Ordinance 2001-017ORDINANCE NO. 01- 17
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 MAP NUMBERED 8527N
BY CHANGING THE ZONING CLASSIFICATION OF
THE HEREIN DESCRIBED REAL PROPERTY FROM
"PUD" TO "PUD" PLANNED UNIT DEVELOPMENT
KNOWN AS THE GRANADA SHOPPES PUD FOR
PROPERTY LOCATED ON THE SOUTHEAST
CORNER OF U.S. 41 AND IMMOKALEE ROAD (S.R.
846), IN SECTION 27, TOWNSHIP 48 SOUTH,
RANGE 25 EAST, COLLIER COUNTY, FLORIDA,
CONSISTING OF 39.23+ ACRES; PROVIDING FOR
THE REPEAL OF ORDINANCE NUMBER 98-91, AS
AMENDED, THE FORMER "GRANADA SHOPPES"
PUD; AND BY PROVIDING AN EFFECTIVE DATE.
WHEREAS, George L. Vamadoe of Young, van Assenderp, Vamadoe & Anderson, P.A.,
representing Granada Shoppes Associates, Ltd., petitioned the Board of County Commissioners to
change the zoning classification of the herein described real property.
NOW THEREFORE BE IT ORDAINED BY THE
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that:
SECTION ONE:
BOARD
OF COUNTY
The Zoning Classification of the herein described real property located in Secti0n27, T0wn~il~
48 South, Range 25 East, Collier County, Florida, is changed from "PUD" to UD~l?lanr~'d Unit
Development in accordance with the PUD Document, attached hereto as Exhibit "A", which is
incorporated herein and by reference made part hereof. The Official Zoning Atlas Map numbered
8527N, as described in Ordinance Number 91-102, the Collier County Land Development Code, is
hereby amended accordingly.
SECTION TWO:
Ordinance Number 98-91, as amended, known as the Granada Shoppes PUD, adopted on
November 10, 1998, by the Board of County Commissioners of Collier County, Florida, is hereby
repealed in its entirety.
SECTION THREE:
This Ordinance shall become effective upon filing with the Department of State.
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PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County,
Florida, this,~,~, day of ~'~~ ,2001.
ATTEST:
DWIGHT E. BROCK, Clerk
A~s~ a~?to.Ch~t~n s
,,'
Appioyed ag'io F°~ ~d
Legal Sufficiency
Marj~rie 1~ Student
Assistant County Attorney
G:/admin/PUD-98-14(l )/RN/im
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BY: AM~
J CARTER, Ph.D., CHAIRMAN
This ordinor~e flied with the
tary of Stgte'a l>ffice the
~y of ~- -iff.';'
and acknow~-LT~ ~
· ~n~ received this ~
of rz ~-~"' ~ ~ ~y
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GRANADA SHOPPES
A PLANNED UNIT DEVELOPMENT
39.23+ Acres Located in Section 27
Township 48 South, Range 25 East
Collier County, Florida
PREPARED FOR:
GRANADA SHOPPES ASSOCIATES, LIMITED
Amendment Prepared By:
YOUNG, van ASSENDERP, VARNADOE &_ANDERSON, P.A.
801 LAUREL OAK DRIVE, SUITE 300
NAPLES, FL 34108
AUGUST, 1998
Amended
Exhibit "A"
DATE APPROVED BY BCC 11-10-98
ORDINANCE NUMBER 98-91
DATE FILED
AMENDED BY ORDINANCE ,J,aa/-/_~
TABLE OF CONTENTS
STATEMENT OF COMPLIANCE
SHORT TITLE
, PAGE
i
in
SECTION I
LEGAL DESCRIPTION, PROPERTY OWNERSHIP, &
GENERAL DESCRIPTION
1-1
SECTION II
PROJECT DEVELOPMENT
2-1
2.1
2.2
2.3
2.4
2.5
2.6
2.7
2.8
2.9
2.10
2.11
2.12
2.13
2.14
2.15
2.16
2.17
2.18
2.19
2.20
2.20
Purpose
General Description of the Project and Proposed Land Uses
Compliance with County Ordinances
Land Use Summary
Lake Siting
Fill Storage
Use of Right-of-Way
Sales Office and Construction Office
Changes and Amendments to PUD Document or PUD Master Plan
Preliminary Subdivision Plat Phasing
Open Space and Native Vegetation Retention Requirements
Surface Water Management
Environmental
Utilities
Transportation
Common Area Maintenance
Design Guidelines and Standards
Landscape Buffers, Berms, Fences and Walls
Signage
Public Places
General Permitted Uses
SECTION III
EXHIBIT A
EXHIBIT A- 1
EXHIBIT A-2 .
EXHIBIT A-3
COMMERCIAL DEVELOPMENT
3.1 Purpose
3.2 General Description
3.3 Permitted Uses and Sections
3.4 Development Standards
GRANADA SHOPPES PUD MASTER PLAN
SHOPPING AREA PEDESTRIAN WAY
PARKING AREA PEDESTRiAN WAY
PERIMETER PEDESTRIAN WAY
3-1
EXHIBIT A-4-
I3UILDING SETB3~CK AND LANDSCAPE PLAN FOR NORTHWEST
PORTION OF SITE BORDERING U.S. 41
EXHIBIT B
LEGAL DESCRIPTION
STATEMENT OF COMPLIANCE
The purpose of thi~ section is to express the intent of the Granada Shoppes Associates, Ltd.,
hereinafter referred to as the Developer, to create a Planned Unit Development (PUD) on 39.23+
acres of land located in Section 27, Township 48 South, Range 25 East, Collier County, Florida.
The name of this Planned Unit Development shall be Granada Shoppes. The development of
this site will be in compliance with the planning goals and objectives of Collier COunty as set
forth in the Growth Management Plan. The development will be consistent with' the policies and
land development regulations adopted thereunder of the Growth Management Plan Future Land
Use Element and other applicable regulations for the following reasons:
The subject property is within the Urban Commercial District, Mixed Use Activity
Center Subdistrict as identified on the Future Land Use Map. This District is intended to
accommodate the majority of all new commercial zoning in the County. The Mixed Use
Activity Center Subdistrict boundaries are flexible, and the boundaries as shown of the
FLUE Map may be modified through the use of the Master Planned Activity Center
designation where the Developer maintains unified control of a majority of a quadrant in
a Mixed Use Activity Center. The Developer owns the entirety of the Southeastern
quadrant of Mixed Use Activity Center/t2 and the proposed project boundaries represent
the use of the Master Planned Activity Center concept.
The proposed development is consistent with the existing Collier County Comprehensive
Plan. Under the Plan, the project qualifies as a Master Planned Activity Center as it is a
unified plan of development in the form of a PUD which allows flexibility in the
boundaries (including modification during final site design), mix and location of uses
within a master planned activity center, and permits modification of the square
configuration of activity center quadrants if the applicant has unified control of a
majority of a quadrant. The Plan provides that 100% of the acreage within the activity
center is eligible for commercial uses.
Granada Shoppes is compatible with and complementary to existing and zoned future
land uses surrounding the project as required in Policy 5.4 of the FLUE.
Site and building improvements will be in compliance with applicable land development
regulations as set forth in Objective 3 of the FLUE, unless and to the extent amended
herein.
The development of Granada Shoppes will result in a well-designed commercial project,
through coordinated and regulated signage, building design, vehicular and pedestrian
access;and landscaping and will further the intent of Policies 3.1 .E and F of the FLUE.
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The development of Granada Shoppes will be designed in a manner consistent with
Policy 4.6 and the factors applicable to the Mixed Use Activity Center Subdistrict, which
address access management, and on-site traffic and pedestrian circulation.
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Granada Shoppes does not meet the criteria for a Development of Regional Impact
(DRI), pursuant to Chapter 380.06, Florida Statutes, 2000. The Florida Department of
Community_ Affairs (DCA) has reviewed and issued a binding letter for the project.
The Granada Shoppes will be developed consistent with the Collier County Access
Management Plans, as required in Section 2.6.38 of the Collier County Land
Development Code.
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Granada Shoppes has received a waiver fi.om the historical/archeological survey and
assessment requirements of Section 2.2.25.3.10 of the Land Development Code due to
the site's location in a low potential area for containing historical/archeological artifacts.
The developer will comply with Section 2.2.25.8.2 of the Land Development Code
should accidental discovery of any historic or archeological site, significant artifact, or
other indicator occur during site development or building construction.
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SHORT TITLE
This ordinance shaJl be known and cited as the "GRANADA SHOPPES PLANNED UNIT
DEVELOPMENT ORDINANCE".
111
SECTION I
LEGAL DESCRIPTION, PROPERTY OWNERSHIP, AND GENERAL DESCRIPTION
1.1 PURPOSE
The purpose of this section is to set forth the legal description and ownership of Granada
Shoppes, and to describe the existing condition of the property proposed to be developed.
1.2 LEGAL DESCRIPTION
Please refer to Exhibit "B".
1.3 PROPERTY OWNERSHIP
The subject property is currently under the equitable ownership or control of GRANADA
SHOPPES ASSOCIATES, LTD., a Florida limited partnership, or its assigns, whose
address is 2640 Golden Gate Parkway Suite 115, Naples, FL 34105, and Ocean
Boulevard Partnership II, whose address is 2600 Golden Gate Parkway, Naples, F1
34105.
1.4 GENERAL DESCRIPTION OF PROPERTY
The project site is located in Section 27, Township 48 South, Range 25 East, and
is generally bordered on the west by U.S. 41 and commercially developed
property. To the south lies the Bay Colony Golf Course, which is part of the
Pelican Marsh DRI. To the east lies Agriculturally zoned and utilized property.
Immediately north lies Immokalee Road, and commercially designated and
developed Riverchase Shopping Center, which is part of the Collier Tract 22 DRI.
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The zoning classification of the subject property at the time of original PUD
application was A (Agricultural).
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Elevations within the site are approximately 7.5 to 9 feet-NGVD. Per FEMA
Firm Map Panels No. 1200670193D, dated June 3, 1986, the Granada Shoppes
property is located within Zones "AE-11" of the FEMA flood insurance rate map.
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The soil types on the site generally include Riviera limestone substratum,
-Copeland fine sand, Pineda fine sand, Immokalee fine sand, Myakka fine sand,
Basinger fine sand, Rivieria fine sand, Ft. Drum and Malabar fine sand, and
Satellite fine sand.
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Prior to development, vegetation on the site primarily consists of active croplands
and small amounts of pine flatwoods along the north and west boundaries with
varying degrees of Brazilian Pepper infestation.
The project site is located within the Pine Ridge Canal and West Branch
Cocohatchee River sub-basins, as depicted within the Collier County Drainage
Atlas (July 1995). The South Florida Water Management District has required
off-site discharge to the Pine Ridge Canal.
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2.1
2.2
2.3
SECTION II
PROJECT DEVELOPMENT
PURPOSE
The purpose of this Section is to generally describe the plan of development for Granada
Shoppes, and to identify relationships to applicable County ordinances, policies, and
procedures.
GENERAL DESCRIPTION OF THE PROJECT AND PROPOSED LAND USES
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Granada Shoppes is a 39.23 acre mixed-use retail commercial and office
development which will consist of general and specialty retail shops, restaurants,
business and professional offices, a hotel and financial institutions. Granada
Shoppes shall establish project-wide guidelines and standards to ensure a
coordinated and consistent level of quality for proposed features and facilities.
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The PUD Master Plan is iljustrated graphically on Exhibit A. A Land Use
Sununary indicating approximate land use acreages is shown on the plan. The
location, size, and configuration of individual tracts shall be determined at the
time of County development approvals in accordance with the Collier County
Land Development Code (LDC).
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The Project shall contain a maximum of 300,000 square feet (gross building area)
of retail commercial uses and a maximum of 90,000 square feet (gross building
area) of office uses. A hotel, containing a maximum of 175 room, units, or suites,
may be eonsmacted on the site. If a hotel is constructed, the retail and office uses
shall be reduced to 280,000 gross square feet and 10,000 gross square feet,
respectively.
COMPLIANCE WITH COUNTY ORDINANCES
Ao
Regulations for development of Granada Shoppes shall be in accordance with the
contents of this PUD Ordinance, and to the extent they are not inconsistent with
this PUD Ordinance, applicable sections of the LDC which are in effect at the
time of issuance of any development order. Where this PUD Ordinance does not
provide development standards, then the provisions of the specific section of the
-LDC that is otherwise applicable shall apply.
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Unless otherwise defined herein, or as necessarily implied by context, the
definitions of all terms shall be the same as the definitions set forth in the LDC in
effect at the time of development order application.
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Development permitted by the approval of this PUD will be subject to the
Adequate Public Facilities Ordinance, Division 3.15 of the LDC.
All conditions imposed herein or as represented on Granada Shoppes Master Plan
are part of the regulations which govern the manner in which the land may be
developed.
The Developer shall submit to the County an annual PUD monitoring report in
accordance with LDC Section 2.7.3.6·
2.4 LAND USES
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The location of land uses and general project configuration are shown on the PUD
Master Plan, Exhibit A. Changes and variations in building tracts, location and
acreage of these uses shall be permitted at time of County site development plan
approval to accommodate utilities, topography, vegetation, and other site and
market conditions, subject to the provisions of Section 2.7·3.5· of the Collier
County LDC. The specific location and size of individual tracts and the
assignment of square footage or units shall be determined at the time of County
site development plan approval.
Roads and other infrastructure may be either public, private or a combination of
public and private, depending on location, design and purpose. The request for a
road to be public shall be made by the Developer at the time of final County
development approval. The Developer or its assignees shall be responsible for
maintaining the roads, streets, drainage, common areas, and water and sewer
improvements where such systems are not dedicated to the County. Standards for
roads shall be in compliance with the applicable provisions of the County LDC,
unless otherwise approved during County development approval. The Developer
reserves the right to request substitutions to Code design standards in accordance
with Section 3.2.7.2. of the LDC.
2.5 LAKE SITING, EXCAVATION AND SETBACK REQUIREMENTS
As depicted on the PUD Master Plan, lakes have been preliminarily sited, with
the ultimate location and configuration to be determined during the site
development review stages of project development. The goal of this Master Plan
is to achieve an overall aesthetic character for the project by designing the surface
-water management system lakes as an integral feature of the project, and to utilize
the lakes as a waterfront amenity for the public as well as tenants of the project.
In that regard, exceptions from slopes and setbacks may be requested during the
site plan review process.
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2.6
Fill material from lakes is planned to be utilized within the project site; however,
excess fill material may be transported off-site. The volume of material to be
removed shall be limited to ten percent of the calculated excavation volume to a
maximum of 20,000 cubic yards. If the Developer wishes to remove additional
material from the project site, a commemial excavation permit will be required.
Lake banks and edge of water may be sculpted for aesthetic purposes and to
complement the overall project theme and may use combinations of vertical
bulkheads (rock, concrete, wood), vegetation and earthen berms for aesthetic
purposes, consistent with the intent of Section 2.8.3.7.4 of the LDC.
Final lake area determinations shall be in accordance with the South Florida
Water Management District stormwater criteria and Section 3.5.7. of the LDC.
Setbacks: Lake excavations shall be located so that the control elevation
shall adhere to the following minimum setback requirements, unless
bulkheading is provided, per LDC and Florida Deparmaent of
Transportation (FDOT) standards:
a)
Lakes and stormwater management features may be located
adjacent to internal roads. The roads will be designed to
(AASHTO) road standards and shall incorporate such factors as
road alignment, travel speed, bank slope, road cross sections, and
need for barriers.
b)
Lakes and stormwater management features shall be set back a
minimum of twenty feet (20') from Immokalee Road or U.S. 41
rights-of-way, providing appropriate County and FDOT barriers
are installed where required.
FILL STORAGE
Fill storage is generally permitted as a principal use throughout the Granada
Shoppes PUD during development phases of the project. The following standards
shall apply for stockpiled excavation material:
Stockpile maximum height: Thirty-five feet (35')
l~ill storage areas in excess of five feet (5') in height shall be separated
from developed areas by fencing, excavated water bodies or other physical
barriers if the side slope of the stockpile is steeper th. an 4:1.
a)
Soil erosion control shall be provided in accordance with LDC
Division 3.7.
II-3
2.7
2.8
2.9
USE OF RIGHTS-OF-WAY
The Developer may place landscaping, signage, lighting, water management facilities,
berms, decorative walls and fences, utilities or decorative entry features within any
public or private rights-of-way adjacent to or within the Granada Shoppes, if the
applicable agency's permits and approvals are acquired.
SALES OFFICE AND CONSTRUCTION OFFICE
Sales offices, construction offices, and other uses and structures related to the promotion,
leasing and sale of real estate such as, but not limited to, pavilions, parking areas, and
signs, shall be permitted principal uses throughout Granada Shoppes PUD. These uses
may be either wet or dry facilities. These uses shall be subject to the requirements of
Section 2.6.33.4. Section 3.2.6.3.6. and Division 3.3 of the LDC, with the exception that
the temporary use permit shall be valid through the life of the project with no extension
of the temporary use required. These uses may use temporary septic tanks or holding
tanks for waste disposal subject to permitting under F.A.C. 10D-6 and may use potable
water or irrigation wells, except that no septic systems or holding tanks shall be permitted
upon issuance of the Certificate of Occupancy for the specific facility.
CHANGES AND AMENDMENTS TO PUD DOCUMENT OR PUD MASTER
PLAN
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Changes and amendments may be made to this PUD Ordinance or PUD Master
Plan as provided in Section 2.7.3.5. of the LDC. Minor changes and ref'mements
as described herein may be made by the Developer in connection with any type of
development or permit application required by the LDC.
The Community Development and Environmental Services Administrator shall be
authorized to approve minor changes and refinements to the Granada Shoppes
Master Plan upon written request of the Developer or his assignee.
The following limitations shall apply to such requests:
The minor change or refinement shall be consistent with the Collier
County Growth Management Plan and Granada Shoppes PUD document.
~
The minor change or refinement shall not constitute a substantial change
pursuant to Section.2.7.3.5.1. of the LDC.
The minor change or refinement shall be compatible with external
adjacent land uses and shall not create detrimental impacts to abutting
land uses, water management facilities, and conservation areas.
The following shall be deemed minor changes or refinements:
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2.10
2.11
2.12
2.13
Recordiguration of lakes, ponds, canals, or other water management
facilities where such changes are consistent with the criteria of the South
Florida Water Management District and Collier County.
2. Internal realignment of rights-of-way or internal drives.
3. Reconfiguration of parcels per Section 2.4 of this PUD.
Minor changes and refinements as described above shall be reviewed by
appropriate Collier County staff to ensure that said changes and refinements are
otherwise in compliance with all applicable County Ordinances and regulations
prior to the Community Development and Environmental Services
Administrator's consideration for approval.
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Written approval by the Community Development and Environmental Services
Administrator of a minor change or refinement may occur independently from
and prior to any application for Subdivision or Site Development Plan approval,
however such approval shall not constitute an authorization for development or
implementation of the minor change or refinement without first obtaining all
other necessary County permits and approvals.
PRELIMINARY SUBDIVISION PLAT PHASING
In the event platting is required, submission, review, and approval of Preliminary
Subdivision Plats for the project may be accomplished in phases to correspond with the
planned development of the property.
OPEN SPACE AND NATIVE VEGETATION RETENTION REQUIREMENTS
The PUD will comply with Section 2.6.32 and Division 3.9 of the LDC relating to open
space and retention of native vegetation.
SURFACE WATER MANAGEMENT
Pursuant to delegation from the SFWMD, Collier County will issue the surface water
management permit for the water management system which will be designed in
accordance with the Rules of the South Florida Water Management District (SFWMD),
Chapters 40E-4 and 4-E-40. ..
ENVIRONMENTAL
An Environmental Impact Statement waiver was requested by the Developer and
approved by the Collier County Planning Services Department, Environmental
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2.14
2.15
Review Section staff due to prior agricultural activities on the site, pursuant to
Section 3.8.9 of the Land Development Code.
Other permits will be obtained from applicable State, Federal and Local agencies
as appropriate.
UTILITIES
All necessary easements, dedications, or other instruments shall be granted to insure the
continued operation and maintenance of all service utilities in compliance with applicable
regulations in effect at the time approvals are requested.
TRANSPORTATION
The Developer shall provide appropriate left and/or right mm lanes on Immokalee
Road and U.S. 41 at the project entrances. Such mm lanes shall be in place prior
to the issuance of any Certificates of Occupancy for a use that utilizes the
perspective/associated entrance.
There shall be full access, signalized intersections at the project's eastern entrance
on Immokalee Road and U.S. 41 entrance at 107th Avenue. The Developer shall
provide a fair share contribution toward the capital cost of traffic signals.
Future access points to Immokalee Road and U.S. 41 are those shown on the
Granada Shoppes Master Plan. Access to U.S. 41 is subject to approval and
permitting by FDOT and locations may be modified from those shown on the site
plan as determined during the permitting process.
Arterial level street lighting shall be provided by the Developer at the project's
main entrances in conjunction with the development of these entrances.
Road impact fees and credits shall be in accordance with the provisions of the
applicable Collier County Land Development Code Ordinance controlling the
amounts of road impact fees and credits.
County staff will prepare an amendment to the County Transportation Plan to
include as a County minor collector road a roadway that would link U.S. 41, east
to Goodlette-Frank Road through the Granada Shoppes entrance and PUD then to
_the .sout.h road in the Cree. kside Commerce Park PUD, in a manner compatible
with the adjacent properties. When said roadway is officially added to the
County's transportation network, the County and Developer shall enter into an
agreement whereby developer shall grant (at no cost to the. County) a sixty-four
(64) foot road right-of-way easement for said roadway from U.S. 41 to Goodlette-
Frank Road, and shall be required to construct the County road so it is completed
no later than sixty (60) days after a certificate of occupancy is issued for the
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2.16
2.17
Granada Shoppes Center. Said agreement shall provide that the Developer will
receive impact fee credits for the design and construction of said improvements
from U.S. 41 to Goodlette-Frank Road.
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If Board of County Commissioners decides to grant Naples Park's request to
block access from U.S. 41 to 107t~ Avenue North and 108~ Avenue North as per
the plans requested by Naples Park and made a part of the record in this
proceeding, Developer agrees to pay for the closing of 107~ and 108t~ Avenues
North if said closure is pursuant to said plan and is accomplished prior to
November of 2003.
COMMON AREA MAINTENANCE
Common area maintenance, including maintenance of the surface water management
system, will be provided by the Developer.
DESIGN GUIDELINES AND STANDARDS
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The Collier County Planned Unit Development District is intended to encourage
ingenuity, innovation and imagination in the planning, design and development or
redevelopment of relatively large tracts of land under unified ownership as set
forth in the LDC, Section 2.2.20.
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Granada Shoppes PUD is planned as a functionally interrelated commercial site
under unified control. The Developer will establish guidelines and standards to
ensure quality for both the common areas and the individual parcel developments.
All development will meet and enhance LDC Division 2.8, Architectural and Site
Design Standards and Guidelines.
The Granada Shoppes PUD will feature an integrated and compatible
architectural building style or theme, which will be incorporated into the primary
retail center, and all free standing uses. Massing of building facades will be
reduced by transitioning building heights, widths and colors, and adding
architectural elements such as loggias, canopies, comer towers, archways, or
columns, which will form courtyard-like areas, appropriately sealed for public
gathering spaces. These treatments will create visual interest and variety, while
providing visitors to the project, a pedestrian-friendly atmosphere. Building
architectural styles shall be compatible and complementary throughout project,
_and shall feature unifying and complementary elements such roof treatments,
signage, landscaping and building materials and building colors.
The Granada Shoppes PUD will be a fully integrated planned site, where attention
to the overall site design is achieved by providing well designed and integrated
vehicular use areas, pedestrian paths, and architecturally unified signage,
landscaping, and lighting throughout the site.
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1. Common Areas
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b)
c)
Internal roadways will provide efficient vehicular circulation and
will be designed with streetscapes that create pedestrian-friendly
environments. Streetscape plans will be designed to establish a
hierarchy of vehicular and pedestrian flow with landscape
improvements appropriate in scale and character with the function
of the street and adjacent land uses. The intent is to link uses
throughout the project by designing appropriately located and
scaled pedestrian and vehicular circulation routes.
Project architectural features will be developed within common
areas of the project and will be coordinated in design, color, and
style. Architectural features shall be permitted throughout the site.
Lake banks and water management features will be designed with
edge offsets to complement the building architectural style and
landscape features of the project.
Free-Standing Uses
b)
c)
Site Planning: Each free-standing use will provide a visually
appealing, articulated, identifiable path of entry for pedestrians and
vehicles from the internal drive to the site and from the site to the
buildings themselves. The orientation of a building or structure
upon a site will not only reflect the project's functional need, but
will also be responsive to the individual parcel's characteristics
and relationship to the project and vehicle and pedestrian access
ways. When adjacent to a project lake, buildings may be oriented
to the lake feature and may provide decks, walkways, and/or
seating areas adjacent to or over the water feature, depending upon
the compatibility of such features with the type of business located
on the parcel.
Architectural standards: Design elements for free-standing use
shall be compatible and complementary with the architectural
theme of the project, including building materials, roof materials,
colors, signa, ge, lighting, and landscaping.
Building lighting design will be architecturally treated in the style
of the building architecture. Similarly styled pedestrian level
lighting fixtures will be located along all pedestrian pathways.
Lighting fixtures illuminating the parking area south of the hotel
building shall be located on poles no more than 20'-0" in height
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2.18
and shielded to minimize light intrusion crossing the south
property line.
d)
Landscaping: Landscape design guidelines for free-standing uses
will create a harmonious and visually pleasing landscape that is
cohesive and complementary to the overall master landscape plan.
The Granada Shoppes PUD landscape concept will feature
combinations of native plants and ornamental varieties which will
be designed to define and accent pedestrian and vehicular spaces,
as well as enhance the building architectural style. Landscape
designs will create a coherent theme, which emphasizes plant
material as a primary unifying element.
(1)
Landscape elements along public rights-of-way will be
complementary to streetscape landscaping. Hedge material
required to be installed to separate parking areas from
rights-of-way shall be installed adjacent to the parking
areas. Parcel entries will be designed to harmonize with
adjacent streetscape landscaping, and clearly accentuate,
the parcel entry.
(2)
Landscaping materials will be utilized to define the main
site and building entrances.
e)
Graphics/signage: Sign graphics serve to provide continuity of
design for all signage in the project, consistent with the overall
visual impression of the project. All monument signage shall be
housed within an architecturally uniform sign structure.
LANDSCAPING, BERMS, FENCES AND WALLS
Landscaping, berms, fences and walls are permitted as a principal use throughout
Granada Shoppes. Required buffer treatments shall terminate at entrances to
accommodate entrance treatments and at lakes to accommodate views into the project.
The following standards shall apply:
mo
.Landscape buffers contiguous to Immokalee Road rights-of-way and U.S 41
rights-of-way will be installed at the time of site development or subdivision
_ improv.ement and will hav.e the following characteristics:
Minimum width of 20'-0", measured from the property line. The
landscape buffer shall be a minimum of 25'-0" a!ong U.S. 41 between
Immokalee Road and the northern project entrance, as depicted in Exhibit
A-4. The minimum number of required trees shall be calculated at 1 tree
per 25' linear feet. Plantings shall not be required to be planted on 25'
1I-9
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centers in a linear manner, but may be cjustered or planted in irregular
patterns to provide greater buffers in certain areas and to provide view
corridors of key project features in order to create greater visual interest.
The height of required trees within the buffers shall be 12' on average.
Canopy trees shall have a 6' canopy spread at the time of planting.
Hedges, where required by the Collier County Land Development Code
(LDC) shall be installed in accordance with LDC Division 2.4,
Landscaping and Buffeting.
Landscape buffers contiguous to the agriculturally zoned parcel immediately east
of the Granada Shoppes shall be a Type "A" buffer and will be installed at the
time of site development or subdivision improvement and will have the following
characteristics:
Co
Do
Eo
Fo
1. Minimum width of 10', measured from the property line. The minimum
number of required trees shall be calculated at 1 tree per 30 linear feet.
2. Canopy trees will be planted at an initial height of 12' on average, with a
6' spread.
Landscape buffers contiguous to the Pelican Marsh PUD shall be Type "A"
buffers.
Landscape buffers, berms, fences and walls may be
perimeter of the Granada Shoppes PUD boundary
development or subdivision improvement.
constructed along the
concurrent with site
Sidewalks, signage, water management systems, drainage structures, project
architectural features, and utilities shall be permitted within landscape buffers.
Landscape berms located within the Granada Shoppes PUD boundary and
contiguous to a property line and/or right-of-way line may be constructed such
that they encroach into the right-of-way when approved by the applicable owner
or agency.
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2.19
SIGNAGE
A. GENERAL
All ground mounted project and free-standing use signs shall be of consistent
architectural style and shall feature like building materials and sign structures. Sign
structures will be uniform in size, color and building material. Pole signs shall be
prohibited.
Pursuant to Sections 2.8.3.6.2.1 of the LDC, the following conditions provide for the
required comprehensive sign plan for the Granada Shoppes. All sign regulation,
pursuant to Collier County Division 2.5 shall apply unless such regulations are in
conflict with any conditions established in this PUD, in which case the PUD
Document shall govern.
a)
Free-standing use parcels shall be considered a separate single use parcel
of land for the purposes of this PUD so that signage may comply with the
LDC requirements.
b)
Signs and decorative landscaped entrance features within a County
dedicated right-of-way shall require a right-of way permit subject to the
review and approval of the County and FDOT where applicable.
c)
A minimum setback of 5' from edge of pavement shall be required, except
that no sign shall be located so as to create a vehicular line of site
obstruction.
d)
All project sign structures may feature architectural treatments which shall
be permitted to extend above the maximum height of the sign specified
herein.
PROJECT IDENTIFICATION SIGNS
One project directory sign, with a maximum of 250 square feet of sign
copy per side and a maximum sign copy height of 25', shall be permitted
per public right-of-way frontage. The directory sign may be permitted
within the medians of project entry drives generally depicted on the
Master Plan.
Project identification signs shall be located as generally depicted on the
PUD Master Plan. Project identification signs shall be monument or wall
mounted signs and feature only the project name, insignia or motto of the
development.
lI-I 1
2.20
Project identification sign copy will not exceed 100 square feet in size on
any side, and shall not .exceed a maximum height of 10' above finished
grade, except for architectural detail treatments.
No minimum setback shall be required, except that no sign shall be so
located so as to create vehicular line of site obstructions.
C. FREE-STANDING USE MONUMENT SIGNS
Each free-standing use shall be permitted one monument sign per public
road or private drive frontage.
Maximum permissible sign copy shall be 100 square feet per side for
public road frontage and 80' for private road frontage.
o
For public road frontage, the maximum height of the sign copy shall be
10' above finished grade. Architectural details of the sign structure may
project above the 10' height; however, no part of the sign or sign structure
shall exceed 12' in height above finished grade.
For private drive frontage, the maximum height of the sign copy shall be
8' above finished grade. Architectural details of the sign structure may
project above the 8' height; however, no part of the sign or sign structure
shall exceed 10' in height above finished grade.
D. TRAFFIC SIGNS
Traffic signs such as street name signs, stop signs, and speed limit signs, may be
designed to reflect an alternative specification and common architectural theme
upon approval by the Development Services Director, in accordance with Section
3.2.8.3.19. of the LDC.
PUBLIC PLACES
A. GENERAL.
The Granada Shoppes will provide a variety of publicly accessible amenities
which will further the project's commitment to complement and enhance Collier
_Co .unty'.s Architectural and. Site Design Guidelines, and serve to provide a sense
of place for the community.
B. PUBLIC ARCHITECTURAL FEATURES
A publicly accessible architectural feature such as a pergola, pavilion,
gazebo, courtyard, observation deck or similar feature shall be constructed
II-12
at the intersection of Immokalee Road and U.S. 41. Such feature shall be
architecturally unified with the project's overall design theme and linked
to the project's pedestrian pathway network. The public space shall be a
minimum of 300 square feet in size and provide seating for the public and
patrons of Granada Shoppes. The feature may have project identification
signage which will meet the sign copy criteria of 2.19B of this PUD.
Decorative architectural features shall be permitted throughout the
Granada ShOppes PUD, and shall be permitted within or adjacent to
pedestrian pathways.
PEDESTRIAN PATHWAY NETWORK
A pedestrian way network shall be established throughout the project as
shown conceptually on the PUD Master Plan. The pedestrian system will
serve to link the primary shopping and office areas with free-standing uses
at the perimeter of the project site, by providing a landscaped walkway
protected from vehicular traffic movements. Any required breaks in the
pedestrian network for vehicular access to the site shall be identified
through use of pavers, signage, or other traffic calming techniques deemed
appropriate to reduce the speed of vehicles and provide safe pedestrian
movements throughout the site.
a) Shopping Area Pedestrian Way
The shopping area pedestrian way (Exhibit A-l) shall be a wide
intermittently covered walkway, featuring pavers or stamped
concrete surfaces. This pedestrian way shall include architectural
features such as fountains, courtyards, arbors or similar design
features, and decorative landscape plantings. This pathway shall
have a minimum unobstructed pedestrian way of 10' average
width. Seating and decorative landscape plantings shall be
provided intermittently along the pathway and at all primary tenant
entrances.
b) Parking Area Pedestrian Way
The parking area pedestrian way (Exhibit A-2) shall be located
generally within the parking area as shown on the PUD Master
Plan. This pedestrian way system will be designed to promote safe
and convenient linkage from the parking areas to both the
perimeter free-standing uses and the shopping area. Vehicular
crossings will be identified with signage, landscaping and clearly
marked through use of varied pavement treatments or other traffic
calming techniques. This pedestrian way system shall be a
11-13
2.21
minimum of 14' in width, with a minimum 6' wide paver, stamped
concrete or banded concrete pedestrian pathway. This pedestrian
pathway way will feature canopy trees or palms with ground level
landscape plantings. Canopy trees or palms will be planted within
adjacent parking landscape islands. Canopy trees or palms shall be
planted along the pedestrian way system and shall be a minimmn
12' high with a 6' spread for canopy trees 'and equivalent
specification for shade palms, at the time of planting.
c) Perimeter Pedestrian Way
The perimeter pedestrian way (Exhibit A-3) system is designed to
link free-standing uses with the parking and shopping area
pedestrian way as shown on the PUD Master Plan. Vehicular
crossings will be identified with signage, landscaping and clearly
marked through use of varied pavement treatments or other traffic
calming techniques. This pedestrian way system will be a
minimum of 15' wide and will feature a meandering 6' wide paver,
stamped concrete or concrete path with meandering landscape
treatments. Seating shall be provided intermittently along the
pathway system, adjacent to public use areas.
GENERAL PERMITTED USES
Certain uses shall be considered general permitted uses throughout the Granada
Shoppes PUD. General permitted uses are those uses, which generally serve the
Developer and tenants of Granada Shoppes and are typically part of the common
infrastructure.
B. General Permitted Uses:
1. Essential services as set forth under LDC, Section 2.6.9.1.
2. Water management facilities and related structures.
Temporary sewage treatment facilities.
Lakes including lakes with bulkheads or other architectural or structural
bank treatments...
Architectural features and elements including walls, fences, arbors,
gazebos, streetscape amenity features and the like.
II-14
o
10.
11.
12.
Temporary construction, sales, and administrative offices for the
Developer and Developer's authorized contractors and consultants,
including necessary access ways, parking areas and related uses.
Landscape features including, but not limited to, landscape buffers, berms,
fences and walls subject to the standards set forth in Section 2.11 of this
PUD.
Fill storage subject to the standards set forth in Section 2.7 of this PUD.
Site filling and grading as set forth in Section 2.7 of this PUD.
Any other use which is comparable in nature with the foregoing uses and
which the Community Development and Environmental Services
Administrator determines to be compatible.
Kiosk vendors
Standards for parking, landscaping, signs and other land uses where such
standards are not specified herein are to be in accordance with the LDC
provision in effect at the time of Site Development Plan Approval.
Shared parking between the primary retail facility and free-standing uses,
including the hotel and office uses, shall be permitted throughout the site.
Each free-standing use shall not be required to provide 100% of the LDC
minimum parking on the project site; however, the total parking provided
for the Granada Shoppes shall meet or exceed the minimum parking
required for the combined land uses.
II-15
SECTION III
3.1
3.2
3.3
COMMERCIAL
PURPOSE
The purpose of this section is to identify permitted uses and development standards for
areas within Granada Shoppes designated on the Master Plan as Retail, Office and Hotel
uses o
GENERAL DESCRIPTION
Areas designated as "R/O" and "R/O/H" on the PUD Master Plan are intended to provide a
maximum of 300,000 square feet (gross building area) of retail and service uses, and a
maximum of 90,000 square feet (gross building area) of general and professional office uses
on a maximum of 32 acres. A hotel containing a maximum of 175 rooms, units or suites
may be located on the parcel designated "R/O/H" on the PUD Master Plan. If the hotel is
developed on the site, the maximum amounts of retail/service and office uses located in
areas designated "R/O" on the PUD Master Plan shall be reduced to 280,000 square feet and
10,000 square feet respectively. If the parcel designated "R/O/H" on the PUD Master Plan
is developed with a hotel use, no floor area ratio shall be applicable to it. Eating and
Drinking Places shall not exceed 25% of the project's total retail commercial square footage,
unless additional parking spaces are provided for restaurant uses; however, eating and
drinking places accessory to the hotel use shall not be included in this limitation.
PERMITTED USES AND STRUCTURES
No building or structure, or part thereof, shall be erected, altered or used, or land used, in
whole or part, for other than the following:
A. Permitted Principal Uses and Structures:
All permitted uses in the C4 Zoning District of the Collier County Land
Development Code, as of March 27, 2001, except:
~/) Agri6ultural Services (groups 0711-0783)
b)
Amusements and Recreation (Outdoor-groups 7948, 7992, 7996
and 7999)
c) Automotive Repair Facilities (7532-7539)
d) Hospitals (8062-8069)
III-I
3.4
A.
B.
C.
e) Membership Organizations (8611-8699)
f) Outdoor Retail Nurseries, Lawn and Garden Supply Stores (5261)
g) Marinas (4493)
h) Pawnshops (5932)
i) Group Care Facilities
2. Kiosk Vendors
3. Retail Home and Garden Centers (5211, 5251)
Permitted Accessory Uses and Structures
1. Accessory uses and structures customarily associated with principal uses
permitted in this district.
2. Outdoor dining shall be permitted as an accessory use to the hotel and to a
restaurant, provided adequate pedestrian accessibility is provided.
DEVELOPMENT STANDARDS
Minimum Lot Area: 20,000 S.F.
Minimum Lot Width: 100 FT.
Minimum Yard Requirements:
1. Principal Permitted Uses
a)
_ .b)
c)
d)
Immokalee Rd. and U.S. 41: Forty feet (40'), except that the
minimum building setback in the northwest portion of the site
bordering U.S. 41 shall be as depicted on Exhibit A-4.
Intemal Frgntage Drives: Fifteen feet (15')
Distance Between Free Standing Uses: Thirty feet (30')
Waterfront: Zero feet (0') to bulkhead or riprap at top of bank
Ili-2
Do
e)
Minimum Building Setback
Project Boundary of PUD:
from Non-Right-of-Way Perimeter
i. Thirty feet (30') for buildings up to 50' in height
ii. Fifty feet (50') for buildings greater than 50' in height.
iii. Eighty feet (80') for the wall of the hotel building facing
the south project boundary.
2) Accessory Structure Setbacks:
a). Front Yard:
i. Roofed parking facilities- Twenty feet (20')
b) Side Yard:
i. Common Architectural Features- Zero feet (0')
ii. Roofed parking facilities- Ten feet (10')
c) Lake Bank:
i. Common Architectural Features-Zero feet (0')
ii. Seating areas- Zero feet (0')
d) Any hotel swimming pool shall be set back a minimum of 150'-0"
from the south project boundary.
3) Streetscape amenity features: no minimum setback is required.
Maximum Height:
Retail Buildings: Two-stories, not to exceed fifty feet (50')
Office Buildings: Four-stories, not to exceed sixty feet (60')
Hotel: Not to excedd sixty feet (60')
Architectural features: Seventy-five feet (75'), except that architectural
features on the hotel building shall not exceed severity-three feet (73').
!11-3
~II.~ON ~ MILLER
EXHIBIT A-1
EXHIBIT A-2
EXHIBIT A-3
I~I~OKALEE ROAD
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, ~ ~ * ............ 20' ~NDSC~E BU~[R
,
25' ~NDS
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j ~ I ~ ; ~IBIT t-4
BUILDING SETBACK AND ~NDSCAPRE JOHNSON ENGINEERING. INC.
BUFFER AREA FOR NORTHWEST PORTION ~.~ ~,~-~. - ~*~,~~~~'~-
EXHIBIT B
DESCRIP nON
A tract or parcel of land 'lying in Section 27. Township 4.8 South.
Range 25 £ast. Collier County, Florida which tract or parcel is
described as follows:
Prom the northwest corner of Section 27. Township ,tS th. Range
25 £ast. Collier County. Flor/da run S.00'$8'¢3'E. along tSh°:
west line of the northwest I/4. of said section 27 for 125.02 feet
to a its intersection with the southerly right-of-way line of
Immokalee Road (CR-846)' and the POINT OF BEGINNING. thence run
N-¢4'58'23'E. along the southerly fight-of-way line of said
Immokalee Road for $¢.99 feet: thence run S. 89'45'00'E. along
the southerly right-of-way line of said Immokalee Road for §7.3.4.§
feet: thence run S. 86'33'15'E. along the southerly right-of-way
line of said Immokalee Road for 500.61 feet; thence run
S-89'¢§'00'E. along the southerly right-of-way line of said
Immokalee Road for 134. 22 feet- t ' .
224.6.3 . ' , hence run S00 "
~k_ _ fa.et to a point of curv ~, ..... ' 00 00 E. for
;,,~ arc or a curve to the r=-~"-;~'-?l, enc-e- southwesteri along
the right of radius 50:.O.O~.feet $O0'O0'o0'E for B30.gl feet to-
a point of curvature: thence southwesterly along the arc of a curve to
(chord bearing S.4.3'27 05 W.) _(delta 80'§4.'07') (chord 08.77 feet)
tor 75.84. feet to a point of tangenc7:
thence run S. 86'54.'07'W. for 258.52 feet to a point of curvature;
thence westerly ?.lo.nj the arc of a cUrve to the right of radius g3ls. O0
fe~t (delta 06-23 14. ') (chord 104..2g feet) (chord bearing N. Bg's4.'I6'W.)
for 10¢.5¢ feet to the end of s.a. id. cUrve; thence run S. ' ' .
.348.97 feet: thence · 1
S.00'59'15'~' f,,,..~ ~ru~n, S. 69~14.-IS W. for 258 '~'~ - .... 3'26.32 W. for.
to a noin~' '~-"~-~-~.uu reef; thenc· run Ss~,~,~--,~'-~e--e--t; thence run
Ii,,- -~ ,.-' '~" u]_e west line of sai~ q__,.._.-_,.,~.._~u ~:) w. for 396.¢6 feet
~.._,~_,u.~. u.~.o 4.1 (S.R. 4.:5) Tamaimi - ~.,-u~n z_/ and the_ ea_sterly ri ht-of-w
,"~_ _~e or said Section 27 ---~ Tr.a. ll, thence run N 00'38'4.3'W. ~1,',,,,- ,,-- ¢
rot 167 un~ salcl caste · ' .... ~ ~"~
0.2.3 feet to the POINT R~.~mtu~,m,,'~tY right-of-way line of U.S. 4.1
containing .,~.~.~ acres more or less or 1,708,858.38 square feet more or
Bearings ~e. reinabaove mentioned ar
27, Township South = .... ,,,, r...e b. asecl on the west Une of Section
$~ £, : . ~ 4~ ...... ..',,,,,~ ~o cas~'as being N.OO'38',I.3'W.
·,-ject to easements, reservations and restr, ictions of record
NOTEs: ,
1. THIS IS NOT A SURVEy.
2. BASIS OF' BEARINGS IS THE NORTH UNE OF THE NORTHWEST
1/4. OF SECTION 27, TOWNSHIP 4~8 SOUTH. RANGE 2:5 EAST
AS BEING S. 89'45'00" E.
.3. SUBJECT TO EASEMENTS. RESERVATIONS ANO RF~'rr~m~,-uu~. ,-,~-
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 foregoing is a true copy of:
ORDINANCE NO. 2001-17
Which was adopted by the Board of County Commissioners on
the 27th day of March, 2001, during Regular Session.
WITNESS my hand and the official seal of the Board of
County Commissioners of Collier County, Florida, this 30th day
of March, 2001.
DWIGHT E. BROCK
Clerk of Courts and
Ex-officio to Board
County Commissioner~
By: