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HEX Final Decision #2025-03HEX NO. 2025-03 HEARING EXAMINER DECISION DATE OF HEARING. February 139 2025 PETITION. Petition No. LDBPA- PL20220004927 -Mangrove Row - 2766 Arbutus Street - To have the Collier County Hearing Examiner (HEX) consider an application for a Limited Density Bonus Pool Allocation (LDBPA) of 2 units from the Limited Density Bonus Pool to allow multi -family residential development of 8 residential dwelling units. The .98+/-acre property is located at 2766 Arbutus Street in Section 11, Township 50 South, Range 25 East, Collier County, Florida. GENERAL PURPOSE FOR THE PETITION. To have the Collier County Hearing Examiner (HEX) consider an application for a Limited Density Bonus Pool Allocation (LDBPA) of 2 units from the Limited Density Bonus Pool to allow multi -family residential development of 8 residential dwelling units. CONCURilENT LAND USE APPLICATIONS. A Site Development Plan, Mangrove Row, PL20220003233, is currently under review. STAFF RECOMMENDATION. Approval with conditions. FINDINGS. 1. The Hearing Examiner has jurisdiction over this Petitioner pursuant to Sec. 2-87 of the Collier County Code of Ordinances, Section 10.03.06 R. 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 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. Page 1 of 5 5. The County's Land Development Section 4.02.10 C.13.d. i. through vi, provides as general guidelines to assist in malting the recommendation of approval or denial. The Hearing Examiner having the same authority as the Board of Zoning Appeals may grant, deny, or modify any request for an LDBPA from the regulations or restrictions of the Collier County Land Development Code.I i. The proposed development is consistent with the GMP. The record evidence and testimony fi°om the public hearing reflects that Coicnty Stcrff has indicated that the proposed multifamily development is consistent with all applicable elements of the FLUE of the GMP. ii. The development shall have a beneficial effect on the neighborhood and advance a Goal, Objective, or Strategy of the adopted Bayshore Gateway Triangle Community Development Plan. The record evidence and testimony from the pccblic hearing reflects that the subject properly is located in a redevelopment area. The proposed multifamily development on a vacant lot will improve the neighborhood. It will advance the "Development" goal of the Bayshore Gatei-nay Triangle Community Development Plan, which states, "Foster and guide private development to enhance community) character and provide increased stability and prosperity for community members. " iii. Internal driveways, utilities, drainage facilities, recreation areas, building heights, yards, architectural features, vehicular parking, loading facilities, sight distances, landscaping, and buffers shall be adequate for the particular use. The recoc•d evidence and testimony from the public hearing reflects that internal driveways, utilities, drainage facilities, recreation areas, building heights, yards, architectural features, vehicular parking, loading facilities, sight distances, landscaping, and buffers are consistent with the Collier County Land Development Code (LDC). Furthermore, the landscaping exceeds the requirements of the minimum landscape code. Vehicular access to the project shall not be gated. The record evidence and testimony from the public hearing reflects that vehicular access to the project is not gated. v. The petition has provided compatibility enhancements by exceeding minimum buffer requirements or incorporating streetscape enhancements. The record evidence and testimony from the public hearing reflects that the proposed multi family residential development exceeds the minimum landscape code by i The Hearing Examiner's findings are italicized. Page 2 of 5 providing additional and larger trees and hedge shrubs in the landscape bigers. This will serve to increase compatibility. vi. Compliance with the public realm improvements requirements in LDC section 4.02.16 C.15., summarized as follows: Monetary Contribution to the CRA's Public Art Fund, or County Capital Project Fund is based on units received (1 to 4 bonus units): 3% of the engineer's Opinion of Probable Cost at time of SDP or Plat; or an alternative or offset to the monetary contribution may be completed through physical improvements within the project or by land or easement dedications where such improvements or land or easement is identified as a need in the CRA Redevelopment Plan, Public Art Pilot Plan, CRA Improvement Plan, or County Capital Improvement Plans. The record evidence and testimony from the public hearing reflects that compliance with the public realm improvements will be accomplished by providing a monetary contribution to the CRA Public Art Fund or County Capital Project Fund. It will be based on units received (zip to 2 bonus units) at 3% of the engineer's Opinion of Probable Cost at the time of SDP or Plat. The CRA has requested that the monetary contribution be made to the Capital bmprovement Fund 102111383451634980 WBS 50203 Stormwater Project Fund. This has been made a condition of approval. GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY. The subject property is located within the Urban Coastal Fringe Subdistrict of the Urban Mixed - Use District as well as the Bayshore/Gateway Triangle Redevelopment Overlay according to the Future Land Use Map (FLUM) of the Growth Management Plan (GMP). The subject property is approximately +/- 0.98 acres and is subject to a base density allowance of 6 units an acre. However, the density is permitted to increase if specific criteria are met. One of the density bonuses available to this property is the Limited Density Bonus Pool Allocation (LDBPA)5 which permits up to 2 additional dwelling units per acre when allocated to multifamily or mixed -use developments. Based on a comprehensive plan review of this petition, the applicant has met the minimum criteria to be eligible for this density bonus, allowing the proposed 8-unit development. Therefore, the requested LDBPA is recommended to be approved, as it does not impact this property's consistency with the GMP. 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 4.02.16 C.13.d. i. through vi of the Land Development Code to approve the Petition. Page 3 of 5 DECISION. The Hearing Examiner hereby APPROVES Petition No. LDBPA- P1.20220004927, filed by Brandon T. Copper, EI of Davidson Engineering, with respect to the subject property legally described as located at 2766 Arbutus Street in Section 11, Township 50 South, Range 25 East, Collier County, Florida, for the following: • A Limited Density Bonus Pool Allocation (LDBPA) of 2 units from the Limited Density Bonus Pool to allow multi -family residential development of 8 residential dwelling units. Said changes are fully described in the Site Development Plans 11-5-24 attached as Exhibit "A", the Boundary Survey attached as Exhibit "B", the Architectural Plans 8-26-24 attached as Exhibit "C", and the Landscape Plans 11.14-24 attached as Exhibit "D", and are subject to the condition(s) set forth below. ATTACHMENTS. Exhibit A —Site Development Plans 11-5-24 Exhibit B — Boundary Survey Exhibit C — Architectural Plans 8-26-24 Exhibit D —Landscape Plans 11-14-24 LEGAL DESCRIPTION. The subject property is located at 2766 Arbutus Street in Section 11, Township 50 South, Range 25 East, Collier County, Florida. CONDITIONS. l . All other applicable state or federal permits must be obtained before commencement of the development. 2. An additional 2 multi -family dwelling units for a total of 8 multi -family dwelling units are permitted. 3. Vehicular access to Arbutus Street shall not be gated. 4. Landscape enhancements shall be provided as depicted in Exhibit E-Mangrove Row Landscape Plans prepared by Daniel R. Isaacson, dated 11-14-24. 5. A monetary contribution shall be made to the Capital Improvement Fund 1021/ 138345/634980 WBS 50203 Stormwater Project Fund. It will be based on the 2 Density Bonus Pool units received at 3% of the engineer's Opinion of Probable Cost at the time of SDP or Plat. 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 Page 4 of 5 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. 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