HEX Final Decision 2014-13 HEX NO. 2014— 13
HEARING EXAMINER DECISION
PETITION NO. DRD-PL20130002659 — Petitioner, CSC Properties, LLC, requests
approval of a site plan with deviations pursuant to LDC Section 10.02.03.F and seeks relief
from (1) LDC Section 4.06.02 C.4. "Alternative D Landscape Buffer" which requires a 20-
foot wide Type "D" landscape buffer for developments within an activity center, to instead
provide a 10-foot wide Type "D" buffer along the Tamiami Trail East (U.S. 41) corridor;
and, (2) LDC Section 4.06.02.0 which requires a Type "A" buffer along platted lot lines
between commercially developed property, to instead provide no buffer and relocate the
vegetation elsewhere on site. The subject property consists of 16± acres of land located on
the north side of Tamiami Trail E. (U.S. 41), just east of the Collier Boulevard (C.R. 951)
and Tamiami Trail E. (U.S. 41) intersection, in Section 3, Township 51 South, Range 26
East, Collier County, Florida.
DATE OF HEARING: June 12, 2014
STAFF RECOMMENDATION: Approval.
FINDINGS:
Based on the applicant's written petition, testimony at the hearing of the applicant and the public,
and the recommendation of staff, the Hearing Examiner finds that the criteria set forth in Section
10.02.03.F.7 of the Land Development Code has been met and the petition should be approved.
ANALYSIS:
This project currently exists as a single site development plan (SDP) encompassing multiple lots
under common ownership, including the lots that are the basis for this application. Through this
common SDP the prior owner previously provided parking to the existing buildings without
strict adherence to individual lot boundaries, including 22 parking spaces and a stabilized vehicle
turn around area on one of the lots subject to this application. Sometime thereafter, the lots that
are part of this application were acquired by a new owner who intends to split the SDP into two
separate SDPs. This future splitting will cause the lot containing the parking and vehicle turn
around area to be separated from the adjacent lot containing the existing buildings. As a result,
Deviation #2 is needed to allow the existing parking and turn around areas to continue servicing
the adjacent originally developed site even though they are on separate lots. The landscaping
material that would have been included within the area subject to Deviation #2 will be used to
enhance the buffers between this affected lot and the residential project to the north, with the
remainder of the landscaping material dispersed throughout other areas within the lot.
With previous approvals, the original project was required to provide interconnection to the
adjoining property to the northwest, which is currently occupied by a CVS Pharmacy. The
easements, portions of the infrastructure and buffers, and a common entry have all been installed
Page 1 of 3
and proportioned to create this interconnection in accordance with the original approvals.
Subsequent to that interconnection requirement, portions of the front of the properties that are
part of this application were required to provide land for the widening of US 41. As a result of
the land acquisition, retention of the twenty foot wide buffer along the US 41 frontage would not
be possible without changes to the existing easements, portions of the infrastructure and buffers.
Deviation #1 allows for the width of the front buffer to be reduced to the ten feet that remains
after the road widening, while providing that the same quantity of landscaping material that
would have been in the twenty foot buffer to be located within the remaining ten feet.
DECISION:
The Hearing Examiner hereby approves Petition Number DRD-PL20130002659, filed by
Davidson Engineering, Inc. representing CSC Properties, LLC, for a site plan with deviations for
redevelopment for the property described in Exhibit"A", as follows:
1. A deviation from LDC Section 4.06.02 C.4. "Alternative D Landscape Buffer" which
requires a 20-foot wide Type "D" landscape buffer for developments within an
activity center, to instead provide a 10-foot wide Type "D" buffer along the Tamiami
Trail East (U.S. 41) corridor. Deviation#1 begins at this property's common property
line along US 41 with the existing CVS Pharmacy to the northwest and continues
southeast for approximately 373 feet; and
2. A deviation from LDC Section 4.06.02.0 which requires a Type "A" buffer along
platted lot lines between commercially developed property. Deviation #2 removes
the buffer requirement between the existing retail store to the southeast and the
common southeastern property line of this application. Material will be relocated to
primarily supplement the existing buffer between Falling Waters Resort to the north
and secondarily along the water management areas and landscape islands.
These deviations are shown in the Deviations Detail attached as Exhibit "B," and are subject to
the condition(s) set forth below. This decision does not constitute approval of the site plan.
ATTACHMENTS: Exhibit A—legal description
Exhibit B —Deviations Detail
Exhibit C—Parking and Turn Around Area
LEGAL DESCRIPTION: See Exhibit A.
CONDITIONS:
Deviation #2 shall not be effective until a shared parking agreement or easement encompassing
the existing parking spaces and stabilized turn around area located on Parcel 0072627007,
consistent with Exhibit C, is recorded prior to the issuance of the first building permit on this
parcel. However, if the applicant and the adjacent owner who benefits from the parking and turn
around area mutually agree to modify the turn around area, then such modification shall be part
of the required shared parking agreement or easement.
Page 2 of 3
APPEALS:
This decision becomes effective on the date it is rendered. Pursuant to Ordinance 2013-25, as
amended, a Hearing Examiner Decision may be appealed to the Board of County
Commissioners, Collier County. Appeals must be filed within 30 days of the date the Hearing
Examiner Decision is rendered.
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.
- - 2_0 ICI &tj\- 1
Date M.l k Strain, Hearing Examiner
App o ed as to form and legality:
f 0
Heidi •shton- icko
Managing Assistant County Attorney
13-CPS-01281/12
Page 3 of 3
DE
DAVIDSON
LEGAL DESCRIPTION
EXHIBIT "A"
BEING A PARCEL OF LAND LYING IN THE NORTH 1/2 OF SECTION 3, TOWNSHIP 51 SOUTH, RANGE 26
EAST, COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCE AT THE SOUTHWESTERLY MOST CORNER OF THOSE CERTAIN LANDS DESCRIBED AS
"PARCEL 4" AND RECORDED IN OFFICIAL RECORDS BOOK 4380, PAGE 3511 OF THE PUBLIC RECORDS OF
COLLIER COUNTY, FLORIDA, THE SAME BEING THE SOUTHWESTERLY MOST CORNER OF THOSE CERTAIN
LANDS DESCRIBED AS "PARCEL 117FEE" AND RECORDED IN OFFICIAL RECORDS BOOK 4901, PAGE 28 OF
SAID PUBLIC RECORDS; THENCE NORTH 35°34'22" EAST, ALONG THE NORTHWESTERLY LINE OF LAST
OF SAID LANDS; A DISTANCE OF 10.00 FEET TO NORTHWESTERLY MOST CORNER OF SAID "PARCEL
117FEE" AND THE POINT OF BEGINNING OF THE PARCEL OF LAND HEREIN DESCRIBED; THENCE
CONTINUE NORTH 35°34'22" EAST, ALONG THE BOUNDARY OF SAID "PARCEL 4", A DISTANCE OF
390.00 FEET TO THE MOST NORTHEASTERLY BOUNDARIES OF "PARCEL 4", "PARCEL 3" AND "PHASE 2
REMAINDER", ALL OF SAID OFFICIAL RECORDS BOOK 4380, PAGE 3511, A DISTANCE OF 896.00 FEET TO
THE MOST NORTHEASTERLY CORNER OF SAID "PHASE 2 REMAINDER"; THENCE SOUTH 35°34'22"
WEST, ALONG THE SOUTHEASTERLY BOUNDARY OF SAID "PHASE 2 REMAINDER", A DISTANCE OF
400.00 FEET TO THE SOUTHEASTERLY MOST CORNER OF SAID "PHASE 2 REMAINDER"; THENCE NORTH
54°35'38" WEST, ALONG THE SOUTHWESTERLY BOUNDARIES OF SAID "PHASE 2 REMAINDER" AND
SAID "PARCEL 3", A DISTANCE OF 524.21 FEET TO THE SOUTHEASTERLY MOST CORNER OF THOSE
CERTAIN LANDS DESCRIBED AS "PARCEL 118FEE" AND RECORDED IN SAID OFFICIAL RECORDS BOOK
4901, PAGE 3511 OF SAID PUBLIC RECORDS; THENCE NORTH 35°35'44" EAST, ALONG THE
SOUTHEASTERLY BOUNDARY OF SAID "PARCEL 118FEE", A DISTANCE OF 10.00 FEET TO THE MOST
NORTHEASTERLY CORNER OF SAID "PARCEL 118FEE"; THENCE NORTH 54°35'38" WEST, ALONG THE
NORTHEASTERLY BOUNDARIES OF SAID "PARCEL 118FEE" AND "PARCEL 117FEE", A DISTANCE OF
371.79 FEET TO THE POINT OF BEGINNING.
CONTAINING 354,682 SQUARE FEET OR 8.142 ACRES, MORE OR LESS
Home Center Plaza Site Plan with Deviations:
Attachment C—Legal Description
May 6,2014 1 www.davidsonengineering.com
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