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Agenda Item: 12 |
Prepared By: Mary P. Holden, Planning Manager |
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Business: Resolution |
Department: Community Affairs-Growth Management |
Subject:
Title
Resolution - Conditional Use Permit (CUP-24-000202) to Allow for Mixed-use for the Property Located at 287 North Collier Boulevard, Marco Island, FL 34145 - Mary P. Holden, Planning Manager, Community Affairs/Growth Management
Body
PROJECT DESCRIPTION:.
An application has been submitted for approval of a conditional use permit to have three (3) two-bedroom units (mixed use) on the upper level at the building located 287 N. Collier Blvd, Marco Island. A companion site development permit application has been submitted for 287 N. Collier Blvd, Marco Island. The applicant’s request also includes an Off Street Parking Lease and Pedestrian Interconnect Agreement (the “Agreement”) between the owners of both 287 N. Collier Blvd. and 297 N. Collier Blvd. (the La Mesa Taqueria Site). The La Mesa Taqueria Site development plan was previously approved for 84 seats. If the CUP and SDPA are approved, with the proposed Agreement, the Owner of the La Mesa Taqueria Site would be allowed to increase the seating capacity at the restaurant to 120 seats. Any changes to 297 N. Collier Blvd. to allow for the additional seating would require a separate application and a separate approval. Please find attached the applications, plans and draft Agreement.
PLANNING BOARD SUMMARY AND RECOMMENDATIONS
The Planning Board considered this request and held a public hearing at their December 6, 2024 meeting. The application was presented to the Planning Board and discussion included increased seating at the restaurant and the need for a new commercial land use verification; no need for traffic analysis since it is decreasing intensity; location of parking for the residential units, which will be in the rear; parking agreement; if a condition of approval is needed; maintenance of the pervious pavers; the vacant space on the first floor will be used as storage; and site plan suggestions to change the location of the ADA spaces to be better situated for both lots. There were no public comments. After discussion, the Planning Board voted 6-0 to forward a recommendation of approval of CUP 24-0002000 with the below findings and conditions:
FINGINGS
1. The proposed conditional use will not adversely affect the public interest. This site meets the requirements governing individual use.
2. This request complies with the City’s Comprehensive Plan 2040. This property is in the community commercial designation and allow up to 12 units per acre. The site is .4 acres and three units are permitted.
3. The existing building has ingress/egress, and the parking area is sufficient to accommodate the traffic generated from the business and proposed residential on-site.
4. The proposed residential use above commercial is compatible with surrounding uses that are similar in nature. There is a multifamily across Collier Blvd., mixed-use nearby, and single-family to the east.
5. The physical building will not be changed and will remain as the building currently exists, and as the building has existed for decades since construction. The aesthetics of the existing building is in-line with the times in which it was permitted and is not measurably different that the nearby structures.
CONDITIONS
1. Each residential dwelling unit shall contain the following minimum floor areas: efficiency and one-bedroom, 450 square feet; two-bedroom, 650 square feet; three-bedroom, 900 square feet.
2. The six parking spaces (two for each unit) assigned to the residential units shall be designated as such with City approved signs, indicating that vehicles improperly parked will be towed.
3. The hatched asphalt area by parking space #40 be removed and replaced with landscape plant material.
4. The Off-Street Parking Lease and Pedestrian Interconnect Agreement be recorded in the Collier County Public Records, and a copy of the recorded document provided to Staff prior to certificate of completion.
5. CUP 24-000202 is conditioned on approval of SDP 24-000200. If the SDP is not approved, this application is null and void.
6. At least every be (90) days following the issuance of a certificate of completion for the installation of the pervious paver/asphalt system at the Subject Property, the owner/developer, its successors and assigns, shall inspect and check the pervious paver/asphalt system to assess the amount of infiltration occurring in order to maintain a level of permeability substantially similar to that in existence at the time of initial installation of the paver system. The inspection shall, at a minimum, include a visual inspection which shall occur during a rain event. At least once annually, and as needed in order to maintain the same level of infiltration in existence at the time of initial installation of the pervious paver/asphalt system, the owner/developer shall clean the pervious pavement using a vacuum truck, or other City approved methodology. Results of all quarterly inspections, and annual cleanings, shall be submitted in writing to the City’s Growth Management Department every six months.
FUNDING SOURCE / FISCAL IMPACT:
Applicant has paid $4,000.00 in applicable fees.
PUBLIC NOTICE REQUIREMENTS: 15 days prior to the City Council meeting.
NOTICE APPEARANCE DATE(S): December 20, 2024
RECOMMENDATION:
City Council approve Conditional Use permit CUP 24-000202 application for the property located at 287 North Collier Boulevard, Marco Island, with the following findings and conditions:
FINGINGS
1. The proposed conditional use will not adversely affect the public interest. This site meets the requirements governing the individual use.
2. This request complies with the City’s Comprehensive Plan 2040. This property is in the community commercial designation and allows up to 12 units per acre. The site is .4 acres and three units are permitted.
3. The existing building has ingress/egress, and the parking area is sufficient to accommodate the traffic generated from the business and proposed residential on-site.
4. The proposed residential use above commercial is compatible with surrounding uses that are similar in nature. There is a multifamily across Collier Blvd., mixed-use nearby, and single-family to the east.
5. The physical building will not be changed and will remain as the building currently exists, and as the building has existed for decades since construction. The aesthetics of the existing building is in-line with the times in which it was permitted and is not measurably different that the nearby structures.
CONDITIONS
1. Each residential dwelling unit shall contain the following minimum floor areas: efficiency and one-bedroom, 450 square feet; two-bedroom, 650 square feet; three-bedroom, 900 square feet.
2. The six parking spaces (two for each unit) assigned to the residential units shall be designated as such with City approved signs, indicating that vehicles improperly parked will be towed.
3. The hatched asphalt area by parking space #40 is removed, and replaced with landscape plant material.
4. The Off Street Parking Lease and Pedestrian Interconnect Agreement be recorded in the Collier County Public Records, and a copy of the recorded document provided to Staff prior to certificate of completion.
5. CUP 24-000202 is conditioned on approval of SDP 24-000200. If the SDP is not approved, this application is null and void.
POTENTIAL MOTION: Move to approve Conditional Use Resolution 25-02 with the listed conditions.