HEX FInal Decision 2019-25 HEX NO. 2019—25
HEARING EXAMINER DECISION
PETITION NO. BDE-PL20180001018 —Mitchel and Karyn Cooper request a 235-foot boat
dock extension over the maximum 20 feet allowed by Section 5.03.06 of the Land
Development Code, for a total protrusion of 255 feet, to accommodate a new docking
facility with one boat slip for the benefit of property located at 37 Pelican Street W., on the
north side of Pelican Street W., approximately 1000 feet west of Capri Blvd., in Section 31,
Township 51 South, Range 26 East, Collier County, Florida.
DATE OF HEARING: June 13, 2019
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
5.03.06 of the Land Development Code has been met and the petition should be approved.
ANALYSIS:
This application has a companion variance request.
The applicants own a waterfront home on a cove within Pompano Bay, platted in 1955. There
are approximately 9 waterfront lots within this neighborhood and most have existing docks. In
1991 a survey by A. Trigo & Associates was recorded that apportioned the shorelines to riparian
lines based on the line of deep water. It appears that most of the waterfront owners have
adhered to this 1991 apportionment when permitting their facilities by constructing their docks
within those riparian lines. The applicants supplied a current survey and verified that the riparian
lines used were from recorded deeds of the adjacent properties (Lots 79 & 81) to the north and
south. Those recorded riparian lines referenced the surveys performed by A. Trigo & Associates
and can be found on the public records database for the Collier County Property Appraiser.
Several lots to the north of the applicants' lot is a similar dock approved in 2005 for a length of
173 feet. South of that dock is another dock approved in 2003 at 159 feet; two lots over is
another dock at 223 feet and the most recent approval, abutting the applicants' lot, was approved
in 2011 fora length of 153 feet.
During the hearing it was noted that the starting measurement point for docks in this area has
varied over the years. The applicants' advertised measurement begins at their platted waterfront
lot line and is a total length of 255 feet. When measured from the Mean High-Water Line
(MHWL) as others in the area were, the length is 140 feet. When the applicants' proposed dock
is compared side by side to the property next door, it is within a few feet of the approved length
for that existing dock facility.
[18-CPS-01793/1480624/1] 1 of 3
The MHWL in this cove has fluctuated over time and some accretion has occurred resulting in
extensions of several properties out to the MHWL. This additional landward movement to
extended property lines has been for the most part within the established riparian lines with one
noticeable exception. Two lots to the east of the applicants, the property owner (lot 78) has
extended his property out to the MHWL, effectively cutting off riparian access for lot 79, which
is in between his lot and the applicants'. During the hearing, the owner of lot 78 spoke in
opposition to this application and stated he also owned the property across the riparian line
utilized by the applicants that is common with lot 79. No competent evidence was presented to
validate this claim.
The length and placement of the applicants' dock will pose no environmental dangers based on
the submerged resource survey required as part of this application. The applicants' dock, as
others in this area, needs to be extended to reach adequate water depth. The accretion that has
occurred has limited the available water depth in this cove as shown by the applicants' plans, and
the placement of the dock will not impede navigability.
DECISION:
The Hearing Examiner hereby approves Petition No. BD-PL20180001018, filed by Jeff Rogers
of Turrell, Hall, & Associates, Inc., on behalf of Mitchel and Karyn Cooper, for a 235-foot boat
dock extension over the maximum 20 feet allowed by the Land Development Code for a total
protrusion of 255 feet to accommodate a new docking facility on the property described herein,
in accordance with the Proposed Site Plan attached as Exhibit "A", and as subject to the
condition(s) set forth below.
ATTACHMENTS: Exhibit A—Proposed Site Plan
Exhibit B—Legal Description
LEGAL DESCRIPTION: See Exhibit"B".
CONDITIONS:
1. Approval of this boat dock extension is contingent upon approval of the companion variance
application (VA-PL20180001748).
2. The dock will be limited to a vessel not to exceed seventeen feet.
3. The applicants will obtain a Special Treatment (ST) Permit prior to the issuance of building
permit for the boat dock.
4. All applicable state or federal permits must be obtained before commencement of the
development.
5. 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
[18-CPS-01793/1480624/1] 2 of 3
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.
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. Pursuant to Ordinance 2013-25, as
amended, a Hearing Examiner Decision may be appealed to the Board of County Commissioners
or the Board of Zoning Appeals, as appropriate. 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 HE ZONING MAP FOR
INFORMATIONAL PURPOSES.
4/61
Date Mar Strain, Hearing Examiner
Approved as to form and legality:
cb
H idi F.Ashton-Cicko
Managing Assistant County Attorney
[18-CPS-01793/1480624/1] 3 of 3
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°'`' Exhibit "B"
COWER.COUMTY tiAIM DEED
K`v3 This Indenture.Made this
N1st day of June , 1993, Between KARYN A. COOPER, a
IT "' married woman,formerly known as KARYN A. HUEGEL, a single person.FiRST PARTY,of 37 W.
KPelican St.,Naples,FL 33962,to MITCHEL COOPER and KARYN A. COOPER, husband and wife, of 37
W.Pelican St.,Naples,FL 33962,SECOND PARTY:
Witnesseth,That said first party,for and in consideration of the sum of TEN AND 00/100'S($10.00) Dollars in hand
paid bythe said secondreceipt whereof is herebyacknowledged, does remise, release and ult.clalm �•
party,the 9 hereby q C:y
unto the said second party forever,all the right,title,Interest,claim and demand which the said first party has in and to
the following described lot,piece or parcel of land,situate,lying and being in the County of COLLIER, State of FLORIDA, O t9
to wit: t=, GD
To correct a deed recorded in O.R. Book 1333,Page 1208, Public Records of
i Collier County, Florida,to wit:
Lot 80, Isles of Capri No. 1, as recorded in Plat Book 3, Page 41, of the
Public Records of Collier County, Florida, together with that portion of
Pompano Bay lying upland of the 1.6' contour contiguous with said Lot 80 as
delineated on a survey by A. Trigo &Associates which is defined by a line
extending from the Northwest corner of said Lot 80 in a direction of North 55
50' 01" East to said mean high water line and a line extending from the C.5
Northeast corner of said Lot 81 in a direction of North 48 18' 25" East to said p
mean high water line, delineating the approximate limits of Riparian Rights. —0 o
D ca
Attached is Exhibit"A", consisting of 2 pages of Survey dated May 20, 1991, Fri trt
prepared by A.Trigo&Asociates. ir-
w.. T'"
TO HAVE AND TO HOLD the same logethtk d W uiar e apP rf'Aa�nces thereunto belonging or in anywise
appertaining,and all the estate,tight,thie`ln' `st;' en,equity and claimti`wt�t h,,of the said first party,either in law or
equity,to the only proper use,benefit eftoot of the the said second pally,,l r v
I
In Witness Whereof.Gra ?has{ierit to set grahter'e-han&a5d,seat the an ear first above written.
/ •,•' ,�,W,
Signed,sealed and delivered le our s ,, "`art , -
1 _ ,fi l
WITNESSES: 1
Ei / -YN At•• 0010;1,1
ymei.f-/ 6-.off g#
Witness#1 Print or type name •( ` � i
!2 i-
-'OK . -'
Witness#2 Print or type name , :y "t' .�•,..^'"`�
STATE OF FLORIDA
COUNTY OF COLLIER
The foregoing instrument , •-• •• • • - a this k f day of �)t' , 1993 by
.. .. .. �
KAREN A. COOPER, w . is personally known to me • ho has uced as
identification and who did : . • •• i..
Received $ . 70 DOCUZiK.TitaTj `tnrQ Tax
Received $ Class 'C' Intar:• tbie Q,u.t2. te 2
<NiPe SU:al CUITeCUU lax NOTARY PUBLIC
rgM DWIGHT E. Ci: CLE. . CIRCUIT C(itlr.T bQq
M
M to BY ,C, Print or type name e Q(,Q 7 47
•
h �a7 . COMMISSION EIPIRATIO
n3 U N (SEAL REQUIRED) v£RNf"ST BORDON
Notory STATE OF FLORIDA
N Public
My Corrrn.' NDEDV1 /94
PREPARED BY:
2 Edward 3. Huegel
278 Capri Blvd.
Naples, FL 33962
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