HEX Final Decision #2025-10HEX NO. 2025-10
HEARING EXAMINER DECISION
DATE OF HEARING.
March 279 2025
PETITION.
Petition No. LDBPA-PL20230013981 -Shadowlawn Drive Multi -family - 1795 Shadowlawn
Drive - 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 9 residential dwelling units. The 1.15+/-
acre property is located at 1795 Shadowlawn Drive, 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 9 residential dwelling units.
CONCURRENT LAND USE APPLICATIONS.
There is a Site Development Plan, 9 South, PL20220005562, currently under review.
STAFF RECOMMENDATION.
Approval with conditions.
FINDINGS.
l . 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. CRA member Kristen Hood,
Page 1 of 5
Executive Administrator of the Naples Botanical Garden, spoke in support of this petition with
the recommended conditions at the public hearing.
5. The County's Land Development Section 4.02.16 C.13.do i. through vi. provides as general
guidelines to assist in making 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 r°ecord evidence and testimony fi°om the pzrblic hecuing reflects that yes,
Comprehensive Planning staff 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 ji•om the public hearing reflects t12at the subject
property is located in a redevelopment area. The proposed multi family development
1vill improve the neighborhood It will advance the "Development" goal of the
Bayshore Gateway Triangle Community Development Plan to "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 involved.
The record evidence and testimony from the pzeblic hearing r°ejlects that inter•ncrl
driveways, utties, drainage faces, recreation areas, bung 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.
1 The Hearing Examiner's findings are italicized.
Page 2 of 5
The record evidence and testimony from the public hearing reflects that the proposed
multi family residential development exceeds the minimum landscape code by
providing additional trees in the landscape buffers. 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 t1�at compliance
�a)ith 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.
GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY.
The subject property is located within the Urban Residential Subdistrict, Urban Mixed -Use District
and is in the Bayshore/Gateway Triangle Redevelopment Overlay according to the Future Land
Use Map (FLUM) of the Collier County Growth Management Plan (GMP). The subject property
is approximately 1.15+/- acres and is subject to a base residential density allowance of six (6) units
per acre in accordance with the Land Development Code (LDC). For the proposed project on
Shadowlawn, additional density is permitted if specific criteria are met. The Limited Density
Bonus Pool Allocation (LDBPA) is applicable and permits up to two (2) additional dwelling units
per acre when utilized for multiple -family or mixed -use development. In accordance with the
provisions of the Growth Management Plan, the petition meets the minimum criteria for density
bonus eligibility. The proposed nine (9) unit residential development project PL20230013981 is
consistent with the Growth Management Plan.
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-PL20230013981, filed by
Andres Boral, PE MBA of Borai Engineering & Design, Inc, with respect to the subject property
legally described as located at 1795 Shadowlawn Drive, 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 9 residential dwelling units.
Said changes are fully described in the Site Development Plans attached as Exhibit "A", the
Landscape Plan attached as Exhibit "B", and the Architectural Plans attached as Exhibit "C", and
are subject to the condition(s) set forth below.
ATTACHMENTS.
Exhibit A —Site Development Plans
Exhibit B —Landscape Plan
Exhibit C —Architectural Plans
LEGAL DESCRIPTION.
The subject property is located at 1795 Shadowlawn Drive, in Section 11, 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. An alternative minimum code canopy tree shall be substituted for the 14 proposed pine
trees and planted along the eastern property line.
3. The landscape buffer between the recreation areas and the adjacent residential neighbors
shall be supplemented with a berm and additional planting materials recommended by
CRA member Kristen Hood, Executive Administrator of the Naples Botanical Garden,
4. The property owner shall maintain the property at all times free of overgrown landscaping
and discarded debris prior to commencement of construction.
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.
Page 4 of 5
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.
April 25, 2025
Date
Andrew Dickman, Esq., AICP
Hearing Examiner
Page 5 of 5
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