
Street West and is legally described as Lot 78, Isles of Capri No. 1, in Section 32, Township
51 South,Range 26 East, Collier County, Florida.
GENERAL PURPOSE FOR THE PETITION.
The petitioner requests to modify the existing dock facility by adding a triangular flair to the
northeast portion of the L-shaped dock that would allow for the placement of a second boatlift to
accommodate a new 34-foot vessel; the existing boatlift is to be occupied by a 12-foot vessel.
STAFF RECOMMENDATION.
Approval with conditions.
FINDINGS.
1. The Hearing Examiner has jurisdiction over this Petitioner pursuant to Sec. 2-87(2) 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. There is a Companion Petition No. BD-PL20220004574, to allow the proposed boat dock
facility to protrude a total of 39 feet into a waterway that is 682±feet wide.
Page 1 of 5
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 Section 9.04.03 lists the criteria for variances. The Hearing
Examiner having the same authority as the Board of Zoning Appeals may grant,deny or modify
any request for a variance from the regulations or restrictions of the Collier County Land
Development Code.'
1. Are there special conditions and circumstances existing,which are peculiar to the location,
size and characteristics of the land, structure or building involved?
The record evidence and testimony from the public hearing reflects that the parcel on
which the proposed project is to be built is an irregularly shaped plot of land where
although the shoreline is 77' in length, the riparian area is effectively restricted by
converging riparian lines and by extension the required side setbacks to an even greater
extent. The buildable and navigable space is further restricted by a sand bar colonized by
seagrasses to the north, requiring neighboring residences to construct docks that bridge
the shallow water. Because of the pie-shaped riparian area, a bridge is impossible at this
location. The Rookery Bay aquatic preserve (along with seagrass presence) essentially
prevents dredging from occurring to attain proper depths through artificial means. The
east neighbor also has a legally non-conforming (grandfathered) dock with respect to the
western side setback, total protrusion, and overall decking square footage, making a
possible ingress and egress path only possible from a near due-east angle. This angle is
only attainable with a slip orientation such as proposed. This variance would allow the
property owner to make reasonable use of the waterway and docking facility for mooring
and other water-based recreational activities while also maintaining the ability to safely
ingress and egress by any of the applicant's vessels.
2. Are there special conditions and circumstances, which do not result from the action of the
applicant such as pre-existing conditions relative to the property, which are the subject of
the Variance request?
The record evidence and testimony from the public hearing reflects that said conditions
are not the result of any action(s) taken by the current property owner.
3. Will a literal interpretation of the provisions of this zoning code work unnecessary and
undue hardship on the applicant or create practical difficulties for the applicant?
The record evidence and testimony from the public hearing reflects that denial of a side
setback variance for this property would severely limit the usable riparian space
associated with the site. Further, even if no side setback variance were granted, the existing
structure, which has been in place for 30 years, would still conflict with the west riparian
setback.
1 The Hearing Examiner's findings are italicized.
Page 2 of 5
4. Will the Variance, if granted, be the minimum Variance that will make possible the
reasonable use of the land, building or structure and which promote standards of health,
safety, and welfare?
The record evidence and testimony from the public hearing reflects that the applicant is
proposing only to utilize the space within his riparian area. The amount of decking
proposed is substantially less than many of the surrounding non-conforming docks, and
the added protrusion will not affect the navigability of any of the neighbors. Therefore, a
side setback variance of 4'and 11 'is reasonable for the circumstances.
5. Will granting the Variance confer on the applicant any special privilege that is denied by
these zoning regulations to other lands,buildings, or structures in the same zoning district?
The record evidence and testimony from the public hearing reflects that by definition, a
Variance bestows some dimensional relief from the zoning regulations specific to a site.
LDC Section 9.04.02 allows relief through the Variance process for any dimensional
development standard. As such, other properties facing a similar hardship would be
entitled to make a similar request and would be conferred equal consideration on a case-
by-case basis
6. Will granting the Variance be in harmony with the general intent and purpose of this Land
Development Code, and not be injurious to the neighborhood, or otherwise detrimental to
the public welfare?
The record evidence and testimony from the public hearing reflects that the dock design
proposed under this variance petition has been specifically configured in such a way so as
to adequately provide safe access to the applicant's vessels. The proposed design will not
affect public navigation, the overall use of the waterway, or the use of neighboring docks.
It will not impact native marine habitats or manatees. The proposed dock will not change
or create any impacts to views of neighbors. Therefore, our opinion is that the proposed
dock is in harmony with the intent and purpose of the zoning code.
7. Are there natural conditions or physically induced conditions that ameliorate the goals and
objectives of the regulation such as natural preserves, lakes, golf courses, etc.?
The record evidence and testimony from the public hearing reflects that the area which the
proposed structures would cover per this variance petition consists of the surface waters
of a tidally connected waterway that is part of the Rookery Bay Aquatic Preserve.
Construction within the side setbacks, as proposed, will have no effect on the water and
has been designed to be compliant with the applicable aquatic preserve restrictions. The
proposed project has already received state and federal approval from the Florida
Department of Environmental Protection and U.S. Army Corps of Engineers.
Page 3 of 5
8. Will granting the Variance be consistent with the GMP?
The record evidence and testimony from the public hearing reflects that approval of this
Variance will not affect or change the requirements of the GMP with respect to density,
intensity, compatibility, access/connectivity, or any other applicable provisions.
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 9.04.03 of
the Land Development Code to approve the Petition.
DECISION.
The Hearing Examiner hereby APPROVES Petition No. VA-PL20230007656, filed by Nick
Pearson of Bayshore Marine Consulting, LLC, representing Joseph Russo, with respect to the
property described as Lot 78, Isles of Capri No. 1, in Section 31, Township 51 South, Range 26
East, Collier County, Florida; together with that land lying North of said Lot 78, to the mean high
tide line (150' MSL) in Government Lot 9 in Section 32, Township 51 South, Range 26 East,
Collier County, Florida, for the following:
• A variance to reduce the required side/riparian setback for dock facilities on lots with water
frontage of 60 feet or greater from 15 feet to 4 feet on the east side and to 11 feet on the
west side for a lot with 77± feet of water frontage for the benefit of the subject location.
Said changes are fully described in the Dock Facility Plans attached as Exhibit "A" and the Map
of Boundary Survey attached as Exhibit"B" and are subject to the condition(s) set forth below.
ATTACHMENTS.
Exhibit A—Dock Facility Plans
Exhibit B—Map of Boundary Survey
LEGAL DESCRIPTION.
Lot 78, Isles of Capri No. 1, in Section 31, Township 51 South, Range 26 East, Collier County,
Florida; together with that land lying North of said Lot 78, to the mean high tide line (150' MSL)
in Government Lot 9 in Section 32, Township 51 South, Range 26 East, Collier County, Florida
CONDITIONS.
All other applicable state or federal permits must be obtained before commencement of the
development.
Page 4 of 5
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.
/fre.2.....1-t........--..----
October 20, 2023
Date Andrew Dickman, Esq., AICP
Hearing Examiner
Page 5 of 5
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