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HEX Final Decision #2025-36 AmendedHEX NO. 2025-36 HEARING EXAMINER DECISION' DATE OF HEARING. September ll, 2025 PETITION. Petition No. VA-PL20240001811 — 239 Bayfront Drive -Request to reduce the required Front Yard setback from 27.83 feet to 12 feet and to reduce the required Rear Yard setback From 30 feet to 27.07 feet for a single-family residential dwelling pursuant to Sections 10.5.B and 10.5.F of the Lely Barefoot Beach Planned Unit Development (PUD), Ordinance 7748, As Amended, for property located at 239 Bayfront Drive in Section 06, Township 48 South, Range 25 East, Collier County, Florida. GENERAL PURPOSE FOR THE PETITION. To have the Collier County Hearing Examiner (HEX) consider a variance request to reduce the required Front Yard setback from 27.83 feet to 12 feet and to reduce the required Rear Yard setback from 30 feet to 27.07 feet for a single-family residential dwelling pursuant to Sections 10.5.B and 10.5.17 of the Lely Barefoot Beach Planned Unit Development (PUD), as per Ordinance 7748, as amended, to allow for the construction of a new single-family dwelling. 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 Code 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 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 public speakers at the hearing. 1 Amending &replacing HEX Decision 2025-36 to correct scrivener's error in Petition regarding Exhibit A. Page 1 of 6 5. 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.2 1. Are there special conons and circumstances existing, which are peculiar to the location, size and characteristics of the land, structure or building involved? The record evidence and testimony,fi•om the public hearing reflects that the applicant's expert stated that, "Yes. The request is intended to accommodate the environmentally sensitive area and narrow lots. At its absolute widest point at the northeast corner of the Property, including overhangs, the proposed home is just over 40' wide. Where the Property narrows at the southwest corner, the proposed home is less than 18' wide. The PUD Ordinance for the Property governs setbacks based on height as well. However, in 2017, the PUD regulations were updated to permit three (3) habitable stories versus the )vo (2) habitable stories permitted prior. Such increased height allows for more resilient development, but in turn, increases the setbacks for neiv development in the community compared to those homes developed prior to the 201 7permitted height increase. Therefore, the requested variances are intended to address the unusual and narrOIV shape of the lot paired with the increased height to allow for the development of a single family dwelling unit that is consistent with the communio) and area. With respect to the rear yard, there is cin environmentally sensitive area bettiveen the proposed building footprint and the water body. These sensitive environmental conditions prohibit the installation of a pool and curstomary outdoor living areas to the rear of the structure. As a result, these amenities have been designed to be elevated, necessitating a taller overall structure to accommodate the habitable area ii)ithin the dwelling unit. Due to the resulting increased height, the required setbacks have also increases. As such, the variances requested would allot-n for setbacks that are consistent with the existing development, 11Vhile allowing for more elevation of the structures on the Property. " 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 this variance request? The record evidence and testimony from the public hearing reflects that the applicant's expert stated that, "Yes. The lots were not created by the otivner, nor did the olvner create the environmental conditions that necessitate the need to elevate the pool away fi°om said lands. The narroiv lot dimensions (discussed above), inade more restrictive by the presence of environmentally sensitive lands (also discussed above), necessitate the variance. The Applicant did not create those conditions. " County staff concurred. 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? z The Hearing Examiner's findings are italicized. Page 2 of 6 The record evidence and testimony from the public hearing reflects that the applicant's expert stated that, "Yes, a literal interpretation of the provisions of the LDC vvould confer cin undue hardship on the Applicants and create numerous practical difficulties. Literal interpretation of the Code ivould create undue hardship by either eliminating typical residential features, such cis the pool and/or bedrooms, to accommodate the more expansive setbacks unposed based on height. Conversely, the approval of the variance would allow for the development of the structure in a manner that is consistent and harmonious with existing development in the comanunio), with no deleterious impacts on the general health, safety and welfare. " County staff concurred 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 fiorr�the public hearing reflects that the applicant's expert stated that, "Yes, the hevo (2) requested variances are the minimum variances that will make possible the reasonable use of the Property). As demonstrated on the site plan and dimensional floor° plan, the Applicant has proposed a four -bedroom home that would contain approximately 4,600 sq. ft of habitable area (under air), which is reasonable for the community and surrounding area. The lanais and pool are also customary residential features in both the immediate neighborhood and surrounding area. Thus, the variances requested would allOW for the development of the Property in a manner that is consistent and harmonious with the area, which in turn promotes health, scfetj), and welfare. Absent the variances, the structure could not be as tall as currently proposed, although the proposed height is permitted by right. The loss of height would, in turn, result in the loss of bedrooms (likely h-vo (2) bedrooms of thefour (4) proposed), thus making unreasonable use of the Property. Thus, the variances requested are the minimum to make reasonable use of the Property. " County) staff concurred. 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 cmd testimony fi•om the public hearing reflects that by defninon, a Variance bestolvs some dimensioned relief from the zoning regzlations specrfr.c 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 ii)ould be entitled to make a similar request and ivould 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 fi•om the public hearing reflects that the applicant's expert stated that the variance will fcicilitate ci nee-v borne that is in Iuirmon;}> lvith the Page 3 of 6 genercd intent and purpose of this Land Development Code, and not be injurious to the neighborhood, or otherwise detrimental to the public welfare. Specifically he stated "The variance would allow the property to be developed in the same manner cis other nearby structures, retaining a consistent and harmonious scheme of development within the neighborhood and surrounding area. The location of the laterbody offsets impacts to property owners across the waterbody. The waterbody appears to be approximately 110' wide at that location, so this additional separation between rear yards offsets any impacts to prroperly owners that may have otherwise resulted from the decrease in rear yard In the same vein, the parcel located across from the subject property) is a preserve area owned by the Ba3 f °ont Gardens Association. As such, there are no dwellings or• other uses across Bayfr°ont Dr. that ivould be adversely impacted by the decreased . front yard area. The decreased front setback would also not obstruct visibility from Bqj f ront Di 4. and therefore would not be injurious to drivers. This is evidenced by the minimum required front setback of 10'. as well as other similarly situated properties in the neighborhood " County) staff concurred. 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 t1�at the applicant's expert stated that, "Yes, there are conditions on this Property which ameliorate the goals crud objectives of the zoning code and other regulations, including the preserve across fr4orn the Property and the i-naterbody to the rear of the Property, cis discussed above. Each of these features mitigates the goals and objectives of the codified setbacks, cis they provide additional buffers between the Property and other potentially affected homes. " County) staff concurred 8. Will granting the Variance be consistent with the Growth Management Plan (GMP)? The record evidence cmd testimony f °om the public hear•ing reflects that the applicant's expert stated that, "Yes, granting this variance be consisinth Management Plan. The Property is located in the Urban Residential Subdistrict. The Future Land Use Element of the Growth Management Plan provides that the purpose of the Urban Residential Subdistrict is to is to provide for higher densities in an area ivith felver natural resource constraints and where existing and planned public facilities are concentrated. This Subdistrict comprises approximately 93, 000 titres and 80% of the Urban Mixed Use District. Maximum eligible residential densio) shall be determined through the Densio) Rating System, but shall not exceed 16 dwelling units per acre except in accordance with the Transfer of Development Rights Section of the Land Development Code. The variance will not increase density over what has Previously been approved and will allow for the construction of a singlefamily home in a subdistrict that calls for higher densities. " Staff concurred. GROWTH MANAGEMENT PLAN (GMP) CONSISTENCY. The record evidence and testimony from the public hearing reflects that the subject property is located within the Urban Coastal Fringe Subdistrict of the Urban Mixed -Use District on the County's Future Land Use Map (FL UM) of the Future Land Use Element (FLUE) of the GMP. The GMP does not address individual Variance requests but deals with the larger issue of the actual use. The proposed single family use is consistent with the FLUMof the GMP. The GMP does not address individual variance requests; the Pion deals ii4th the larger issue of the actual land use. ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION. The record evidence and testimony fi•ornthe public hearing reflects that the EAC does not typically hear variance petitions. Since the subject Variance doesn't impact any preserve area, the EA did riot hear this petition. 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 this Petition. DECISION. The Hearing Examiner hereby APPROVES Petition No. VA-PL20240001811, filed by Amy S. Thibaut, Esq. of Roetzel & Andress LPA, representing the owner/applicant 239 Bayfront LLC, with respect to the property legally described as located at 239 Bayfront Drive, situated in Section 6, Township 48 South, Range 25 East, Collier County, Florida, for the following: • A Variance request to reduce the required Front Yard setback from 27.83 feet to 12 feet and to reduce the required Rear Yard setback from 30 feet to 27.07 feet for a single-family residential dwelling pursuant to Sections 10.5.B and 10.5.F of the Lely Barefoot Beach Planned Unit Development (PUD), as per Ordinance 7748, as amended, to allow for the construction of a new single-family dwelling. Said changes are fully described in the Proposed Site Plan attached as Exhibit "A", the Construction Plans attached as Exhibit "B", and the Sketch of Survey attached as Exhibit "C", and are subject to the condition(s) set forth below. ATTACHMENTS. Exhibit A —Proposed Site Plan (09.10.25) Exhibit B —Construction Plans Exhibit C — Sketch of Survey LEGAL DESCRIPTION Page 5 of 6 The subject property is located at 239 Bayfront Drive, situated in Section 6, Township 48 South, Range 25 East, Collier County, Florida. CONDITIONS. 1. All other applicable state or federal permits must be obtained before commencement of the development. 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. 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