HEX Final Decision 2024-45HEX NO. 2024-45
HEARING EXAMINER DECISION
DATE OF HEARING.
August 22, 2024
PETITION.
Petition No. NUA-PL20240006168 — 271 Southbay Drive — Request for a minor
alteration/reconstruction of an existing residential dock facility with 44 boat slips located
within a Commercial Intermediate (C-3) Zoning District, which facility is a nonconforming
use pursuant to Land Development Code (LDC) Section 9.03.03.B.2.a resulting in a zero -foot
setback along the southeast side/riparian side and a five-foot setback along the northwest
side/riparian line instead of the required side yard/riparian setback of 15-feet as provided
for in LDC Section 5.03.06.E.5 for dock facilities on lots with water frontage of 60-feet or
greater, for property located at 271 Southbay Drive, within Barefoot Pelican, A Waterfront
Condominium, in Section 29, Township 48 South, Range 25 East, Collier County, Florida.
GENERAL PURPOSE FOR THE PETITION.
The petitioner requests allon-conforming Use Alteration ("NUA") to allow for a minor
alteration/reconstruction of an existing residential dock facility with 44 boat slips located within a
resulting in a zero -foot setback along the southeast side/riparian side and a five-foot setback along
the northwest side/riparian line instead of the required side yard/riparian setback of 154eet for
dock facilities on lots with water frontage of 60-feet or greater.
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.
4. A Neighborhood Information Meeting (NIM) is not required for a NUA.
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 at the public hearing.
6. 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. I
l . 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 recor°d evidence and testimony from the public hearing reflects that the existing land
zise is a water front multiple family residential condominium project with 60 dwelling units,
an accessory pool and spa, and an accessory private boat docking facility with 44 boat
slips that was constructed in 1984 per Collier County Property Appraiser's records. The
proposed project consists of the following: 1) replacing the existing seawall along 625
linear feet of shoreline on Vanderbilt Lagoon; 2) modernizing and reconfiguring the
existing docks to accommodate fidl-length finger piers and installing 44 boatlifts; and 3)
reconfiguring the existing pool and spa within the same general areas they currently exist
but in a manner that ii4ll increase the setback from the East and North sides of the
Condominium Property). Said alterations will not increase the density of the parcel on
}Which the existing multiple family condominium project is located.
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 f•on2 the public hearing reflects that the proposed
project is to modernize the existing private residential dockfacility, shoreline, and upland
pool iWth a spa; said project will not result in any height increases.
3. The alteration, expansion, or replacement will not further encroach upon any
nonconforming setback.
The record evidence and testimony fi•orn the public hearing reflects that the proposed
rnoder°nization of the pr°ivcrte residential dock facility and shoreline will maintain the
existing setbacks: 0 feet from the southeast riparian line and 5 feet from the northl-nest
riparian line. As for the reconfigured pool and spa, setbacks will be increased on the east
and north sides of the Condominium Property). No further encroachments are proposed.
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 none of the
proposed improvements crr•e located within required parking areas, and there is no change
1 The Hearing Examiner's findings are italicized.
Page 2 of 5
in the number of dwelling units or boat slips; therefore, there w011 be no increased demand
for parking.
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 fi om the public hearing reflects that t1�is petition is
unlikely to damage the character or quality of the C-3 zoning district within which the
subject development has existed fOr over three decades.
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 fi°om the public hearing reflects that neither the subject
nonconforming setbacks nor protrusion will present a threat to the health, safety, or
welfare of the community or its residents and patrons of neighboring establishments.
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY.
The proposed project property is in the Urban Designation, Urban Mixed -Use District, Urban
Residential Subdistrict on the Future Land Use Map. Additionally, the property is within the
boundary of the Coastal High Hazard Area. In accordance with the Future Land Use Element of
the Growth Management Plan, current land uses that are legally nonconforming are not subject to
consistency determination because they existed prior to the adoption of the current GMP for
Collier County.
CONCURRENT/COMPANION LAND USE APPLICATIONS.
• BD-PL20220005339 to allow the subject private multiple -family residential dock facility to
protrude up to 71 feet into a waterway greater than 100 feet in width; and
• SDPI-PL20230012727 an Insubstantial change to SDP-81-4295 to allow for the replacement of
the seawall, the relocation and reconfiguration of the pool and spa, as well as dock facility
improvements subsequent to the approval of this NUA.
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 the Petition.
Page 3 of 5
DECISION.
The Hearing Examiner hereby APPROVES Petition Number NUA-PL20240006168, filed by Jeff
Rogers of Turrell, Hall & Associates, Inc., on behalf of Barefoot Pelican Condominium
Association, Inc., with respect to the property described as the subject 1.3-acre property that is
located at 271 Southbay Drive, within Barefoot Pelican, A Waterfront Condominium, in Section
29, Township 48 South, Range 25 East, Collier County, Florida, for the following:
• ANon-conforming Use Alteration (NUA) pursuant to LDC Section 9.03.03 to allow for a
minor alteration/reconstruction of an existing residential dock facility with 44 boat slips
located within a Commercial Intermediate (C-3) Zoning District, which facility is a
nonconforming use pursuant to Land Development Code (LDC) Section 9.03.03.B.2.a
resulting in a zero -foot setback along the southeast side/riparian side and a five-foot setback
along the northwest side/riparian line instead of the required side yard/riparian setback of
154eet as provided for in LDC Section 5.03.06.E.5 for dock facilities on lots with water
frontage of 604eet or greater.
Said changes are fully described in the Zoning Map attached as Exhibit "A", the Proposed Site and
Dock Facility Plans attached as Exhibit "B", the Pool and Spa Plan attached as Exhibit "C", the
Zoning Analysis attached as Exhibit "D", SDPI-PL20230012727 Site Plan — pending approval of
NUA and BD attached as Exhibit "E", Plat - PB3—PG16 attached as Exhibit "F", and Map FLUE-
) Ord 201722 attached as Exhibit "G", and is subject to the condition(s) set forth below.
ATTACHMENTS.
Exhibit A —Zoning Map
Exhibit B — Proposed Site and Dock Facility Plans
Exhibit C — Pool and Spa Plan
Exhibit D — Map of Specific Purpose Survey
Exhibit E — SDPI-PL20230012727 Site Plan — pending approval of NUA and BD
Exhibit F — Plat - PB3_PG16
Exhibit G — Map FLUE-9 Ord 201722
LEGAL DESCRIPTION.
BAREFOOT PELICAN, A WATERFRONT CONDOMINIUM, a Condominium according to the
Declaration of Condominium thereof recorded in Official Records Book 1069, page 1837, and as
amended and restated in Official Records Book 5489, page 1753, of the Public Records of Collier
County, Florida, and all amendments thereto, together with its undivided share in common
elements.
CONDITIONS.
1. All other applicable state or federal permits must be obtained before commencement
of the development.
Page 4 of 5
2. Should BD.PL20220005339 not be approved, this NUA will only allow for the
depicted seawall and pool/spa improvements.
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.
September 4, 2024
Date
Andrew Dickman, Esq., AICP
Hearing Examiner
Page 5 of 5
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