Ordinance 2000-055 ORDINANCE NO. 2000- 5 5
AN ORDINANCE AMENDING ORDINANCE NUMBER 91-102 THE
COLLIER COUNTY LAND DEVELOPMENT CODE WHICH INCLUDES
THE COMPREHENSIVE ZONING REGULATIONS FOR THE
UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA BY
AMENDING THE OFFICIAL ZONING ATLAS MAPS NUMBERED 9513N
AND 9513S; BY CHANGING THE ZONING CLASSIFICATION OF THE
HEREIN DESCRIBED REAL PROPERTY FROM "A" RURAL
AGRICULTURAL TO "PUD" PLANNED UNIT DEVELOPMENT KNOWN
AS MEADOWBROOK PUD LOCATED ON THE EAST SIDE OF
AIRPORT-PULLING ROAD (C.R. 31) APPROXIMATELY ONE-HALF
MILE SOUTH OF PINE RIDGE ROAD (C.R. 896), IN SECTION 13,
TOWNSHIP 49 SOUTH, RANGE 25 EAST, COLLIER COUNTY, FLORIDA,
CONSISTING OF 48.874. ACRES; AND BY PROVIDING AN EFFECTIVE
DATE.
WHEREAS, Karen Bishop of PMS., Inc. of Naples, representing Royal Palm Builders I, Inc., petitioned
the Board of County Commissioners to change the zoning classification of the herein described real property.
NOW, THEREFORE BE IT ORDAINED by the Board of County Commissioners of Collier County,
Florida, that:
~ECTION ONE:
The zoning classification of the herein described real property located in Section 13, Township 49 South,
Range 25 East, Collier County, Florida, is changed from "A" Rural Agricultural to "PUD" Planned Unit
Development in accordance with the Meadowbrook PUD Document, attached hereto as Exhib~c",A" ,~a~.d
incorporated by reference herein. The Official Zoning Atlas Maps numbered 9513N and 95138, as~d. escrib~in
Ordinance Number 91-102, the Collier County Land Development Code, are hereby amended accord~13t. r.o ~'".~2'
SECTION TWO: -~, :~:::
This Ordinance shall become effective upon filing with the Department of State. ~ Z2 "
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County, Florida, this/~
BY: // /9 / ,Z'
/OWHT E. §ROCK, CLERK
This ordinonce flied with the
Approved as to Form
and Legal Sufficiency
MarjoriO~l. Student
Assistant County Attorney
Secretary of S~te's Office the
a~-~day of ~1~3~-__, ,~0~}
and ocknowledgement of that
filingsreceived this,i~.d~ day
of ~..~:o ~..oglo --
g/admin/PUD-2000-10/RB/im
Meadowbrook
A
PLANNED UNIT DEVELOPMENT
REGULATIONS AND SUPPORTiNG MASTER PLAN
GOVERNING A PLANNED
UNIT DEVELOPMENT PURSUANT TO PROVISIONS OF
THE COLLIER COUNTY LAND DEVELOPMENT CODE
Prepared For:
Royal Palm Builders I, Inc.
5811 Pelican Bay Blvd., Suite 208
Naples, Florida 34108
Prepared By:
PMS, Inc. of Naples
2335 N. Tamiami Trail, Suite 408
Naples, Florida 34103
DATE APPROVED BY BCC:
ORDINANCE NUMBER:
AMENDMENTS AND REPEAL:
DOCUMENT DATE: 07/25/00
EXHIBIT "A"
TABLE OF CONTENTS
SECTION
TABLE OF CONTENTS & LIST OF EXHIBITS
STATEMENT OF COMPLIANCE
I PROPERTY OWNERSHIP & DESCRIPTION
II PROJECT DEVELOPMENT
III TRACT R:
RESIDENTIAL DEVELOPMENT REGULATIONS
VI AMENITY AREA TRACT:
DEVELOPMENT REGULATIONS
V DEVELOPMENT COMMITMENTS
PAGE
1
2
3
5
11
15
17
LIST OF EXHIBITS / ATTACHMENTS
EXHIBIT A PUD Master Plan
STATEMENT OF COMPLIANCE
The development of approximately 48.87± acres of property in Collier County, as a Planned Unit
Development to be known as Meadowbrook will be in compliance with the goals, objectives and policies
of Collier County as set forth in the Comprehensive Plan. The residential facilities of Meadowbrook will
be consistent with applicable comprehensive planning objectives of each of the elements of the Growth
Management Plan for the following reasons:
The subject property's location in relation to existing or proposed community facilities and
services permits the development's residential density as described in Objective 2 of the Future
Land Use Element.
The project development is compatible and complementary to existing and future surrounding
land uses as required in Policy 5.4 of the Future Land Use Element. Compatibility with adjacent
land uses is enhanced through the internal arrangement of structures, the placement of land use
buffers, and the proposed development standards contained herein.
Improvements are planned to be in compliance with applicable sections of the Collier County
Land Development Code as set forth in Objective 3 of the Future Land Use Element.
The project development will result in an efficient and economical extension of community
facilities and services as required in Policies 3.1.H and 3.1.L of the Future Land Use Element.
The subject 48.87-acre property is within the Urban Residential Mixed Use District and the
Residential Density Band around the Pine Ridge Road - Airport-Pulling Road Activity Center,
on the Future Land Use Map. The proposed maximum density for the project is 6 units per acre,
which is in compliance with the Future Land Use Element of the Growth Management Plan
based on the following relationships to required criteria:
Base Density
Activity Center Density Band
Roadway Access
Maximum Permitted Density
4 dwelling units per acre
+ 3 dwelling units per acre
+ 1 dwelling unit per acre
8 dwelling units per acre
The proposed development allows 195 dwelling units (4 units per acre) with a maximum of 293
dwelling units (6 units per acre) when evidence is submitted to the Board of County
Commissioners during an advertised public hearing that a vehicular interconnection is provided
to the Carillon PUD to the north of the project. This density is deemed consistent with the
density provided for by the County's Growth Management Plan.
All f'mal local development orders for this project are subject to Division 3.15, Adequate Public
Facilities, of the Collier County Land Development Code.
7. The project will be served by a complete range of services/utilities as approved by the County.
The Meadowbrook PUD implements Policy 5.6 of the Future Land Use Element in that a
minimum of sixty (60) percent of the project will be open space.
SECTION I
PROPERTY OWNERSHIP AND DESCRIPTION
1.1 PURPOSE
The purpose of this Section is to set forth the location and ownership of the property, and to
describe the existing conditions of the property proposed to be developed under the project name
of Meadowbrook PUD.
1.2 LEGAL DESCRIPTION
The subject property being:
THE FOLLOWING DESCRIBED PROPERTY IN COLLIER COUNTY, FLORIDA:
A PARCEL OF LAND LYING WITHIN SECTION 13, TOWNSHIP 49 SOUTH, RANGE 25
EAST, COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF THE PLAT OF CARILLON (PLAT
BOOK 21, PAGE 59 - 61);
THENCE N 88 50'18" E, ALONG SAID PLAT A DISTANCE OF 710.00 FEET;
THENCE N 01 00'37" W, ALONG SAID PLAT A DISTANCE OF 373.80 FEET;
THENCE S 89 52'59" E, ALONG SAID PLAT AND THE EXTENSION THEREOF A
DISTANCE OF 571.37 FEET TO AN INTERSECTION WITH THE WESTERLY LINE OF
KENSINGTON PARK PHASE ONE (PLAT BOOK 21, PAGE 62-67);
THENCE S 01 00'37" E, ALONG SAID WESTERLY LINE AND THE EXTENSION
THEREOF A DISTANCE OF 1879.22 FEET TO AN INTERSECTION WITH THE
NORTHERLY LINE OF TIMBERWOOD (UN-PLATTED);
THENCE N 89 31'09" W, ALONG SAID NORTHERLY LINE A DISTANCE OF 1277.77
FEET TO AN INTERSECTION WITH THE EASTERLY RIGHT-OF-WAY LINE OF
AIRPORT PULLING ROAD;
THENCE N 01 09'42" W, ALONG SAID EASTERLY LINE A DISTANCE OF 1481.54 FEET,
TO THE POINT OF BEGINNING.
CONTAINING 48.866 ACRES OF LAND, MORE OR LESS.
SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD.
1.3 PROPERTY OWNERSHIP
The subject property is currently under the ownership or control of Royal Palm Builders I, Inc.,
hereinafter called "Applicant or Developer".
1.4
GENERAL DESCRIPTION OF PROPERTY AREA
A. The zoning classification of the subject property prior to the date of this approved PUD
Document was "A" - Rural Agriculture.
1.5
1.6
1.7
The 48.87± acre project site is located within Section 13, Township 49S, Range 25E, and
Collier County. The parcel is approximately 48.874- acres in size and is located east of
Airport-Pulling Road and approximately one-half mile south of Pine Ridge Road. The
Airport Road Canal, with a right-of-way width of 100 feet, is located between the Airport-
Pulling Road right-of-way and the subject property. The site is also directly north of the
Timberwood residential community and is west of and abuts the World Tennis Center and
Kensington residential communities. The proposed development allows 195 dwelling units
(4 units per acre) with a maximum of 293 dwelling units (6 units per acre) when evidence is
submitted to the Board of County Commissioners during an advertised public hearing that a
vehicular interconnection is provided to the Carillon PUD to the north of the project.
PHYSICAL DESCRIPTION
The subject property is relatively level with elevations from 9.6' to 11.1' above mean sea level. The
property has been used for row crop agricultural uses now or in the immediate past. The site's two
prominent contextual features are that it abuts the Airport Road Canal and abuts the Carillon Plaza
Shopping Center. Natural drainage is to the southwest to the Airport Road Canal. Water
management plans for the project are to utilize lake detention areas.
The site has the following designation relative to flood -FEMA Flood Area Zone X, Firm Map Panel
385 of 1125 Community Panel No. 120067 0385 D; Map Revised June 3, 1986.
PROJECT DESCRIPTION
Meadowbrook PUD is a planned development of residential acreage, which shall support
development consisting of residential dwellings and associated recreational amenities. Each
residential unit will be served with centrally provided potable water, sanitary sewer and electric
power. Additional services will be provided as appropriate. Entrance to the development will be
provided from Airport Road at the existing traffic light fronting the parcel.
SHORT TITLE
This Ordinance shall be known and cited as the "Meadowbrook Planned Unit Development
Ordinance."
SECTION II
PROJECT DEVELOPMENT REQUIREMENTS
2.1
2.2
2.3
PURPOSE
The purpose of this Section is to delineate and generally describe the project's plan of development,
relationships to applicable County ordinances, as well as other project relationships.
GENERAL
Regulations for development of Meadowbrook shall be in accordance with the contents of
this document, PUD-Planned Unit Development District and other applicable sections and
parts of the Collier County Land Development Code and Growth Management Plan in effect
at the time of issuance of any development order to which said regulations relate which
authorizes the construction of improvements. Where the regulations of this PUD Document
fail to provide developmental standards, then the provisions of the most similar district in
the County Land Development Code shall apply.
The definitions/terms shall be the same as the definitions set forth in the Collier County
Land Development Code in effect at the time of building permit application.
All conditions imposed and all graphic material presented depicting restrictions for the
development of Meadowbrook shall become part of the regulations, which govern the
manner in which the PUD site may be developed.
Unless modified, waived or excepted by this PUD document or associated exhibits, the
applicable provisions of other sections of the Land Development Code remain in full force
and effect with respect to the development of the land which comprises this PUD.
Development permitted by the approval of this petition will be subject to a concurrency
review under the provisions of Division 3.1.5, Adequate Public Facilities, of the Collier
County Land Development Code at the earliest or next to occur of either Site Development
Plan approval, final plat approval, or building permit issuance for this development.
DESCRIPTION OF PROJECT PLAN AND PROPOSED LAND USES
The project Master Plan, including the use of land for the acreage noted on Table I below, is
iljustrated graphically by Exhibit "A", PUD Master Plan.
TABLE I: MEADOWBROOK ESTIMATED LAND USE SUMMARY
TRACT LAND USE
APPROXIMATE ACREAGE
"R" RESIDENTIAL
RECREATIONAL/ENTRY CANAL FEATURE
Total
46.97=:
1.90~:
48.87+
2.4
2.5
2.6
2.7
Note A.
Note B.
Note C.
The project allows 195 dwelling units with a maximum of 293 dwelling
units when evidence is submitted to the BCC during an advertised public
hearing that a vehicular interconnection is provided to the Carillon PUD.
The number of units and intensity of units per acre within specific
residential tracts may be varied provided the number within the entire PUD
does not exceed the permitted density.
Location, size and number of tracts is conceptual and may be amended with
the preliminary subdivision plat (PSP) application or site development plan
(SDP) application.
The Land Use Table above, a copy of which is shown on the PUD Master Plan (Exhibit
"A") is a schedule of the intended land uses, with approximate acreage of the total project
indicated. The arrangement of these land areas is shown on the Master Plan. The Master
Development Plan is an iljustrative preliminary development plan. Design criteria and
layout that is iljustrated on the Master Development Plan and other exhibits supporting this
project shall be understood to be flexible so that final design may satisfy development
objectives and be consistent with the project development, as set forth in this document.
Modification to all boundaries may be permitted at the time of Preliminary Subdivision Plat
or Site Development Plan approval, subject to the provisions of the Collier County Land
Development Code or as otherwise permitted by this PUD document.
In addition to the various areas and specific items shown in Exhibit "A", such easements
and rights-of-way shall be established within the project site as may be necessary or
desirable for the service, function, or convenience of the project.
DESCRIPTION OF PROJECT DENSITY
The development allows 195 dwelling units with a maximum of 293 dwelling units (6 units per
acre) when evidence is submitted to the Board of County Commissioners during an advertised
public hearing that a vehicular interconnection is provided to the Carillon PUD.
DEVELOPMENT SCHEDULE
The Applicant estimates completion of improvements to the property should occur by January 2005.
AMENDMENTS TO PUD DOCUMENT OR PUD MASTER PLAN
Amendments may be made to the PUD as provided in the Collier County Land Development Code,
Section 2.7.3.5.
RELATED PROJECT PLAN APPROVAL REQUIREMENTS
Prior to the recording of a Record Plat, and/or Condominium Plat for all or part of the PUD,
final plans of all required improvements shall receive approval of the appropriate Collier
County governmental agency to ensure compliance with the PUD Master Plan, and as
applicable, the Collier County Subdivision Code and the platting laws of the State of
Florida. 6.
2.8
Exhibit "A", PUD Master Plan, constitutes the required PUD Development Plan.
Subsequent to or concurrent with PUD approval, a Preliminary Subdivision Plat, if
applicable, shall be submitted for the entire area covered by the PUD Master Plan. Any
division of property and the development of the land shall be in compliance with Division
3.2 of the Collier County Land Development Code, and the platting laws of the State of
Florida.
The provisions of Division 3.3 of the Collier County Land Development Code, when
applicable, shall apply to the development of all platted tracts, or parcels of land as provided
in said Division prior to the issuance of a building permit or other development order.
Appropriate instruments will be provided at the time of infrastructure improvements
regarding any dedications and method for providing perpetual maintenance of common
facilities.
All conditions imposed and all graphic material presented depicting restrictions for the
development of Meadowbrook shall become part of the regulations which govern the
manner in which the PUD site may be developed.
MODEL HOMES AND SALES CENTERS
Model homes, sale centers and other uses and structures related to the promotion and sale of real
estate, such as but not limited to pavilions, viewing platforms, gazebos, parking areas, tents, and
signs, shall be permitted principal uses throughout Meadowbrook subject to the requirements of
Section 2.6.33.4 and Section 3.2.6.3.6, of the Collier County Land Development Code. Model
homes/model centers including sales centers shall be permitted in conjunction with the promotion of
the development subject to the following:
Single Family Models may be constructed after administrative approval of preliminary plat
and construction plans prior to recording of a plat.
Models may be permitted as "dry models" and must obtain a conditional certificate of
occupancy for model purposes only. Models may not be an occupied unit until a permanent
certificate of occupancy is issued.
Models may not be utilized as "sales offices" without approval by and through the Site
Development Plan process. The SDP process shall not be required for dry models pursuant
to this Section.
Temporary access and utility easements may be provided in lieu of dedicated rights- of-way
for temporary service to model homes.
In addition to the use of model homes as sales offices or centers, a sales office or center
may be maintained on-site for the sales, marketing and administration of recreation club
memberships.
2.9
2.10
LANDSCAPE BUFFERS, BERMS, FENCES, WALLS AND GATEHOUSES
Landscape buffers, berms, fences, walls and gatehouses are generally permitted as a principal use
throughout the Me0dowbrook PUD. Along the PUD boundaries, the landscape buffers, berms,
fences and walls that may be installed shall have equal treatment and maintenance of the interior
and exterior of said landscape buffers, berms, fences and walls. The standards in Section 2.4 of the
Land Development Code shall apply along with the following standards:
A. Berms shall have the following maximum side slopes:
2.
3.
4.
5.
Grassed berms over two feet in height - 4:1
Landscaped berms - 3:1
Rip-Rap berms - 1:1
Structural walled berms may be vertical
Required buffer planting area - 4:1
B. Height of Landscaped Berms and Depth of Swales:
A 4:1 slope shall be required for berms and swales, except under the following
circumstances:
The maximum height of the berm is four feet, as measured from existing grade, if a
3:1 slope is utilized and the berm is landscaped. The maximum depth of a swale
may be four feet, as measured from existing grade, if a 3:1 landscaped slope is
utilized.
A 3:1 slope is also permitted if the height of the slope is two feet in height or less or
if the open channel is two feet in height or less.
Fence or wall setbacks: Fences, walls and similar structures shall have a minimum of a 10
foot setback from development boundaries where adjacent to Airport Road public right-of-
way and a 2 foot setback from all other land uses.
Pedestrian sidewalks, bike paths, water management facilities and structures may be
incorporated into the required landscape buffer areas, consistent with Section 2.4.7.3.4 of
the Land Development Code.
Gatehouses and access control structures shall have no required setback from edge of
pavement or back of curb.
STREETS
Platted project streets shall be private and owned by a Homeowners' Association and shall be
classified as local streets.
The lake setback requirements described in Section 3.5.7.1 of the Collier County Land
Development Code may be reduced with the administrative approval of the Collier County
Development Services Director. Lakes may be excavated to a maximum depth of twenty (20)
feet. Removal 9f fill from Meadowbrook shall be limited to an amount up to 10 percent (to a
maximum of 20,000 cubic yards) of the total volume excavated unless a commercial excavation
permit is received.
All setbacks shall be measured from the location of the contour of the control elevation of the
lake. The required setback to any right-of-way, roadway or access easement may be twenty-five
(25) feet if supported by design calculations submitted at the time of development plan review.
The required setback to any extended property lines may be twenty-five feet if the property line
is properly fenced. The required setback to any property line or tract line internal to the
Meadowbrook development shall be zero feet, except that a 20' lake maintenance easement
must be created and maintained.
As a courtesy, representatives of the neighboring homeowner associations of the communities
of Kensington, World Tennis Center, Timberwood and Naples Bath and Tennis Club shall be
provided with 48 hours prior notice of the proposed commencement of any excavation which
shall be undertaken with the use of explosive charges.
2.12 FILL STORAGE
2.13
Fill storage is generally permitted as a principal use throughout the Meadowbrook PUD. Fill
material generated may be stockpiled within areas designated for residential development upon
issuance of a Clearing and Filling Permit. Prior to stockpiling in these locations, a Letter of
Notification along with the plans showing the locations and cross-sections shall be submitted to
Collier County Engineering Services for review and approval. The following standards shall apply:
A. Stockpile maximum side slopes: 3:1
B. Stockpile maximum height: Thirty-five (35) feet
Fill storage areas shall be screened with a security fence at least six (6) feet in height
above ground level, except as may otherwise be approved by Collier County
Engineering Services pursuant to a submitted grading and filling plan.
Soil and erosion control shall be provided in accordance with the Collier County
Land Development Code, Division 3.7.
ACCESS
The project'sprincipal access willbe a full access onto AirportRoadatthe existingtraffic
signal.
The Developer shall provide a secondary project access to Pine Ridge Road over the ingress - egress
easement shown on the PUD Master Plan prior to the issuance of the certificate of occupancy for the
development's 50th unit. This secondary access shall not be utilized for a secondary community
access prior to the issuance of the certificate of occupancy for the development's 50th unit. The
ingress-egress easement may be utilized for a construction access. Construction access over this
ingress-egress easement shall be limited to the period of time required for the construction of the
development's horizontal infrastructure (lakes, water management features, landscaped perimeter
benns, utilities, roads and circulation driveways) as approved by the project's subdivision
construction plans or Site Development Plan. Additionally, the project shall provide a walkway
interconnect to the adjacent shopping center for the convenience of its residents.
2.14 ASSOCIATION OF PROPERTY OWNERS FOR COMMON AREA MAINTENANCE
Whenever the Developer elects to create land area and/or recreation amenities whose ownership and
maintenance responsibility is a common interest to all of the subsequent purchasers of property
within said development in which the common interest is located, that developer entity shall provide
appropriate legal instruments for the establishment of a Property Owners' Association or other
appropriate entity whose function shall include provisions for the perpetual care and maintenance of
all common facilities and open space subject further to the provisions of the Collier County Land
Development Code, Section 2.2.20.3.8.
2.15 EASEMENTS FOR UTILITIES
All necessary easements, dedications, or other instruments shall be granted to ensure the continued
operation and maintenance of all service utilities in compliance with applicable regulations in effect
at the time of development approvals.
2.16 COMMON AREA MAINTENANCE
Common area maintenance, including the maintenance of common facilities, open spaces, street
trees and water management facilities shall be the responsibility of the Developer, its successors or
assigns, The Developer, its successors or assigns, shall retain copies of the project's master plans
for common facilities and their associated maintenance programs and requirements.
2.17 OPEN SPACE REQUIREMENTS
A combination of the lakes, landscape buffers and other open space shall meet the sixty (60) percent
open space requirement for development as set forth in Section 2.6.32,2 of the Land Development
Code. Open space shall include all pervious green space within development parcels and lots.
2.18 AGRICULTURAL ACTIVITIES
The site has been used and is currently utilized for agricultural purposes. Agricultural activities, as
defined in the Land Development Code, shall continue to be a permitted use until such time as
residential development has commenced.
10.
SECTION I11
TRACT R: RESIDENTIAL DEVELOPMENT REGULATIONS
3.1
PURPOSE
The purpose of this Section is to identify specific development standards for the area designated as
Tract "R" on the PUD Master Plan, Exhibit "A".
3.2
MAXIMUM DWELLING UNITS
The maximum number of dwelling units that may be constructed within this 48.87± acre project is
293.
3.3
USES PERMITTED
Residential areas designated on the Master Plan are to accommodate a full range of residential
dwelling units, recreational facilities, essential services, customary accessory uses, and compatible
land uses.
No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole or
in part, for other than the following:
A. Principal Uses:
Residential dwellings, including single family, attached and detached, duplex and
two family dwellings, townhouses, zero lot line and multi-family dwellings,
including garden apartments.
2. Clubhouse, Guardhouses, gatehouses, and access control structures.
Any other use which is comparable in nature with the foregoing uses and which the
Development Services Director determines to be compatible.
B. Accessory Uses:
Uses and structures that are accessory and incidental to uses permitted as of right,
including private garages.
Essential services, including interim and permanent utility and maintenance
facilities.
Any other use which is comparable in nature with the foregoing uses and which the
Development Services Director determines to be compatible.
11.
3.4 DEVELOPMENT STANDARDS
The Meadowbrook PUD will feature an integrated and compatible architectural building
style or theme, which will be incorporated into all residential structures. Buildings will
feature unifying and complementary design elements such as roof treatments, building
materials and building colors. To reduce mass, architectural design treatments such as
articulated rooflines, balconies, building offsets, and unified landscaping will be provided.
The individual buildings may vary in size and configuration.
Table II sets forth the development standards for land uses within the "R" Residential
District within the Meadowbrook PUD, Front yard setbacks in Table shall be measured as
follows:
1. If the parcel is served by a public or private right-of-way, the setback is measured from
the adjacent right-of-way line.
2. If the parcel is served by a non-platted private drive, the setback is measured from the
back of curb or edge of pavement. If the parcel is served by a platted private drive, the
setback is measured from the road easement or property line.
3. Carports are permitted within parking areas while garages are permitted at the edge of the
vehicular pavement, which provides access to a designated parking space.
TABLE I!
Development Standards for Residential Areas desi hated as "R" Tract on the PUD Master Plan..
Single Zero Lot Two Family & Single FamilyMulti-family
Family ! Line Duplex Attached &
Detached Townhouse
Minimum Lot Area (Sq. Ft.)5000 ' 3500 3,500 (per unit)1,800 (pern/a
uni0
Minimum Lot Width 50 40 80 30 100
Front Yard Setback 20 20 20 20 20
Front Yard for Side Entry15 15 15 15 15
Garage
Rear Yard Setback (Principal)20 20 20 20 20
Rear Yard Setback 10 10 10 10 10
(Accessory)
Side Yard Setback (Principal6 - I story,0 or 66 - 1 story,0 or 6 10
and Accessory) 7.5 if> I 7.5 if>l story
story
Maximum Height (Principal and2 story2 story 2 story 2 story 2 story
Accessory)
Min. Floor Area 1200 1000 1000 1000 1000
Min. Distance Between 12 0 or 6 12 12 20
Principal Structures
> Greater Than
12.
NOTES:
1.
5.
3.5
3.6
3.7
Minimum lot areas for any unit type may be exceeded. The unit type, and not the minimum lot area, shall define the
development standards to be applied by the Customer Services Department during an application for a building permit.
For all zero lot line units, a conceptual exhibit showing typical building configurations shall be submitted to the
Customer Services Depaflraant with the application for the first building permit.
All distances are in feet unless otherwise noted.
Zero feet (0') or a minimum of six feet (6') on either side except that where the zero foot (0') yard option is utilized, the
opposite side of the structure shall have a twelve foot (12') yard.
Site width may be reduced on cul-de-sac lots provided a minimum cord length of 24 feet is provided and the average
width of the lot is equal to or greater than the minimum standard.
Rear Yard Setback for waterfront lots may be reduced to zero (0') feet where no lake maintenance is required.
MAXIMUM HEIGHT
The maximum number of stories permitted shall be two (2) habitable floors no greater than
thirty-five (35) feet within 150 feet of the existing residential communities which are located
south and east of the site.
OFF-STREET PARKING AND LOADING REQUIREMENTS
As required by Division 2.3 of the Land Development Code in effect at the time of building
permit application.
LANDSCAPING AND BUFFERING REQUIREMENTS
North, East and South PUD Boundaries: 15 foot minimum width Type B buffer enhanced by a 6
foot high fence where a security fence has not been provided by the adjacent development. The
fence shall be woven between shrubs to screen the fence from view at hedge maturity. The
buffer shall be constructed on a berm having a minimum height of 2 feet above the water
management control elevation. Required shade trees shall have a minimum height at installation
of 16 feet. At installation, hedge plants shall have a height of 5 feet, a spread of 3 feet and a
maximum spacing between shrubs of 4 feet on center. The hedge shall achieve a minimum
height of 6 feet and 80 percent opacity within one year of installation or the Developer shall
install additional hedge plants to achieve 80 percent opacity. The above landscape buffer shall
also be provided west of and along the common property line of the ingress - egress easement
adjacent to the Kensington Park PUD concurrent with its use as a construction access or
secondary community access. The irrigation system for this buffer segment shall be designed to
minimize the dust from any non-paved construction driveway.
All existing vegetation within the required 15 foot buffer abutting the Kensington Park PUD
shall be removed unless compatible with the buffer installation hedge and trees. Furthermore,
the Developer shall cooperate with the property owners of the Kensington Park PUD to establish
and maintain a unified design of the combined landscaped buffer separating the two
communities. A landscape buffer shall also be provided west of and along the common property
line of the ingress - egress easement adjacent to the Kensington Park PUD concurrent with its
use as a construction access or secondary community access.
13.
3.8
The irrigation system for this buffer segment shall be designed to minimize the dust from any
non-paved construction driveway. A 20 foot wide Type D buffer shall be provided adjacent to
the Airport Road Canal, except the minimum height of shade trees shall be 16 feet at installation
and the buffer shall be constructed on a berm having a minimum height of 2 feet above the water
management control elevation. Additionally, the Developer will seek approval from the Big
Cypress Basin Board to install street trees along Airport Road. Street trees shall be provided on
both sides of all internal roads or access ways. A street tree master plan shall be included with
the application for a Preliminary Subdivision Plat (PSP) or Site Development Plan (SDP) as may
be appropriate. Installation of individual trees shall be prior to or concurrent with the
development of the adjacent dwelling unit or structure in proximity to the roadway or access
way. Shade trees in proximity to sidewalks or other paved areas shall be installed with a deep
root ban'let system. Street trees shall be placed at the more restrictive of one per lot or one per
50 linear feet. A minimum of 50 percent of the trees shall be canopy trees with a height of 16
feet at installation. Palms shall have a minimum height of 18 feet at installation. Trees must be
located no more than 10 feet from the edge of pavement to be classified as street trees and shall
be installed between the edge of pavement and sidewalk when viable.
Once installed, should a street tree be displaced or die, they shall be replaced within 12 months.
Replacement trees shall minimally meet the original specification requirements, including
consistency with the master street tree plan. This tree requirement is in addition to any other
Collier County Land Development Code landscape requirements and shall not be required to
mect native species requirements of the Collier County Land Development Code.
ARCHITECTURAL STANDARDS
All buildings, lighting, signage, and landscaping shall be architecturally and aesthetically
unified. Flat roofs as a primary roof element for buildings and accessory structures are
prohibited and roof slopes shall have a minimum pitch of 4:l. All pole lighting, internal to the
project, shall be architecturally designed and limited to a height of 20 feet.
14.
SECTION IV
RECREATION PARCEL DEVELOPMENT REGULATIONS
4.1
4.2
4.3
PURPOSE
The purpose of this Section is to identify specific development standards for the
"RECREATION PARCEL".
USES PERMITTED
No building or structure, or part thereof, shall be erected, altered or used, or land used, in whole
or in part, for other than the following:
A. Principal Uses:
Community and recreational uses and facilities such as swimming pools, tennis
courts, children's playground areas, clubhouse and similar facilities that serve as
an integral part of a residential development. Such uses shall be compatible with
the adjacent residences, which have the use of such facilities.
Any other use which is comparable in nature with the foregoing uses and which
the Development Services Director determines to be compatible.
B. Accessory Uses:
Uses and structures that are accessory and incidental to uses permitted as of
right.
(2)
Essential services, including interim and permanent utility and maintenance
facilities.
(3)
Any other use which is comparable in nature with the foregoing uses and which
the Development Services Director determines to be compatible.
DEVELOPMENT STANDARDS
A. Front yard setbacks shall be measured as follows:
If the parcel is served by a public or private right-of-way, the setback is
measured from the adjacent right-of-way line.
15.
D.
E.
F.
G.
If the parcel is served by a non-platted private drive, the setback is measured
li'om the back of curb or edge of pavement. If the parcel is served by a platted
private drive, the setback is measured from the road easement or property line.
Setbacks
1. FrontYard:
2. SideYard:
3. Rear Yard:
25 feet
25 feet
25 feet
Maximum Height:
Two (2) stories (not to exceed 35 feet).
Minimum Lot Width:
n/a
Minimum Lot Depth:
n/a
Minimum Lot Area:
n/a
Minimum Distance
Bctween Structures:
10 feet
16.
5.1
5.2
5.3
5.4
SECTION V
DEVELOPMENT COMMITMENTS
PURPOSE
The purpose of this Section is to set forth the development commitments for the development of
the project.
GENERAL
All facilities shall be constructed in accordance with Site Development Plans, Final Subdivision
Plans and all applicable State and local laws, codes and regulations applicable to this PUD.
Except where specifically noted or stated otherwise, the standards and specifications of the Land
Development Code, Division 3.2 shall apply to this project even if the land within the PUD is not
to be platted. The Developer, its successors and assigns, shall be responsible for the
commitments outlined in this document.
The Developer, its successor or assignee, agree to follow the Master Plan and the regulations of
the PUD as adopted, and any other conditions or modifications as may be agreed to in the
rezoning of the property. In addition, any successor or assignee in title is bound by the
commitments within this agreement.
PUD MASTER PLAN
Exhibit "A", PUD Master Plan, iljustrates the proposed development and is conceptual in
nature. Proposed tract or special land use boundaries shall not be construed to be final
and may be varied at any subsequent approval phase such as at final platting or site
development plan application, subject to the provisions of the Land Development Code
and amendments as may be made from time to time.
All necessary easements, dedications, or other instruments shall be granted to ensure the
continued operation and maintenance of all service utilities and all common areas in the
project.
MONITORING REPORT AND SUNSET PROVISIONS
The Meadowbrook PUD shall be subject to the Time Limits, Section 2.7.3.4 of the Land
Development Code.
Monitoring Report: An annual monitoring report shall be submitted pursuant to Section
2.7.3.6 of the Collier County Land Development Code.
17.
5.5 DEVELOPMENT EXEMPTION FROM STANDARD SUBDIVISION PRACTICE
5.6
5.7
REGULATIONS
The Site Development Plan Division of the Collier County Land Development Code shall apply
to Meadowbrook PUD, except for exemptions set forth herein or otherwise granted pursuant to
Collier County Land Development Code Section 3.3,3.
SUBSTITUTIONS AND EXCEPTIONS TO SUBDIVISION REGULATIONS
The following design substitutions shall apply:
LDC Section 3.2.8.3.19: Street name signs shall be approved by the Development
Services Director but need not meet the U.S.D.O.T.F.tI.W.A. Manual on Uniform
Traffic Control Devices. Internal street pavement painting and reflective edging
requirements are waived.
LDC Section 3.2.8.4.16.5: All internal streets shall considered local streets and their
standard right-of-way width shall be fifty (50) feet..
LDC Section 3.2.8.4.16.6: The 1,000-foot length for cul-de-sac streets shall be waived.
The maximum length shall be 1,800 feet unless extended upon review and approval of
the Fire District.
LDC Section 3.2.8.4.16.10: The requirement for tangents between reverse curves shall
be waived,
LDC Section 3.2.8.4.16.12.d: The requirement for asphalt courses shall be waived to
allow the use of a surface course of paver brick or decorative concrete pavement.
LDC Section 3.2.8.4.16.12.e: The requirements that grass be required for all non- paved
areas of the right-of-way shall be waived to allow the installation of decorative planters
and alternative ground cover.
LDC Section 3.2.8.4.22.9.c: The requirement that drainage facilities in lots be spaced in
accordance with FDOT criteria may be varied upon submittal of the necessary data to
support the variance at the time of development plan submittal,
TRANSPORTATION
The development of the PUD Master Plan shall be subject to and governed by the following
conditions:
Arterial level lighting shall be provided at all project entrances. Installation shall be in
place prior to issuance of any certificates of occupancy.
The Developer shall provide a right turn lane at the existing traffic light on Airport Road
and the Developer shall bear the pro rata cost of improvements to the existing traffic
signal which shall serve the project lbr rnodificatioo from an existing "T" intersection to
a full intersection, prior to the issuance of any certificates of occupancy.
18.
5.8
5.9
Prior to construction plan approval, the Developer shall pay the County for the
construction of the southbound lane built in 1993. The Transportation
Engineering and Construction Management Department shall be contacted for
determining the fee.
Any access road extensions to the project constructed by the developer shall be to Collier
County minimum construction standards. The existing sidewalk north of the site shall be
extended all the way to the south property line. This will be the Developer's
responsibility.
The Developer shall provide a right turn lane to the ingress/egress easement providing
access to Pine Ridge Road prior to the issuance of the certificate of occupancy for the
development's 50th unit. This access shall be limited to a right in, right-out.
The Developer shall provide an interconnection with the adjacent Carillon PUD if
available. If no road access is available, a pedestrian path will be provided.
Road Impact Fees shall be paid in accordance with Ordinance 92-22, as amended, and
shall be paid at the time building permits are issued unless otherwise approved by the
Board of County Commissioners. The improvements described within this Section are
deemed site related and therefore are not eligible for impact fee credits.
Gatehouse facilities, if any, shall be designed and located so as not to cause vehicles to
be backed up onto any public roadway.
H. All roadways internal to the PUD shall be privately owned and maintained.
Stormwater management treatment for water quality and quanity shall be provided for
both the existing southbound left turn lane and the new northbound turn lane for this site.
SITE LIGHT1NG
Lighting facilities shall be arranged in a manner that will protect roadways and neighborhood
residential properties from direct glare or other interference.
SIGNAGE
All signs shall be in accordance with Division 2.5 of Collier County's Land Development Code
in effect at the time of Site Development Plan approval with the following exceptions:
Project Identification Signs - Two ground, wall or gate project signs may be located at
each project entrance to the development and one additional project identification sign
may be located on Airport Road, all subject to the following requirements:
Such signs shall contain only the name of the development, the insignia, or
motto of the development, and shall not contain promotional or sales material.
19.
Project identification signs shall not exceed sixty (60) square feet, excluding
mounting surfaces or structures. Where signage is affixed to or is in an integral
part of a wall or fence, the face of the sign may protrude above the upper edge of
the wall or fence, but remains subject to height restrictions.
No project identification signs shall exceed the height of ten (10) feet above the
finished grade level of the nearest street.
Project identification signs may be lighted, provided all lights are shielded in a
manner, which prevents direct glare on adjacent roadways and residences.
5.10 ARCHAEOLOGICAL RESOURCES
Pursuant to Section 2.2.25.8.1 of the Land Development Code, if, during the course of site
clearing, excavation or other construction activity an historic or archaeological artifact is found,
all development within the minimum area necessary to protect the discovery shall be
immediately stopped and the Collier County Code Enforcement Department contacted.
5.11 ENVIRONMENTAL
An exotic vegetation ramoval, monitoring, and maintenance (exotic free) plan for the site
shall be submitted to Current Planning Environmental Staff for review and approval
prior to final site plan/construction approval.
An appropriate portion of native vegetation shall be retained on site as required in
section 3.9.5.5,3 of the Collier County Land Development Code.
5.12 WATER MANAGEMENT / ENGINEERING
5.13
A copy of the approved South Florida Water Management District (SFWMD) Surface
Water Permit shall be submitted prior to any Site Development Plan approval.
Prior to Construction Plan approval, a South Florida Water Management District
(SFWMD) right-of-way and discharge permit shall be submitted.
UTILITIES
Water distribution and sewage collection and transmission facilities to serve the project
are to be designed, constructed, conveyed, owned, and maintained in accordance with
Collier County Ordinance No. 88-76, as amended, and other applicable County rules and
regulations. All customers connccling to the water distribution and sewage collection
lhcilitics will be considered customers of the Counly, and will be billed by the County m
accordance with the County's established rates.
20.
Temporary construction and/or sales trailers may use septic tanks or holding tanks for
waste disposal, subject to permitting under Rule 10D-6 of the Florida Administrative
Code, and may use potable or irrigation wells.
The on-site distribution system serving the project must be connected to the Collier
County Water-Sewer District's water main available and adjacent to the project
boundaries. Said system shall be consistent with the main sizing and any other
requirements specified in the project's Utility Master Plan and extended throughout the
project. During design of these facilities, dead-end mains shall be minimized by looping
the internal pipeline network, where feasible.
5.14 POLLING PLACES
Pursuant to Section 2.6.30. of the Land Development Code, provision shall be made for the
future use of space within a common building for the purpose of accommodating the function of
an electoral polling place. An agreement shall be recorded in the of£~cial records of the Clerk of
the Circuit Court of Collier County, which shall be binding upon any and all successors in
interest that acquire ownership of such common areas including, but not limited to,
condominium associations, homeowner associations, or community recreation/public
buildings/public rooms or similar common facilities to be used for a polling place if determined
to be necessary by the Supervisor of Elections.
21.
N
--" Pin~-d e Road
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STATE OF FLORIDA)
COUNTY OF COLLIER)
I, DWIGHT E. BROCK, Clerk of Courts in and for the
Twentieth Judicial Circuit, Collier County, Florida, do hereby
certify that the foregoin~ is a true copy of:
ORDINANCE NO. 2000-55
Which was adopted by the Board of
the 12th day of September, 2000, during Regular Session.
County Commissioners on
the Board
Florida, this 14th~day~
WITNESS my hand and the official seal of
County Commissioners of Collier County,
of September, 2000.
DWIGHT E. BROCK
Clerk of Courts and Clerk
Ex-officio to Board Of
County Commissioners
By: Karen Scnocn,
Deputy Clerk ' '