HEX Backup Documents 07/24/2014 COLLIER COUNTY
HEARING EXAMINER
HEARINGS
BACKUP
DOCUMENTS
JULY 24, 2014
AGENDA
THE COLLIER COUNTY HEARING EXAMINER WILL HOLD A HEARING AT
9:00 AM ON JULY 24,2014,IN CONFERENCE ROOM 610 AT THE
GROWTH MANAGEMENT DIVISION BUILDING,2800 N.HORSESHOE DRIVE,NAPLES, FLORIDA.
INDIVIDUAL SPEAKERS WILL BE LIMITED TO 5 MINUTES UNLESS OTHERWISE WAIVED BY THE HEARING
EXAMINER. PERSONS WISHING TO HAVE WRITTEN OR GRAPHIC MATERIALS INCLUDED IN THE HEARING
REPORT PACKETS MUST HAVE THAT MATERIAL SUBMITTED TO COUNTY STAFF 10 DAYS PRIOR TO THE
HEARING. ALL MATERIALS USED DURING PRESENTATION AT THE HEARING WILL BECOME A PERMANENT
PART OF THE RECORD.
ANY PERSON WHO DECIDES TO APPEAL A DECISION OF THE HEARING EXAMINER WILL NEED A RECORD OF
THE PROCEEDINGS PERTAINING THERETO, AND THEREFORE MAY NEED TO ENSURE THAT A VERBATIM
RECORD OF THE PROCEEDINGS IS MADE,WHICH RECORD INCLUDES THE TESTIMONY AND EVIDENCE UPON
WHICH THE APPEAL IS TO BE BASED. DECISIONS OF THE HEARING EXAMINER ARE FINAL UNLESS APPEALED
TO THE BOARD OF COUNTY COMMISSIONERS.
HEARING PROCEDURES WILL PROVIDE FOR PRESENTATION BY THE APPLICANT, PRESENTATION BY STAFF,
PUBLIC COMMENT AND APPLICANT REBUTTAL.THE HEARING EXAMINER WILL RENDER A DECISION WITHIN
30 DAYS. PERSONS WISHING TO RECEIVE A COPY OF THE DECISION BY MAIL MAY SUPPLY COUNTY STAFF
WITH THEIR NAME, ADDRESS, AND A STAMPED, SELF-ADDRESSED ENVELOPE FOR THAT PURPOSE.
PERSONS WISHING TO RECEIVE AN ELECTRONIC COPY OF THE DECISION MAY SUPPLY THEIR EMAIL
ADDRESS.
1. PLEDGE OF ALLEGIANCE
2. REVIEW OF AGENDA
3. APPROVAL OF PRIOR MEETING MINUTES— June 26 2014
4. ADVERTISED PUBLIC HEARINGS:
A. PETITION NO. ZVL—PL20140001300 — Robert Duvall requests approval of a zoning verification
letter issued by the Planning and Zoning Department pursuant to LDC Section 10.02.06, in which
County staff determined that the proposed use of Laundry, Cleaning and Garment Service (SIC
7211-7219) is comparable in nature to other permitted uses in the Industrial Development Area
under Section 3.2(a) of the White Lake Industrial Corporate Park PUD, Ordinance No. 01-59, as
amended. The subject property is located on Lot 25 of the White Lake Corporate Park— Phase II
subdivision, in Section 35,Township 49 South, Range 26 East,Collier County, Florida. [Ray Bellows,
Zoning Manager]
3. OTHER BUSINESS
4. ADJOURN
HEX 7-24-14
Ann P. lennejohn ZVL-PL201 40001 300 WHITE LAKE PUD
From: Bellows, Ray
Sent: Wednesday,July 02, 2014 10:28 AM
To: Minutes and Records
Cc: Bosi, Michael; 'Trish L. Morgan'; Neet, Virginia; Rodriguez, Wanda;Wells, Laura
Subject: Ad Request for ZVL-PL20140001300
Attachments: ad p120140001300.pdf
Please process the attached notice and acknowledge receipt at your earliest convenience.Also, please send confirmation for
approval prior to processing.
Raet
Raymond V. Bellows, Zoning Manager
Zoning Services Section
Department of Planning and Zoning
Growth Management Division- Planning & Regulation
Telephone: 239.252.2463; Fax: 239.252.6350
er fCArt4.1.1ty
Under Florida Law,e-mail addresses are public records.If you do not want your e-mail address released in response to a public records request,do not send
electronic mail to this entity.Instead,contact this office by telephone or in writing.
1
June 25, 2014
Collier County Hearing Examiner Public Hearing
Advertising Requirements
Please publish the following Advertisement and Map on July 4, 2014,and furnish proof of publication to
the attention of Ray Bellows, Zoning Manager in the Planning & Zoning Department, Zoning Services
Section, 2800 North Horseshoe Drive, Naples, Florida 34104. The advertisement must be a 114 page
advertisement, and the headline in the advertisement must be in a type no smaller than 18 point. The
advertisement must not be placed in that portion of the newspaper where legal notices and classified
advertisements appear.
Please reference the following on ALL Invoices:
DEPARTMENT: PLANNING&ZONING
Zoning Services Section
FUND&COST CENTER: 131-138326-649100-00000
PURCHASE ORDER NUMBER: 450046717
Account Number: 076397
Authorilid Designee signature for HEX Advertising
P120140001300
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing will be held by the Collier County Hearing Examiner
(HEX) at 9:00 A.M., on Thursday, July 24, 2014 in the Hearing Examiner's meeting room, at 2800
North Horseshoe Drive,Room 609/610,Naples,Fl 34104,to consider:
PETITION NO. ZVL—PL20140001300—Robert Duvall requests approval of a zoning verification letter
issued by the Planning and Zoning Department pursuant to LDC Section 10.02.06, in which County staff
determined that the proposed use of Laundry, Cleaning and Garment Service (SIC 7211-7219) is
comparable in nature to other permitted uses in the Industrial Development Area under Section 3.2(a) of
the White Lake Industrial Corporate Park PUD, Ordinance No. 01-59, as amended.The subject property
is located on Lot 25 of the White Lake Corporate Park—Phase II subdivision,in Section 35,Township 49
South,Range 26 East;Collier County,Florida.
All interested parties are invited to appear and be heard. All materials used in presentation
before the Hearing Examiner will become a permanent part of the record.
Copies of staff report are available one week prior to the hearing. The file can be reviewed at the
Collier County Growth Management Division,2800 North Horseshoe Drive,Naples,FL.
The Hearing Examiner's decision becomes final on the date rendered. If a person decides to
appeal any decision made by the Collier County Hearing Examiner with respect to any matter
considered at such meeting or hearing, he will need a record of that proceeding, and for such
purpose he may need to ensure that a verbatim record of the proceedings is made, which record
includes the testimony and evidence upon which the appeal is to be based.
If you are a person with a disability who needs any accommodation in order to participate in this
proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please
contact the Collier County Facilities Management Department located at 3335 Tamiami Trail
East, Suite 101, Naples, Florida 34112-5356, (239) 252-8380, at least two days prior to the
meeting.
Mark Strain,
Chief Hearing Examiner
Collier County,Florida
Ann P. Jennejohn
From: Bellows, Ray
Sent: Wednesday,July 02, 2014 1:17 PM
To: Ann P.Jennejohn; Rodriguez, Wanda
Subject: RE:Ad Request for ZVL-PL20140001300 (7-24-14 HEX)
Hi Ann,
Please see my response below.
Thanks
,Rae,
Raymond V. Bellows, Zoning Manager
Zoning Services Section
Department of Planning and Zoning
Growth Management Division-Planning & Regulation
Telephone: 239.252.2463; Fax: 239.252.6350
Co er County
From: Ann P. Jennejohn [mailto:Ann.JennejohnCacollierclerk.com]
Sent: Wednesday, July 02, 2014 12:10 PM
To: BellowsRay; RodriguezWanda
Subject: RE: Ad Request for ZVL-PL20140001300 (7-24-14 HEX)
Hi there,
I'm going to start processing this ad for the ZVL, but I had a couple quick questions.
Can I assume this is just a regular legal notice because there wasn't a map attached?
I could be wrong, but in the past I'm fairly certain a map didn't accompany this type of notice. Correct, this is just
a regular notice - No map required
Also, per Naples Daily News, because they are closed the 4th of July, their deadline
for publication on Friday, July 4th or Saturday, July 5th was yesterday.
Now, if I get the request in right away and I can send (your)approval of the proof
they'll send by 5 pm today, they can get it in the paper either this Sunday July 6th
or Monday, July 7th. So I just need to know (1) if there's a map that goes with the ad
and (2) whether you'd like it published Sunday, July 6th or on Monday, July 7th. Sunday or Monday will still meet
the 15 day notice requirement. If the advertising fee is cheaper on a weekday then Monday will work best.
Please let me know a.s.a.p. and I'll proceed accordingly.
Thank you!
Ann Jennejohn, Deputy Clerk
Clerk of the Circuit Court
Clerk of the Value Adjustment Board
1
Ann P. Jennejohn
From: Ann P.Jennejohn
Sent: Wednesday,July 02, 2014 1:28 PM
To: Bellows, Ray; RodriguezWanda (WandaRodriguez @colliergov.net)
Subject: RE:Ad Request for ZVL-PL20140001300 (7-24-14 HEX)
Perfect, I'll send it right now.
No map and I'll ask them to run it on Monday, July 7th.
I'll send you a proof shortly (hopefully).
Thanks so much for getting back to me!
Ann Jennejohn, Deputy Clerk
Clerk of the Circuit Court
Clerk of the Value Adjustment Board
Collier County Minutes & Records Dept.
239-252-8406
239-252-8408 (Fax)
From: Bellows, Ray
Sent: Wednesday, July 02, 2014 1:17 PM
To: Ann P. Jennejohn; Rodriguez, Wanda
Subject: RE: Ad Request for ZVL-PL20140001300 (7-24-14 HEX)
Hi Ann,
Please see my response below.
Thanks
k'aff
Raymond V. Bellows, Zoning Manager
Zoning Services Section
Department of Planning and Zoning
Growth Management Division-Planning & Regulation
Telephone: 239.252.2463; Fax: 239.252.6350
• 7r Cc.i n ty
From: Ann P. Jennejohn [mailto:Ann.Jennejohnftcollierclerk.com]
Sent: Wednesday, July 02, 2014 12:10 PM
To: BellowsRay; RodriguezWanda
Subject: RE: Ad Request for ZVL-PL20140001300 (7-24-14 HEX)
Hi there,
1
Acct #076397
July 2, 2014
Attn: Legals
Naples News Media
1100 Immokalee Road
Naples, FL 34110
Re: ZVL-PL20140001300
Dear Legals:
Please advertise the above referenced notice on Monday, July 7, 2014 and
send duplicate Affidavits of Publication to this office.
Thank you.
Sincerely,
Ann Jennejohn,
Deputy Clerk
P.O. #4500146717
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing will be held by the Collier County Hearing
Examiner (HEX) at 9:00 A.M. on Thursday, July 24, 2014 in the Hearing Examiner's
Meeting Room (Room 609/610) at 2800 North Horseshoe Drive,Naples, FL 34104 to consider:
PETITION NO. ZVL-PL20140001300—Robert Duvall requests approval of a zoning
verification letter issued by the Planning and Zoning Department pursuant to LDC Section
10.02.06, in which County staff determined that the proposed use of Laundry, Cleaning and
Garment Service (SIC 7211-7219) is comparable in nature to other permitted uses in the
Industrial Development Area under Section 3.2(a) of the White Lake Industrial Corporate Park
PUD, Ordinance No. 01-59, as amended. The subject property is located on Lot 25 of the White
Lake Corporate Park—Phase II subdivision, in Section 35, Township 49 South, Range 26 East,
Collier County,Florida.
All interested parties are invited to appear and be heard. All materials used in presentation
before the Hearing Examiner will become a permanent part of the record.
Copies of the staff report are available one week prior to the hearing. The file can be reviewed at
the Collier County Growth Management Division, 2800 North Horseshoe Drive,Naples, FL.
The Hearing Examiner's decision becomes final on the date rendered. If a person decides to
appeal any decision made by the Collier County Hearing Examiner with respect to any matter
considered at such meeting or hearing, he will need a record of that proceeding, and for such
purpose he may need to ensure that a verbatim record of the proceedings is made, which record
includes the testimony and evidence upon which the appeal is to be based.
If you are a person with a disability who needs any accommodation in order to participate in this
proceeding, you are entitled, at no cost to you, to the provision of certain assistance. Please
contact the Collier County Facilities Management Department located at 3335 Tamiami Trail
East, Suite 101, Naples, Florida 34112-5356, (239) 252-8380, at least two days prior to the
meeting.
Mark Strain
Hearing Examiner
Collier County, Florida
Ann P. Jennejohn
From: Ann P.Jennejohn
Sent: Wednesday,July 02, 2014 1:33 PM
To: Naples Daily News Legals
Subject: Petition ZVL-PL20140001300
Attachments: ZVL-PL20140001300.doc;ZVL-PL20140001300.doc
Hi there!
Please advertise the attached
on Monday, July 7th, 2014.
Thank you.
Ann Jennejohn, Deputy Clerk
Clerk of the Circuit Court
Clerk of the Value Adjustment Board
Collier County Minutes & Records Dept.
239-252-8406
239-252-8408 (Fax)
1
Ann P. Jennejohn
From: Polidora, Carol <cpolidora @naplesnews.com>
Sent: Wednesday,July 02, 2014 2:46 PM
To: Ann P.Jennejohn
Subject: Ad Confirmation
Attachments: UAS3840 jpg
Hi Ann!
Please provide approval ASAP for publiction on 07.07.14.
Thanks!
Carol
Carol Polidora
Legal Advertising Specialist
Naples Daily News
239-213-6061
cpolidora @naplesnews.com
Thank you for placing your ad.
Date 07/02/14
Publication NDN
Account Number 787098
Ad Number 2030009
Total Ad Cost $269.64
1
WHITE LAKE INDUSTRIAL CORPORATE PARK PUD
ZONING VERIFICATION LETTER
ZVL-PL20140001300
NOTICE OF PUBUC HEARING
Notice is hereby given that a public hearing will be held by the Collier County
Hearing Examiner (HEX)at 9:00 A.M. on Thursday, July 24,2014 In the Hearing
Examiner's Meeting Room(Room 609/610) at 2800 North Horseshoe Drive,Naples,
FL 34104 to consider:
PETITION NO Z1/L-P120140001300-Robert Duvall requests approval of a zoning
verification letter issued by the Planning and Zoning Department pursuant to UDC
Section 10.02.06, in which County staff determined that the proposed use of Laun-
dry,Cleaning and Garment Service (SIC 7211.7219)is comparable in nature to other
permitted uses in the Industrial Development Area under Section 3.2(a) of the
White Lake Industrial Corporate Park PUD,Ordinance No 01-59, as amended.The
subject property is located on Lot 25 of the White Lake Corporate Park -Phase II
subdivision, in Section 35, Township 49 South, Range 26 East. Collier County,
Florida.
All interested parties are invited to appear and be heard. All materials used in
presentation before the Hearing Examiner Will become a permanent parr of the
record:
Copies of the staff report are available one week prior to the hearing. The file can
be reviewed at the Collier County Growth Management Division, 2800 North
Horseshoe Drive, Naples, FL
The Hearing Examiners decision becomes final on the date rendered. If,a person
decides to appeal any decision made by the Collier County Hearing Examiner with
respect to any matter considered at such meeting or hearing, he will need a record
of that proceeding, and for such purpose he may need to ensure that a verbatim
record of the proceedings is made, which record includes the testimony and
evidence upon which the appeal is to be based.
If you are a person with a disability who needs any accommodation in order to
participate in this proceeding, you are entitled at no cost to you to the provision
of certain assistance. Please contact the Collier County Facilities Management
Department located at 3335 Tamiami Trail East,Suite 101,Naples, Florida 34112-
5356.(239) 252-8380,at least two days prior to the meeting.
Mark Strain
Hearing Examiner
Collier County,Florida
July 7,2014 No. 2030009
Ann P. Jennejohn
From: Rodriguez,Wanda
Sent: Wednesday, July 02, 2014 3:09 PM
To: Ann P.Jennejohn
Cc: Bellows, Ray
Subject: RE: Proof ZVL-PL20140001300 (9-24-14 HEX)
The ad looks good.
Wanda Rodriguez, ACP
.Advanced Certified ParaCegaC
Office of the County Attorney
(239)252-8400
Original Message
From: Ann P. Jennejohn [mailto:Ann.Jennejohn0collierclerk.com]
Sent: Wednesday, July 02, 2014 3:06 PM
To: BellowsRay; RodriguezWanda
Subject: FW: Proof ZVL-PL20140001300 (9-24-14 HEX)
Here's the proof for Petition ZVL-PL20140001300, that will be advertised next Monday, July
7th for a hearing with the Hearing Examiner on July 24th.
Please look it over and send comments
and/or your approval a.s.a.p.
Thank you!
Ann Jennejohn, Deputy Clerk
Clerk of the Circuit Court
Clerk of the Value Adjustment Board
Collier County Minutes & Records Dept.
239-252-8406
239-252-8408 (Fax)
Original Message
From: Polidora, Carol [mailto:cpolidora @naplesnews.com]
Sent: Wednesday, July 02, 2014 2:46 PM
To: Ann P. Jennejohn
Subject: Ad Confirmation
Hi Ann!
Please provide approval ASAP for publiction on 07.07.14.
Thanks!
Ann P. Jennejohn
From: Polidora, Carol <cpolidora @naplesnews.com>
Sent: Wednesday,July 02, 2014 4:43 PM
To: Ann P.Jennejohn
Subject: RE:Ad Confirmation
Thank you!!!
Original Message
From: Ann P. Jennejohn [mailto:Ann.Jennejohn @collierclerk.com]
Sent: Wednesday, July 02, 2014 4:30 PM
To: Polidora, Carol
Subject: RE: Ad Confirmation
Beautiful Carol!
Please publish on Monday, July 7th, 2014.
Thank you!
Ann
Original Message
From: Polidora, Carol [mailto:cpolidora @naplesnews.com]
Sent: Wednesday, July 02, 2014 2:46 PM
To: Ann P. Jennejohn
Subject: Ad Confirmation
Hi Ann!
Please provide approval ASAP for publiction on 07.07.14. Just a reminder that deadlne is tomorrow due to the
holiday weekend.
Thanks!
Carol
Carol Polidora
Legal Advertising Specialist
Naples Daily News
239-213-6061
cpolidora @naplesnews.com
Thank you for placing your ad.
Date 07/02/14
Publication NDN
Account Number 787098
Ad Number 2030009
1
Naples Daily News
Naples, FL 34110
Affidavit of Publication
Naples Daily News
+
COLLIER COUNTY HEX
LAURA WELLS
2800 N HORSESHOE DR
NAPLES FL 34104
REFERENCE: 076397
59750652 NOTICE OF PUBLIC HEA
State of Florida NOTICE OF MEETING NOTICE OF MEETING
County O f Collier NOTICE OF PUBLIC HEARING
Notice is hereby min gi((HEX)that
a 0ublic hearing will be held by the Collier County
Before the undersigned authority, pars Hearing Examiner HEX at 9:00 A.M.on T hursday,July 24,echo in the Hearing
appeared Daniel McDermott, on oath says t FL34104to onsldegr:Room (Room 609/610) at 2800 North Horseshoe Drive, Naples,
serves as Inside Sales Manager of the Na PETITION NO. ZVL-PL20140001300 - Robert Duvall requests verification letter issued by the Planning and Zoning Department
News, a daily newspaper published at Section 10.02.06, in which County staff determined that the pproval of ta o zoning
pursuant to un-
dry, Cleaning and Garment Service(SIC 7211-7219)is comparable in nature to other
Naples, in Collier County, Florida: the Permitted uses in the Industrial Development Area under Section men of the
attached copy of advertising was ublisl White
fect pro ertuis to Corporate Park PUD, Ordinance No 01-59, as amended. The
py g p sub p p y is located on Lot 25 of the White Lake Corporate Park- Phase II
subdivision, in Section 35, Township 49 South, Range 26 East, Collier County,
newspaper on dates listed. Florida.
Affiant further says that the said Nar All interested parties are invited to appear and be heard. All materials used in
News is a newspaper published at Naples, presentation before the Hearing Examiner will become a permanent part of the
record.
Collier County, Florida, and that the sc C pievewede t ftheport are vailable one week prior to the hearing. The file can
newspaper has heretofore been continuous Horseshoe Drive,Naples,FL. Growth Management Division, 2800 North
published in said Collier County, Floril The Hearing Examiners decision becomes final on the date rendered. If a person
respect to any matter decision made by the Collier County Hearing Examiner with
day and has been entered as second alas of respect proceeding,Band for considered purpose or hearing,he will need a record
record of the purpose he may need to ensure that a verbatim
matter a t the post office i n Naples, l n evidence upon which the appeal is to be based.which record includes the testimony and
Collier County, Florida, for a period O If ate n person with a disability who needs any accommodation in order to
next preceding the first publication of P P oceeding,you are entitled,at no cost to you,to the provision
attached copy of advertisement • and aff of certain assistance. Please contact the Collier County Facilities Management
Department located at 33tt Tamiami Trail East, Suite 101, Naples, Florida 34112-
Depa(239)252-8380,at least tw
days prior to the meeting.
further says that he has neither paid n Mark Strain
promised any person, firm or corporatio colliPrCoufyifeireride
discount, rebate, commission or refund A,4 __
purpose of securing this advertisement for
publication in the said newspaper.
PUBLISHED ON: 07/07
AD SPACE: 84 LINE
FILED ON: 07/07/14
4
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Signature of Affiant
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Sworn to and Subscribed be, re me t' s� day of L _ _ �
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Personally known by me AA 1 ,
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+%s • •. . CAROL POLIDORA
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=:rF�:.. EXPIRES:November 28,201 4
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HEX NO. 2014— 19
HEARING EXAMINER DECISION
PETITION NO. ZVL—PL20140001300 — Bruce Duvall requests approval of a zoning
verification letter issued by the Planning and Zoning Department pursuant to LDC Section
10.02.06, in which County staff determined that the proposed use of Laundry, Cleaning
and Garment Service (SIC 7211-7219) is comparable in nature to other permitted uses in
the Industrial Development Area under Section 3.2(a) of the White Lake Industrial
Corporate Park PUD, Ordinance No. 01-59. The subject property is located on Lot 25 of
the White Lake Corporate Park— Phase II subdivision, in Section 35, Township 49 South,
Range 26 East, Collier County, Florida.
DATE OF HEARING: July 24, 2014
STAFF RECOMMENDATION: Approval.
FINDINGS:
1. The Hearing Examiner has jurisdiction to hear this matter pursuant to Section 2-87 of the
Code of Laws and Ordinances, and Section 3.G.6. of the Administrative Code for Land
Development.
2. Based on the applicant's written petition, testimony at the hearing of the applicant and the
recommendation of staff, the Hearing Examiner finds that the criteria set forth in Section
10.02.06.J of the Land Development Code has been met and the petition should be
approved.
ANALYSIS:
Staff's recommendation referenced "indoor storage" as the use that was subject to this
application. During the hearing this reference was corrected to reflect the applicant's request for
"laundry, cleaning and garment services (SIC 7211-7219)" as the appropriate use that is
comparable, compatible, and consistent in nature to the other uses in the PUD.
DECISION:
The Hearing Examiner hereby approves Petition No. ZVL—PL20140001300, filed by Patrick
Vanasse, AICP of RWA, Inc., representing Bruce Duvall and Heritage Property Holdings, LLC,
requesting approval of a zoning verification letter determining that the proposed use of Laundry,
Cleaning and Garment Service (SIC 7211 — 7219) is comparable in nature to other permitted
uses in the Industrial Development Area under Section 3.2(a) of the White Lake Industrial
Corporate Park PUD, Ordinance No. 01-59, on the property described herein, and affirms staff's
determinations as stated in the Zoning Verification Letter attached as Exhibit"A".
[14-CPS-01348/1105596/1122
1 of 2
ATTACHMENTS: Exhibit A- Zoning Verification Letter ZVL—PL20140001300
LEGAL DESCRIPTION:
Lot 25, WHITE LAKE CORPORATE PARK, PHASE TWO, according to the plat thereof, as
recorded in Plat Book 40, Pages 12 through 14, of the Public Records of Collier County, Florida.
APPEALS:
This decision becomes effective on the date it is rendered. Pursuant to Ordinance 2013-25, as
amended, a Hearing Examiner Decision may be appealed to the Board of County
Commissioners, Collier County. Appeals must be filed within 30 days of the date the Hearing
Examiner Decision is rendered.
RECORD OF PROCEEDINGS AND EXHIBITS: SEE CLERK OF COURT, MINUTES AND RECORDS
DEPARTMENT. DECISIONS OF THE HEARING EXAMINER FOR VARIANCES, CONDITIONAL
USES, AND BOAT DOCK EXTENSIONS SHALL BE NOTED ON THE ZONING MAP FOR
INFORMATIONAL PURPOSES.
-2Dt G
Date M Strain, Hearing Examiner
Approved as to form and legality:
4 C16
Heidi F.As ton-Cicko
Managing Assistant County Attorney
[14-CPS-01348/1105596/1122
2 of 2
Co Ter COH�t Exhibit "A"
y Page 1 of f 2
Growth Management Division
Planning & Zoning Department
June 20, 2014
Mr. Patrick Vanasse
RWA, Inc.
6610 Willow Park Drive, Suite 200
Naples, FL 34109
Re: Zoning Verification Letter ZVL-PL20140001300; White Lake Industrial Corporate Park
Planned Unit Development (PUD), Folio Number: 81790002120
Dear Mr. Vanasse:
Thank you for your request for Zoning Verification. The subject property is zoned PUD as noted
above with the adoption of Ordinance Number: 01-59.
You requested verification that Laundry, Cleaning and Garment Services (SIC 7211-7219) are
permitted uses in the subject PUD. The subject site is governed by Section 3.2.A of the PUD,
Principal Uses for the Industrial Development Area.
In your application, you contend that it was the intent of the last PUD amendment to allow all the
Laundry, Cleaning and Garment Service uses (SIC#7211-7219) in the "I" Tract of the PUD. You
have also indicated that it is your belief that limiting Laundry, Cleaning and Garment Services to
Industry Number 7219 was done inadvertently during the creation of the Commercial tract and
the allocation of less intense uses to that tract.
Based upon my review of the Land Development Code (LDC), I have determined that Industry
Numbers 7213, 7214, 7217, 7218 and 7219 are listed as permitted uses in the Industrial Zoning
District. In addition, the Industrial tract of the PUD permits business services (SIC #7312, 7313,
7334-7336, and 7342-7389) which are also listed as permitted uses in the C-4 and C-5 Zoning
Districts of the LDC. Given that Permitted Use #36 as provided in the Industrial tract the
currently approved PUD permits any other use which is comparable in nature to the specific
uses listed as determined by the Planning & Zoning Director, it is my opinion that the proposal
to allow all the Laundry, Cleaning and Garment Services (SIC #7211-7219) in the "I' Tract are
uses that are comparable in nature to the uses in the "I"tract of the PUD.
Staffs opinion, subject to affirmation by the Hearing Examiner, is that the proposed uses of
Laundry, Cleaning and Garment Services (SIC #7211-7219) are comparable in nature to other
uses in the subject PUD. Your request will be forwarded to the Hearing Examiner for affirmation
of Staff's opinion. You will be apprised of the hearing date and advertising fees as soon as
possible. Please note that Staff's opinion is not binding on the Hearing Examiner.
Planning&Zoning Department•2800 North Horseshoe Drive•Naples,FL 34104•239-252-2400•www.colliergov.net
ZVL-PL20140001300 Exhibit "A"
Page 2 of 2
Please be advised that the information presented in this verification letter is based on the Collier
County Land Development Code (LDC) and Growth Management Plan in effect as of this date.
It is possible that subsequent amendments to either of these documents could affect the validity
of this verification letter. It is also possible that development of the subject property could be
affected by other issues not addressed in this letter, such as, but not limited to, concurrency
related to the provision of adequate public facilities, environmental impact, and other
requirements of the LDC or related ordinances.
Should you require further information or have any questions, please do not hesitate to contact
me at (239) 252-4211 or Raybellows cr colliergov.net.
Sincerely,
ZziArerbd
Raymond V. Bellows, Zoning Manager
Department of Planning & Zoning
cc: Annis Moxam, Addressing Section
Laurie Beard, Commitment Tracking
Court Reporter AGENDA-1'�EM 4-A
Coen County
STAFF REPORT
TO: COLLIER COUNTY HEARING EXAMINER
FROM: PLANNING AND ZONING DEPARTMENT
GROWTH MANAGEMENT DIVISION
HEARING: JULY 24, 2014
SUBJECT: ZVL-PL20140001300, WHITE LAKE INDUSTRIAL CORPORATE
PARK PUD - COMPARABLE USE DETERMINATION
PROPERTY OWNER/AGENT:
Owner: Bruce Duvall
421 Gulfview Drive
Naples, FL 34110
Agent: Patrick Vanasse, AICP
RWA, Inc.
6610 Willow Park Drive, Suite 200
Naples, Fl 34109
REQUESTED ACTION:
The Applicant wishes to have the Collier County Hearing Examiner (HEX) consider an
application for a Planned Unit Development Comparable Use Determination (PUD-CUD)
to permit the use of Laundry, Cleaning and Garment Services (SIC 7211-7219) are
comparable to the permitted uses in permitted in Tract "I" of the White Lake Corporate
Park PUD (Ordinance Number: 01-59,as amended).
GEOGRAPHIC LOCATION:
The subject site is 0.95± acres, platted as Lot 25 of the White Lake Corporate Park—Phase
II subdivision as recorded in Plat Book 40, Pages 12-14) and is located at 3561 Plover
Avenue. (See attached Zoning Map)
ZVL-PL20140001300 Page 1 of 4
White Lake Industrial Corporate Park
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Zoning Map
SURROUNDING LAND USE & ZONING:
North: Water Management Lake and developed lots; zoned: White Lake Industrial
Park PUD
East: Developed lot zoned: White Lake Industrial Park PUD
West: Developed lot zoned: White Lake Industrial Park PUD
South: Plover Avenue and vacant land; zoned: White Lake Industrial Park PUD
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Aerial
ZVL-PL20140001300 Page 2 of 4
White Lake Industrial Corporate Park
PURPOSE/DESCRIPTION OF PROJECT:
The Applicant has submitted a Zoning Verification Letter (ZVL) application for a
Comparable Use Determination (see attached) requesting verification that a laundry,
cleaning & garment service is a permitted use in the White Lake Industrial Corporate Park
PUD (Ordinance 01-59).
It should be noted that this PUD was originally rezoned from Agricultural to the White
Lake Industrial Park PUD in 1993 with the adoption of Ordinance Number 93-1. This PUD
listed Personal Services (SIC #7211-7219) as permitted uses. This PUD was subsequently
amended in 2001 to divide the PUD into two tracts: an Industrial (I) tract as provided for in
Section III of the PUD document and a Commercial (C)tract under Section IV of the PUD.
Pursuant to the PUD amendment, Personal Services (SIC #7211-7219) were divided
between the two tracts. The Industrial tract retained SIC #7219 - Laundry and Garment
Services, Not Elsewhere Classified, while the Commercial tract allowed SIC #7211, 7215,
7216, except rug cleaning, 7221-7291, 7299 (only including car title and tag service,
computer photography or portraits, costume rental, dress suit and tuxedo rental, electrolysis,
hair weaving or replacement services and tanning salons.)
ANALYSIS:
The subject site is governed by Section 3.2.A of the PUD, Principal Uses for the Industrial
Development Area. This tract specifically indicates that 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
uses that are listed.
The applicant contends in the application that it was the intent of the PUD amendment to
allow all the Laundry, Cleaning and Garment Services (SIC #7211-7219) in the "I" Tract.
The applicant also notes that it is their belief that limiting Laundry, Cleaning and Garment
Services to Industry Number 7219 was done inadvertently during the creation of the
Commercial tract and the allocation of less intense uses to that tract.
Staff has also determined that Industry Numbers 7213, 7214, 7217, 7218 and 7219 are
listed permitted uses in the Industrial Zoning District as provided for in the Land
Development Code (LDC). In addition, the Industrial tract of the PUD permits business
services (SIC #7312, 7313, 7334-7336, and 7342-7389) which are also listed as permitted
uses in the C-4 and C-5 Zoning Districts of the LDC. Given that Permitted Use #36 as
provided in the Industrial tract of the current PUD permits any other use which is
comparable in nature to the specific uses listed as determined by the Planning Director,
staff believes that the proposal to allow all the Laundry, Cleaning and Garment Services
(SIC #7211-7219) in the "I" Tract are uses that are comparable in nature to the above
referenced uses in the"I"tract of the PUD.
ZVL-PL20140001300 Page 3 of 4
White Lake Industrial Corporate Park
Staff's opinion, subject to affirmation by the Hearing Examiner, is that the proposed uses of
Laundry, Cleaning and Garment Services (SIC 7211-7219) are comparable, compatible,
and consistent in nature to other uses in the PUD.
COUNTY ATTORNEY OFFICE REVIEW:
The Office of the County Attorney reviewed the Staff Report for Petition ZVL-
PL201400001300 on June 25, 2014.
STAFF RECOMMENDATION:
Staff recommends that the Collier County Hearing Examiner affirm the opinion of the
Planning & Zoning Director that the use of Indoor Storage is a comparable and compatible
use in the Industrial section of the White Lake Corporate Park PUD.
Attachments:
A. Application.
B. White Lake Corporate Park PUD(Ordinance Number: 01-59)
C. Zoning Verification Letter
PREPARED BY:
RAY '4 ND V. BELLOWS DA E
ZONING MANAGER
REVIEWED BY
MICHAEL BOSI, AICP, DIRECTOR DATE
PLANNING AND ZONING DEPARTMENT
ZVL-PL20140001300 Page 4 of 4
White Lake Industrial Corporate Park
Co*er County
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104
www.colliergov.net (239)252-2400 FAX: (239) 252-6358
Zoning Verification Letter - PUD Comparable Use Determination
LDC sections 2.03.00 A, 10.02.06 J & Code of Laws section 2-83—2-90
Chapter 3 G.6 of the Administrative Code
PROJECT NUMBER
PROJECT NAME To be completed by staff
DATE PROCESSED
APPLICANT CONTACT INFORMATION
Name of Applicant(s): Bruce Duvall
Address: 421 Golfview Drive City: Naples State: FL ZIP: 34110
Telephone: Cell: Fax:
E-Mail Address:
Name of Agent: Patrick Vanasse, AICP
Firm: RWA, Inc.
Address: 6610 Willow Park Drive, Suite 200 City: Naples State: FL ZIP: 34109
Telephone:
239-597-0575 Cell: Fax: 239-597-0578
E-Mail Address: pvanasse @consult-rwa.com
PROPERTY INFORMATION
Site Address: 3561 Plover Ave. Folio Number:
Property Owners Name: Bruce Duvall t Ob -lam
DETERMINATION REQUEST
The determination request and justification for the use must be done by a certified land use
planner or a land use attorney. Provide the completed request on a separate attached sheet. Please
be very specific and include the SIC Code, if known. The request should adhere to the following
format:
"I request a determination from the Planning Manager and approval from the Office of the
Hearing Examiner, that the use of is comparable and compatible with the
permitted uses in the PUD."
10/18/2013 Page 1 of 2
Colier County
COLLIER COUNTY GOVERNMENT 2800 NORTH HORSESHOE DRIVE
GROWTH MANAGEMENT DIVISION NAPLES, FLORIDA 34104
www.colliergov.net (239)252-2400 FAX:(239)252-6358
SUBMITTAL REQUIREMENTS CHECKLIST
See Chapter 3 G.6 of the Administrative Code for submittal requirements. The following items are to
be submitted with the application packet. Incomplete submittals will not be accepted.
REQUIREMENTS FOR REVIEW COPIES REQUIRED REQUIRED
Completed Application (download current form from County
website)
Determination request and the justification for the use _ n _
PUD Ordinance and Development Commitment information n n
Electronic Copies of all documents
*Please advise: The Office of the Hearing Examiner requires all ❑ ❑ I
materials to be submitted electronically in PDF format.
ADDITIONAL REQUIREMENTS FOR THE PUBLIC HEARING PROCESS:
• Following the completion of the review process by County review staff,the applicant shall submit all
materials electronically to the designated project manager.
• Please contact the project manager to confirm the number of additional copies required.
FEE REQUIREMENTS:
• Application: $1,000.00; Additional Fees of$100 per hour will be charged as needed upon completion
of review and research. Payment of Additional Fees will be required prior to the release of the
verification.
E Estimated Legal Advertising Fee for the Office of the Hearing Examiner:$925.00
All checks payable to:Board of County Commissioners
The completed application, all required submittal materials,and the permit fee shall be submitted to:
Growth Management Division/Planning and Regulation
ATTN: Business Center
2800 North Horseshoe Drive
Naples, FL 34104
Patrick Vanasse, DydMey.aoy=amavaroue A:c=
AICP ,,, '.p;iSeaaueA:DPC=RKAe.US 6/12/2014
Date 201406 12 IC 31 09-0,00'
Applicant Signature Date
Patrick Vanasse
Printed Name
Please be advised that the zoning letter is based upon the available records furnished by Collier County and what was
visible and accessible at the time of inspection. This report is based on the Land Development Code that is in effect on
the date the report was prepared. Code regulations could be subject to change. While every attempt has been made to
ensure the accuracy or completeness, and each subscriber to or user of this report understands that this department
disclaims any liability for any damages in connection with its use. In addition, this department assumes no responsibility
for the cost of correcting any unreported conditions.
10/18/2013 Page 2 of 2
ENGINEERING
June 12,2014
Mr. Raymond V. Bellows, AICP
Zoning Manager
Department of Planning and Zoning
Collier County
2800 N.Horseshoe Drive
Naples,FL 34104
Subject: White Lake Corporate Park PUD Comparable Use Determination
Dear Mr. Bellows:
We are requesting a determination from you, as Zoning Manager, and approval from the Office of the
Hearing Examiner, that Laundry,Cleaning and Garriient.Services-(S.I.C. 2711-2719) are comparable to
and compatible with the permitted uses in the White Lake Corporate Park PUD.
The White Lake Industrial Park PUD was rezoned from Agricultural to White Lake Industrial Park PUD
in January of 1993. Section III — General Development Standards of Ordinance No. 93-1 allowed
Personal Services (groups 7211 —7219) as permitted uses.
In 2001, the PUD was amended under Ordinance No. 01-59 and renamed to White Lake Corporate Park
PUD. This amendment was submitted by Dwight Nadeau, AICP formerly with RWA, Inc. The new
ordinance divided the PUD into two tracts: an Industrial (I) tract under Section III of the PUD document
and a Commercial(C)under Section IV.
Pursuant to the PUP amendment, the Personal Services (Industry numbers 7211 — 7219) were divided
between the two tracts. The Industrial tract retained Personal Services, Industry Number 7219—Laundry
and Garment Services, not Elsewhere Classified, while the Commercial tract allowed Personal Services,
Industry Numbers 7211, 7215, 7216 except rug cleaning, 7221-7291, and 7299, only including car title
and tag service, computer photography or portraits, costume rental, dress suit and tuxedo rental,
electrolysis(hair removal), hair weaving or replacement services, and tanning salons).
In reviewing RWA, Inc. files, discussing the amendment with Dwight Nadeau and the project's master
developer (Power Corporation), and reviewing County files, we believe that the intent was always to
Laundry, Cleaning and Garment Services (7211-7219) in the"I"tract of the amended PUD. We
be ieve that limiting Laundry, Cleaning and Garment Services to Industry Numberfii249 was done
inadvertently during the creation of the Commercial tract and the allocation of less intense uses to that
tract.
While we understand the desire to limit the more intense laundry uses in the Commercial tract,we believe
that the e: ,dustry&oug, ,Anclusive of 7211-7219 uses, should be allowed in the Industrial tract as
Previously,approved by the original PUD Ordinance.
6610 Willow Park Drive Suite 200 Naples, FL 34109 I (239) 597-0575 I Fax (239) 597-0578
www.consult-rwa.com
era
The Applicant owns parcel 81790002120 located within the Industrial tract of the White Lake Corporate
Park PUD. The parcel contains an existing, fully-enclosed building in which he would like to locate a
commercial laundry facility that would provide services covered under Numbers 7211 -Power Laundries,
Family and Commercial and 7213 - Linen Supply. These specific uses, as well as the other uses in this
industry group, are comparable to and compatible with other uses within the Industrial tract of this PUD.
The proposed uses are allowed by right in the County's Industrial zoning category. Moreover, 7211 uses
are allowed by right in zoning districts C3-05. The proposed uses are less intense than many other
industrial and manufacturing uses allowed within this PUD which may entail noise, outdoor storage,
odors or more traffic. The location of this PUD, as well as the buffers and screening already in place,
ensure compatibility with surrounding land uses.
In conclusion, it is my professional planning opinion that a fully-enclosed facility that would provide
"Power Laundry"or a"Linen Supply" services is comparable to the permitted and existing uses identified
in the Industrial tract of the White Lake Corporate Park PUD, and it is compatible with the surrounding
existing and allowable uses within the PUD as well as with properties adjacent to the PUD by virtue of
separation, screening and buffering.
Sincerely,
RWA,Inc.
Patrick Vanasse, AICP
Director of Planning
•
Attachments: Application Form
Property Appraiser Data
Original and Amended PUD Ordinances
Check in the amount of$1,925.00
CD with enclosed attachments
cc Bruce Duval,Heritage Builders LLC
File 140038.00.00
Page 2 of 2
K:\2014 1140038.00.00 White Lake Parcel-Heritage Builders.LLC\001 Comparable Use Determination Application&Support\Comparable Use Determination Letter(PV).docx
Details Page 1 of 1
Print New Search Tax Bills
Change of Address
Property Summary I Property Detail Aerial II Sketches 1[ Trim Notices
Parcel No. 81790002120 Site Adr. 3561 PLOVER AVE Os
Name/Address HERITAGE PROP.HOLDINGS, LLC
421 GOLFVIEW DR
City NAPLES State FL Zip 34110-1121
Map No. Strap No. Section Township Range Acres *Estimated
4635 712555 254B35 35 49 26 0.95
Legal WHITE LAKE CORPORATE PARK PHASE TWO LOT 25
Millage Area 0 60 Millage Rates 0 *Calculations
Sub./Condo 712555 -WHITE LAKE CORPORATE PARK School Other Total
Use Code 0 48 - WAREHOUSING, DISTRIBUTION 5.69 6.2427 11.9327
TERMINALS, TRU
Latest Sales History 2013 Certified Tax Roll
(Not all Sales are listed due to Confidentiality) (Subject to Change)
Date Book-Page Amount Land Value $ 190,000
05/18/12 4808-2769 $0 (+) Improved Value $0
09/06/11 4717-214 $ 155,000
10/27/09 4514-211 $ 0 (=) Market Value $ 190,000
04/11/06 4015-792 $ 562,200 (= Assessed Value $190,000
03/10/05 3750-1191 $ 0 (=) School Taxable Value $190,000
12/30/03 3481-1361 $ 270,100 (=) Taxable Value $ 190,000
V
If all Values shown above equal 0 this parcel was created after the
Final Tay Rnll
http://www.collierappraiser.com/Main_Search/RecordDetail.html?FolioID=81790002120 6/12/2014
Details Page 1 of 1
Print New Search Tax Bills
Change of Address
i
1 1 Property Summary 1 Property Detail I Aerial 1 Sketches 11 Trim Notices 1
Parcel No. 81790002120 Site Adr. 3561 PLOVER AVE
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http://www.collierappraiser.com/Main_Search/RecordDetail.html?FoliolD=81790002120 6/12/2014
Details Page 1 of 1
Print New Search Tax Bills
Change of Address
/
Property Summary 1 I Property Detail [r Aerial Sketches Trim Notices l
Parcel No. 81790002120 Site Adr. 3561 PLOVER AVE
Name/Address HERITAGE PROP. HOLDINGS, LLC
421 GOLFVIEW DR
City NAPLES State FL Zip 34110-1121
Permits
Tax Issuer Permit# CO Date Tmp CO Final Bldg Type
Yr
Land Building/Extra Features
# Calc Code Units # Year Built Description Area Adj Area
1 ACREAGE 0.95 METAL-
1 2013 STEEL 12560 12560
FRAME
2 2013 CONC P 325 325
3 2013 CONC BLK 306 306
WALL
4 2013 ASPH P 9000 9000
http://www.collierappraiser.com/MainSearch/RecordDetail.html?FolioID=81790002120 6/12/2014
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MAP NUMBER:
n it •,.E,• mn n L I 96355
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ORDINANCE NO.01- 59
too 910774
;
$ I► it AN ORDINANCE AMENDING ORDINANCE
�► ♦ ; NUMBER 91-102, THE COLLIER COUNTY LAND
tri '+ Z DEVELOPMENT CODE, WHICH INCLUDES THE
$ o COMPREHENSIVE ZONING REGULATIONS FOR
� � � THE UNINCORPORATED AREA OF COLLIER
COUNTY,FLORIDA,BY AMENDING THE OFFICIAL
ZONING ATLAS MAP NUMBERED 9635S BY
CHANGING THE ZONING CLASSIFICATION OF
THE HEREIN DESCRIBED REAL PROPERTY FROM
"PUD" TO "PUD" PLANNED UNIT DEVELOPMENT
KNOWN AS WHITE LAKE INDUSTRIAL
CORPORATE PARK PUD, FOR PROPERTY
LOCATED NORTHEAST OF AND ADJACENT TO
THE INTERSECTION I-75 AND COLLIER
BOULEVARD (C.R. 951), IN SECTION 35,
TOWNSHIP 49 SOUTH, RANGE 26 EAST, COLLIER
COUNTY, FLORIDA, CONSISTING OF 144.4+
ACRES; PROVIDING FOR THE REPEAL OF
ORDINANCE NUMBER 93-01,THE FORMER WHITE
LAKE INDUSTRIAL PARK PUD; AND BY
PROVIDING AN EFFECTIVE DATE.
:
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WHEREAS, RWA, Inc., representing William T. Higgs, petitioned the Board g County
Commissioners to change the zoning classification of the herein described real property.
NOW THEREFORE BE IT ORDAINED BY THE BOARD O-, CQUNTY
r;, crN
COMMISSIONERS OF COLLIER COUNTY,FLORIDA,that: x-
SECTION ONE:
The zoning classification of the herein described real property located in Section 35,Township
49 South, Range 26 East, Collier County, Florida, is changed from "PUD" to "PUD" Planned 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
9635S, as described in Ordinance Number 91-102, the Collier County Land Development Code, is
hereby amended accordingly.
SECTION TWO:
Ordinance Number 93-01,known as the White Lake Industrial Park PUD,adopted on January
5, 1993 by the Board of County Commissioners of Collier County,is hereby repealed in its entirety.
SECTION THREE:
This Ordinance shall become effective upon filing with the Department of State.
1
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County,
Florida,this day of 60.7 Et,2001.
0BOARD OF COUNTY COMMISSIONERS
a r 1 r r E, ROOK,Clerk COLLIER COUNTY,FLORIDA
4
- Attist.. s M1nan'a
19414,0-ta !Os.
BY: dr !���
J• ,r'S D.CARTER,Ph.D.,CHAIRMAN
Approved as to Form and
Legal Sufficiency This ordinance filed with the
Secretary of t te's Offices e
.a,Q Clay of -l-
-y� A I and acknowledgement of that
/ r` fill received this day
Marj ie M.Student of
Assistant County Attorney By o.wry CIS
G/admin/PUD-92-080 yCB/cw
-2-
WHITE LAKE CORPORATE PARK
A
PLANNED UNIT DEVELOPMENT
•
REGULATIONS AND SUPPORTING MASTER PLAN
GOVERNING WHITE LAKE CORPORATE PARK,
A PLANNED UNIT DEVELOPMENT PURSUANT TO
PROVISIONS OF THE COLLIER COUNTY
LAND DEVELOPMENT CODE
PREPARED FOR:
WILLIAM T.HIGGS
2666 AIRPORT ROAD SOUTH
NAPLES,FLORIDA 34112
PREPARED BY:
RWA,INC.
3050 NORTH HORSESHOE DRIVE
SUITE 270
NAPLES,FLORIDA 34104
DATE REVIEWED BY CCPC 9/7/01
DATE APPROVED BY BCC /o/j/0/
ORDINANCE NUMBER 2o0%5,
AMENDMENTS AND REPEAL ?.'J-o/
Exhibit"A"
rue Lee-f/.41I910 r,ye.n,,i,VP..L..Rr PP...Ur Develop..ne.r.V..rrr r r
TABLE OF CONTENTS
List of Exhibits and Tables
Statement of Compliance ii
Section I Legal Description,Property Ownership and General Description I-1
Section II Project Development II-1
Section III Industrial Development Standards lII-1
Section IV Commercial Area Development Standards IV-1
Section V Development Commitments V-1
LIST OF EXHIBITS AND TABLES
EXHIBIT A PUD MASTER PLAN
TABLE I PROJECT LAND USE TRACTS
STATEMENT OF COMPLIANCE
The development of approximately 144.4 acres of property in Collier County as a Planned Unit
Development to be known as White Lake Corporate Park is in compliance with the goals,
objectives and policies of Collier County as set forth in the Growth Management Plan. The
facilities and improvements within the White Lake Corporate Park PUD will be consistent with
the growth policies, land development regulations, and applicable comprehensive planning
objectives of each of the elements of the Growth Management Plan for the following reasons:
1. The subject property proposed for development is within the Interchange Activity Center
Subdistrict, and the Industrial District as identified on the Future Land Use Map as
provided for in Objective 1 of the Future Land Use Element (FLUE), and the uses
contemplated are consistent therewith.
2. The subject property is located in Activity Center #9. The land uses, and land use
intensities proposed are consistent with the Future Land Use Element of the Collier County
Growth Management Plan.
3. Development of the White Lake Corporate Park PUD shall be consistent with the Activity
Center#9 Interchange Master Plan.
4. The subject property is located in the northeast quadrant of the I-75/Collier Boulevard
Interchange. This strategic location allows the site superior access for the placement of
commercial and industrial/business park activities.
5. The project is a mixed-use development located within a designated Activity Center,
therefore, the proposed commercial, and industrial park land uses are consistent with the
Future Land Use Element of the Collier County Growth Management Plan.
6. The development will be compatible with and complementary to existing and planned
surrounding land uses.
7. The development of the White Lake Corporate Park PUD will result in an efficient and
economical extension of community facilities and services as required in Policies 3.1.H
and L of the Future Land Use Element.
8. Improvements are planned to be in compliance with applicable land development
regulations as set forth in Objective 3 of the Future Land Use Element.
9. The White Lake Corporate Park PUD is planned to incorporate natural systems for water
management in accordance with their natural functions and capabilities as required by
Objective 1.5 of the Drainage Sub-Element of the Public Facilities Element.
10. All final Development Orders within the White Lake Corporate Park PUD are subject to
the Collier County Concutrency Management System, as implemented by the Adequate
Public Facilities Ordinance.
ii
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 the White Lake Corporate Park PUD.
1.2 LEGAL DESCRIPTION
Description of the South /2 of Section 35 lying North and East of I-75 Right-of-Way and
bounded on the East by monumented and occupied line.
All that part of Section 35,Township 49 South,Range 26 East,Collier County,Florida and
being described as follows:
Commencing at the West V.Section corner of said Section 35; thence along the East and
West V.Section line of said Section 35,North 89°-00-01"East 401.67 feet to the Easterly
Right-of-Way line of 1-75 and the POINT OF BEGINNING of the parcel herein described;
thence along the Right-of-Way line of said 1-75 the following seven(7)courses:
(1) South 43°-47'-54"East 222.17 feet;
(2) South 46°-47'-05"East 308.10 feet;
(3) Southeasterly 1047.59 feet along the arc of a circular curve concave
to the northeast,having a radius of 2700.79 feet and being subtended
by a chord which bears South 57°-53'-50"East 1041.03 feet;
(4) South 69°-00-33"East 516.30 feet;
(5) South 73°-00'-33"East 2839.52 feet;
(6) Southeasterly 411.28 feet along the arc of a circular curve concave to
the Northeast, having a radius of 1492.89 feet and being subtended
by a chord which bears south 80°-54'-53"East 409.98 feet to a point
of reverse curvature;
(7) Easterly 22.49 feet along the arc of a circular curve concave to the
South, having a radius of 1562.89 feet and being subtended by a
chord which bears South 88°-22'-53"East 22.49 feet to the East line
of said Section 35;
Thence leaving said I-75 Right-of-Way continue along said East line of Section 35,
North 1°-57'-08"West 2089.96 feet to the East%,section corner of said Section 35;
Thence along the East and West V.Section line of said Section 35,South 89°-00'-
00"West 4814.62 feet to the Point of Beginning of the parcel herein described;
subject to a Florida Power and Light Company easement as recorded in O.R.Book
681,pages 1214-1215,Collier County,Florida;also subject to other easements and
restrictions or record;containing 144.4 acres of land more or less.
1.3 PROPERTY OWNERSHIP
The subject property is currently under the unified ownership of William T. Higgs, 2666
Airport Road South,Naples,Florida 34112.
I-1
1.4 PHYSICAL DESCRIPTION
A. This project is located Northeast of and adjacent to the intersection of Interstate I-75
and County Road 951 in the South 1/2 of Section 35, Township 49 South, Range 26
East,Collier County,Florida.
B. The zoning classification of the subject property is Planned Unit Development(PUD).
C. The project site is within the South Florida Water Management District,Main Golden
Gate Basin.
D. Water management facilities for the proposed project are planned to be of the lake
detention type.
E. Elevations within the project site range from 8.2 to 12.9 feet above mean sea level.
Most of the area,however,falls within the 9.5 to 12.0 feet of elevation category.
F. The site is located in Flood Zone X according to FIRM Map,panel 425 of 1125,Collier
County,Florida.
G. The soil types on the subject property include Pineda fine sand, limestone substratum
(approximately 13%) and Boca fine sand (approximately 55%). The remainder of the
site(approximately 32%)consists of a lake. Soil characteristics were derived from the
Soil Survey of Collier County, Florida, issued by the U.S. Department of Agriculture
(Soil Conservation Service)in March, 1954.
H. The property was historically utilized as an earth mining operation. Presently, the
property is being developed in accordance with Section 3.2 and Section 4.2 of the
former White Lake Corporate Park PUD.
1.5 PROJECT DESCRIPTION
The White Lake Corporate Park PUD shall be a mixed-use development, with a small
commercial development opportunity located west of the FP&L easement on the White
Lake Boulevard frontage, and the industrial development opportunity will remain over the
balance of the PUD property. The commercial component of the development is limited to
96,165 square feet of gross leasable floor area,and will be located on a 7.85±acre parcel.
The commercial land uses proposed are those typically associated with major interchanges,
including, but not limited to, convenience stores with gas pumps, restaurants, fast-food
and/or sit-down dining,and banks. The industrial/office park development is limited only
by the land area available on the east side of the FP&L easement
1.6 SHORT TITLE
This Ordinance shall be known and cited as the"White Lake Corporate Park Planned Unit
Development Ordinance".
1-2
SECTION II
PROJECT DEVELOPMENT REQUIREMENTS
2.1 PURPOSE
The purpose of this Section is to delineate and generally describe the project plan of
development,relationships to applicable County ordinances,the respective land uses of the
tracts included in the White Lake Corporate Park PUD development, as well as other
project relationships.
2.2 GENERAL
A. Regulations for development of the White Lake Corporate Park PUD 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 building
permit application. Where these regulations fail to provide developmental
standards, then the provisions of the most similar district in the County Land
Development Code shall apply.
B. Unless otherwise noted, the definitions of all 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.
C. All conditions imposed and all graphic material presented depicting restrictions for
the development of the White Lake Corporate Park PUD shall become part of the
regulations that govern the manner in which the PUD site may be developed.
D. Unless modified,waived or excepted by this PUD,the provisions of other sections
of the Land Development Code, where applicable, remain in full force and effect
with respect to the development of the land that comprises this PUD.
E. Development permitted by the approval of this petition will be subject to a
concurrency review under the provisions of Division 3.15, Adequate Public
Facilities,of the County Land Development Code,at the earliest or next to occur of
either Final Site Development Plan,Final Plat approval,or building permit issuance
applicable to this development.
2.3 DESCRIPTION OF PROJECT PLAN AND LAND USE TRACTS
A. The project Master Plan, including layout of streets and use of land for the various
tracts is illustrated graphically by Exhibit "A", PUD Master Plan. There will be
two land use tracts, portions of which may include water management lakes or
facilities,and private street rights-of-way,the general configuration of which is also
illustrated by Exhibit"A".
II-1
TABLE I
PROJECT LAND USE TRACTS
TYPE ACREAGE±
TRACT"I" INDUSTRIAL 136.5
TRACT"C" COMMERCIAL 7.8
B. Areas within the PUD may be excavated and constructed as lakes or, upon
approval, may be constructed as shallow, intermittent wet and dry depressions for
water retention purposes. Minor modification to all tracts, lakes or other
boundaries may be permitted at the time of final plat or site development plan
approval, subject to the provisions of Sections 3.2.6.3.5. and 2.7.3.5. respectively,
of the Collier County Land Development Code, or as otherwise permitted by this
PUD document.
C. In addition to the various areas and specific items shown on Exhibit "A", such
easements as necessary(utility,private,semi-private)shall be established within or
along the various tracts as may be necessary.
2.4 DEVELOPMENT SCHEDULE
The intent of the Developer is to proceed with and complete the subdivision process for the
final phase of development and to construct the infrastructure improvement as soon as all
necessary permits are received. Individual lots will then be sold to prospective end-users
for development. Build-out is estimated to occur in the year 2002.
2.5 OPEN SPACE
A minimum of thirty percent (30%) of the project's gross area shall be devoted to open
space in accordance with the Section 2.6.32.3. of the Collier County Land Development
Code. This requirement shall not apply to individual development parcels.
Of the project's total 144.4±acres, the following acreages represent 38%of the total site,
all contributing to open space.
Lake: 36.6±Ac.
Wetland Conservation Area: 9.3±Ac.
Native Landscaping: 6.9±Ac.
FPL Easement: 3.0±Ac.
2.6 PROJECT PLAN APPROVAL REQUIREMENTS
A. Prior to the recording of a record 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 insure compliance with the PUD Master Development
Plan, the Collier County Subdivision Code, and the platting laws of the State of
Florida.
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B. Exhibit"A",PUD Master Plan,constitutes the required PUD Development Plan. If
required, a preliminary subdivision plat 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.
C. 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.
D. The development of any tract or parcel approved for commercial or industrial
development contemplating fee simple ownership of land for each commercial or
industrial unit or parcel, shall be required to submit and receive approval of a
preliminary subdivision plat,in conformance with the requirements of Division 3.2
of the Collier County Land Development Code, prior to the submittal of
construction plans and a final plat for any portion of the tract or parcel.
E. Appropriate instruments will be provided at the time of infrastructural
improvements regarding any dedications and methods for providing perpetual
maintenance of common facilities.
2.7 LAKE SETBACK AND EXCAVATIONS
Should lakes be excavated, the lake setback requirements described in Section 3.5.7.1 of
the Land Development Code may be reduced with the administrative approval of the
Collier County Community Development and Environmental Services Administrator, or
his designee. Lakes may be excavated to the maximum commercial excavation depths set
forth in Section 3.5.7.3.1. of the Land Development Code, however, removal of fill from
the White Lake Corporate Park PUD shall be limited to an amount up to ten percent(10%)
(to a maximum 20,000 cubic yards), of the total volume excavated unless a commercial
excavation permit is received.
2.8 USE OF RIGHTS-OF-WAY
All platted project streets shall be private and shall be classified as local streets. Utilization
of lands within all project rights-of-way for landscaping, decorative entranceways, and
signage may be allowed subject to review and administrative approval by the Collier
County Community Development and Environmental Services Administrator, or his
designee,for engineering and safety considerations prior to installation.
2.9 AMENDMENTS TO PUD DOCUMENT OR PUD MASTER PLAN
Changes and amendments may be made to this PUD Ordinance or PUD Master
Development Plan, Exhibit"A", as provided for in Section 2.7.3.5.of the Collier County
Land Development Code. Minor changes and refinements as described in Section 5.3.C.of
this PUD document may be made in connection with any type of development or permit
application required by the Collier County Land Development Code.
I1-3
2.10 DEDICATION AND MAINTENANCE OF COMMON AREAS&FACILITIES
Easements shall be provided for water management areas,rights-of-way,utilities and other
purposes as required. 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 of adoption of this Ordinance
establishing the White Lake Corporate Park PUD.
Whenever the developer elects to create land area whose ownership and maintenance
responsibility is a common interest to all of the subsequent purchasers of property within
the White Lake Corporate Park PUD, the developer shall provide appropriate legal
instruments for the establishment of a Property Owners' Association whose function shall
include provision for the perpetual care and maintenance of all common facilities and open
space, subject further to the provisions of Section 2.2.20.3.8. of the Collier County Land
Development Code.
2.11 FILL STORAGE
Notwithstanding the provisions of Section 3.2.8.3.6. of the Collier County Land
Development Code, fill storage is generally permitted as a principal use throughout the
White Lake Corporate Park PUD. Fill material generated may be stockpiled within areas
designated for development. Prior to stockpiling in these locations,a Vegetation Removal
and Site Filling Permit,along with plans showing the locations and cross-sections shall be
submitted to Collier County Planning Services Staff for review and approval. The
following standards shall apply:
A. Stockpile maximum side slope:3:1
B. Stockpile maximum height:thirty-five(35)feet
C Fill storage areas shall be screened with a security fence at least six (6) feet in
height above ground level. If fill is spread to a height less than four feet over
development areas that are depicted on an approved Site Development Plan, no
fencing is required.
D. Soil erosion control shall be provided in accordance with Division 3.7 of the Land
Development Code.
E. Fill storage shall not be permitted in Preserve Areas.
2.12 REQUIRED ENVIRONMENTAL PERMITTING
Where the development of land within the White Lake Corporate Park PUD requires a
permit from a local, State, or Federal agency with jurisdiction over the property proposed
for development, the developer shall obtain such permits prior to final development order
approval.
2.13 NATIVE VEGETATION RETENTION REQUIREMENTS
White Lake Corporate Park PUD will be consistent with Policy 6.4.6 of the Conservation
and Coastal Management Element of the Collier County Growth Management Plan, by
adhering to the provisions of Section 3.9.5.5.3 of the Collier County Land Development
Code.
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2.14 LINKAGE TO COLLIER COUNTY LAND DEVELOPMENT CODE
Pursuant to Subsection 2.7.3.3.of the Land Development Code,upon adoption of the PUD
Ordinance and attendant PUD Master Plan,the provisions of the PUD document become a
part of the Land Development Code and shall be the standards of development for the
PUD. Thenceforth,development in the area delineated as the White Lake Corporate Park
PUD District on the Official Zoning Map will be governed by the adopted development
regulations, PUD Master Plan, and all applicable provisions of the Collier County Land
Development Code.
2.15 ARCHITECTURAL DESIGN GUIDELINES AND STANDARDS
Commercial land uses shall comply with the provisions of Section 2.8.3. of the Land
Development Code. Land uses proposed adjacent to the White Lake Boulevard Right-of-
Way, visible from the I-75 travel lanes, shall comply with the applicable architectural
design guidelines set forth in Division 2.8 of the Land Development Code,and may request
alternative architectural design standards as provided in, and in accordance with, the
provisions of Section 2.8.2.5 of the Land Development Code. Alternative standards shall
be evaluated for their consistency with the purpose and intent of the Activity Center #9
Interchange Master Plan. The purpose of the architectural guidelines and standards is to
provide a pleasing visual experience from the I-75 corridor in an effort to create a gateway
into Naples and Collier County, thereby advancing the purpose of the Activity Center#9
Interchange Master Plan. At such time as Collier County adopts design standards for the
Activity Center#9 Interchange Master Plan,those standards shall apply to this PUD.
11-5
SECTION III
INDUSTRIAL DEVELOPMENT AREA
3.1 PURPOSE
The purpose of this Section is to set forth the development plan for areas designated as
Tract"I",Industrial Development Area on Exhibit"A",PUD Master Plan.
3.2 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 Usest:
1) Agricultural related services(Industry Numbers 0711-0724,0761,0782,and
0783);
2) Apparel and other finished products as defined under Major Group 23;
3) Automotive repair,services,and parking as defined in Major Group 75;
4) Building construction as defined under Major Group 15;
5) Business services (Industry Numbers 73f'2"` 13, 7319, 7334-7336, and
7342-7389);
6) Communications as defined under Major Group 48;
7) Construction—special trade contractors as defined under Major Group 17;
8) Eating and drinking places(Industry Number 5812);
9) Educational services(Industry Numbers 8243-8249);
10) Electronic and other electrical equipment and components,except computer
equipment as defined under Major Group 36;
11) Engineering, accounting, research, management, and related services
(Industry Numbers 8711-8733);
12) Fabricated metal products, except machinery and transportation equipment
(Industry Numbers 3411-3479,and 3499);
13) Food and kindred products (Industry Numbers 2011-2099). Slaughtering
Plants of any kind are prohibited;
14) Furniture and fixtures as defined under Major Group 25;
15) Heavy construction other than building construction-contractors as defined
under Major Group 16;
111-2
Reference Executive Office of the President,Office of Management and Budget,Standard Industrial Classification
Manual,1987 Edition.
16) Industrial and commercial machinery and computer equipment as defined
under Major Group 35;
17) Leather and leather products(Industry Numbers 3131-3199);
18) Local,and suburban transit and interurban highway passenger transportation
as defined under Major Group 41;
19) Lumber and wood products(Industry Numbers 2426,2431-2499);
20) Measuring, analyzing, and controlling instruments; photographic, medical
and optical goods;watches and clocks as defined under Major Group 38;
21) Membership organizations(Industry Numbers 8611 and 8631);
22) Miscellaneous manufacturing industries as defined under Major Group 39;
23) Miscellaneous repair services(Industry Number 7692);
24) Motor freight transportation and warehousing (Industry Numbers 4212 -
4226);
25) Paper and allied products(Industry Numbers 2652-2679);
26) Personal services(Industry Number 7219);
27) Printing,publishing,and allied industries as defined under Major Group 27;
28) Rubber and miscellaneous plastics(Industry Numbers 3021-3089);
29) Stone, glass, and concrete products (Industry Numbers 3211, 3251-3273,
and 3281);
30) Textile mill products(Industry Numbers 2211,2221,2241,2251-2259,and
2273-2299);
31) Transportation equipment (Industry Numbers 3714, 3716, 3728, 3732,
3751,3769,3792,and 3799);
32) Transportation services(Industry Numbers 4731,and 4783);
33) United States Postal Service as defined under Major Group 43;
34) Wholesale trade-durable goods (Industry Numbers 5012-5014, 5021-5049,
5063-5088,5091,5092 and 5094);
35) Wholesale trade-nondurable goods (Industry Numbers 5111-5159, 5181,
5182,and 5199);
36) Any other use which is comparable in nature to the foregoing land uses as
determined by the Collier County Planning Services Director.
III-3
B. Accessory Uses
Accessory uses and structures customarily associated with the permitted principal
uses and structures,including,but not limited to:
1) Parking facilities;
2) Customary accessory and incidental uses and structures associated with
permitted principal uses of this PUD;
3) Retail sales and/or display areas as accessory to the principal use, not to
exceed an area greater than twenty percent(20%)of the gross floor area of
the permitted principal use and subject to retail standards for landscaping,
parking and open space.
3.3 DEVELOPMENT STANDARDS
A. GENERAL: Except as provided for herein, all criteria set forth below shall be
understood to be in relation to individual parcel or lot boundary lines, or between
structures. Front yard setbacks shall be measured from back of curb or edge of
pavement,whichever is closer to the structure.
B. MINIMUM LOT AREA:20,000 square feet.
C. AVERAGE LOT WIDTH: 100 feet.
D. MINIMUM YARDS:
1) Front Yard:50 feet;
2) Side Yard:20 feet;
3) Rear Yard: 15 feet;
4) Waterfront:25 feet;
4) Yards abutting off-site residential land uses:50 feet;
5) Parcels with two frontages may reduce one front yard by 10 feet.
E. MINIMUM DISTANCE BETWEEN STRUCTURES: Placement of structures
shall be in compliance with NFPA standards for fire safety, with no less than 10
feet of separation.
F. MAXIMUM HEIGHT:50 feet.
G. MINIMUM FLOOR AREA: 1,000 square feet.
H. OFF-STREET PARKING AND LOADING REQUIREMENTS:
As required by Division 2.3 of the Collier County Land Development Code in
effect at the time of site development plan approval.
III-4
OUTSIDE STORAGE:
Outside storage of manufactured products,raw or finished materials,or vehicles
other than passenger vehicles is permitted in this PUD subject to the provision of
screening with a fence at least 7 feet in height above ground level from all adjacent
or abutting residentially zoned or developed land. Said fence or wall shall be
opaque in design,and made of masonry,wood,or other materials approved by the
Collier County Planning Services Director.
III-5
SECTION IV
COMMERCIAL DEVELOPMENT AREA
4.1 PURPOSE
The purpose of this Section is to set forth the development plan for areas designated as
Tract"C",Commercial Development Area on Exhibit"A",PUD Master Plan.
4.2 MAXIMUM COMMERCIAL SQUARE FEET
The 7.85± acre Commercial Development Area(Tract "C"), shall not be developed with
more than 96,165 square feet of commercial uses. Should a hotel or motel be proposed,a
commensurate amount of commercial development opportunity shall be lost, based on a
comparison of average annual daily trip generations.
4.3 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':
1) Apparel and accessory stores as defined under Major Group 56;
2) Automotive dealers and gasoline service stations (Industry Numbers 5531,
and 5541);
3) Building materials, hardware, and garden supply(Industry Numbers 5211-
5261);
4) Business services(Industry Numbers 7311,7334,and 7371);
5) Carwashes(Industry Number 7542);
6) Eating and drinking places as defined under Major Group 58;
7) Engineering,accounting,research,and management(Numbers 8711 with no
outside equipment storage, 8712 with no outside equipment storage, 8721,
8732,8742,8743,and 8748);
8) Finance, insurance, and real estate as defined under Major Groups 60, 61,
62,63,64,65,and 67;
9) Food stores as defined under Major Group 54;
10) General merchandise stores as defined under Major Group 53;
11) Government offices as defined under Major Group 91;
IV-
Reference Executive Office of the President,Office of Management and Budget,Standard Industrial Classification
Manual,1987 Edition.
12) Home furniture, furnishings, and equipment stores as defined under Major
Group 57;
13) Hotels or motels(Industry Number 7011). No more than 150 rooms shall
be permitted;
14) Legal services as defined under Major Group 81;
15) Miscellaneous retail as defined under Major Group 59, not including
Industry Numbers 5932, 5961, 5983=5989, and not including the retail sale
of fireworks;
16) Motion pictures as defined under Major Group 78;
17) Personal services(Industry Numbers 7211,7215,7216 except rug cleaning,
7221-7291, and 7299, only including car title and tag service, computer
photography or portraits, costume rental, dress suit and tuxedo rental,
electrolysis (hair removal), hair weaving or replacement service, and
tanning salons).
B. Accessory Uses
Accessory uses and structures customarily associated with the permitted principal
uses and structures,including,but not limited to:
1) Parking facilities;
2) One caretaker's residence.
4.4 DEVELOPMENT STANDARDS
A. GENERAL: Except as provided for herein, all criteria set forth below shall be
understood to be in relation to individual parcel or lot boundary lines,or between
structures. Front yard setbacks shall be measured from back of curb or edge of
pavement,whichever is closer to the structure.
B. MINIMUM LOT AREA: 10,000 square feet.
C. AVERAGE LOT WIDTH: 100 feet.
D. MINIMUM YARDS(INTERNAL):
1) Front Yard: 25 feet, or one-half of the building height as measured from each
exterior wall,whichever is greater;
2) Side Yard: 10 feet;
3) Rear Yard:One-half of the building height;
4) Parcels with two frontages may reduce one front yard by 10 feet.
E. MINIMUM DISTANCE BETWEEN STRUCTURES: Placement of structures
shall be in compliance with NFPA standards for fire safety, with no less than 10
feet of separation.
F. MAXIMUM HEIGHT:50 feet.
IV-2
G. MINIMUM FLOOR AREA: 1,000 square feet per principal structure,on the first
finished floor.
H. MAXIMUM GROSS LEASABLE FLOOR AREA: 96,165 square feet.
OFF-STREET PARKING AND LOADING REQUIREMENTS:
As required by Division 2.3 of the Collier County Land Development Code in
effect at the time of site development plan approval.
J. OUTSIDE STORAGE AND DISPLAY:
Outside storage and display is prohibited in Tract C as depicted on Exhibit "A",
PUD Master Plan,with the exception of garden centers.
K. CARETAKER'S RESIDENCE:
One (1) caretaker's residence shall be permitted for the commercial development
area,subject to the following:
1) The residence shall be constructed as an integral part of the shopping center or
one of the commercial buildings, and shall be entered from within that
structure. Exits that comply with fire codes shall be permitted.
2) The caretakers' residence shall be an accessory use, and shall be for the
exclusive use of the property owner,tenant, or designated employee operating
or maintaining the shopping center or commercial facilities.
3) Off-street parking shall be as for a single-family residence in accordance with
Division 2.3 of the Collier County Land Development Code in effect at the time
of site development plan approval. Parking for the caretaker's residences
shall be in addition to any other required parking facilities.
IV-3
SECTION V
DEVELOPMENT COMMITMENTS
5.1 PURPOSE
The purpose of this Section is to set forth the development commitments for the
development of the project.
5.2 GENERAL
All facilities shall be constructed in strict accordance with final 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, his successor and
assigns shall be responsible for the commitments outlined in this document.
The developer, his successor or assignee, shall follow the Master Development 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 to
the developer is bound by any commitments within this agreement. These commitments
may be assigned or delegated to a master association to be created by the developer. Upon
assignment or delegation, the developer shall be released from responsibility for the
commitments.
5.3 PUD MASTER DEVELOPMENT PLAN
A. Exhibit "A", PUD Master Plan illustrates the proposed development and is
conceptual in nature. Proposed tract,lot or land use boundaries,or special land use
boundaries shall not be construed to be final, and may be varied at anytime at any
subsequent approval phase such as fmal platting or site development plan
application. Subject to the provisions of Section 2.7.3.5 of the Land Development
Code,amendments may be made from time to time.
B. All necessary easements,dedications,or other instruments shall be granted to insure
the continued operation and maintenance of all services and all common areas in
the project.
C. The Community Development and Environmental Services Administrator, or his
designee, shall be authorized to approve minor changes and refinements to the
White Lake Corporate Park PUD Master Plan upon written request of the
developer.
1) The following limitations shall apply to such requests:
a. The minor change or refinement shall be consistent with the Collier
County Growth Management Plan and the White Lake Corporate Park
PUD document.
b. The minor change or refinement shall not constitute a substantial change
pursuant to Subsection 2.7.3.5.1. of the Collier County Land
Development Code.
V-1
c. The minor change or refinement shall be compatible with adjacent land
uses, and shall not create detrimental impacts to abutting land uses,
water management facilities, aria preserve areas within, or external to
the PUD boundaries.
2) The following shall be considered minor changes or refinements,subject to
the limitations of Subsection 5.3.C.1)of this document:
a. Reconfiguration of preserve areas, jurisdictional wetland limits, and
mitigation features as a result of regulatory agency review and
permitting. There may be no overall decrease in preserve area.
b. Reconfiguration of lakes, or other water management facilities where
such changes are consistent with the criteria of the South Florida Water
Management District and Collier County.
c. Internal realignment of vehicular circulation patterns.
3) Minor changes and refinements, as described above, shall be reviewed by
appropriate County staff to ensure compliance with all applicable County
ordinances and regulations prior to the Administrator's consideration for
approval.
4) Approval by the Administrator of a minor change or refinement may occur
independently from and prior to any application for subdivision or site
development plan approval,however, the Administrator's, or his designee's
approval shall not constitute an authorization for development or
implementation of the minor change or refinement without first obtaining
all applicable County permits and approvals.
5.4 SCHEDULE OF DEVELOPMENT/MONITORING REPORT AND SUNSET
PROVISION
A. This PUD is subject to the Sunset Provisions of Section 2.7.3.4 of the Land
Development Code.
B. An annual PUD monitoring report shall be submitted pursuant to Section 2.7.3.6 of
the Land Development Code.
5.5 TRANSPORTATION
The development of this PUD Master Development Plan shall be subject to and governed
by the following conditions:
A. The developer shall maintain joint/shared access with the adjacent property
(Citygate PUD),via White Lake Boulevard.
B. The petitioner shall provide left turn lanes and arterial level street lighting at all
project entrances, if deemed warranted by Collier County. The turn lanes and
arterial level street lighting shall be provided when requested by the County.
C. The petitioner shall be responsible for a fair share contribution of the site related
roadway improvements at the Collier Boulevard/White Lake Boulevard
intersection, which has been determined to be $118,850.00, and shall be paid to
Collier County on or before October I,2001.
V-2
4
•
5.6 ENGINEERING
The development of this PUD Master Development Plan shall be subject to and governed
by the following conditions:
A. Detailed paving, grading site drainage and utility plans shall be submitted to
Engineering Review Services for review. No construction permits shall be issued
unless and until approval of the proposed construction with the submitted plans is
granted by Engineering Review Services.
B. The internal right-of-way cross-section shall be in accordance with the typical
section depicted on Exhibit"A",PUD Master Plan.
C. Design and construction of all improvements shall be subject to compliance with
the appropriate provisions of the Collier County Land Development Code.
D. Work within Collier County right-of-way shall meet the requirements of Collier
County Right-Of-Way Ordinance 82-91.
E. The project shall be platted in accordance with the Collier County Land
Development Code to define the right-of-way, tracts, and easements as shown on
the Master Plan.
5.7 WATER MANAGEMENT
The development of this PUD Master Development Plan shall be subject to and governed
by the following conditions:
A. A copy of the South Florida Water Management District(SFWMD)Surface Water
Permit Application shall de sent to Collict County Development Services with the
Subdivision Plat and Construction Plan and/or SDP submittal. A copy of the
approval of this SFWMD Surface Water Permit shall be submitted prior to Site
Development Plan approval.
B. All requirements of Excavation Permit No. 59.133 shall be complied with. If an
annual report is not filed, the excavation permit will be considered void in
accordance with the Land Development Code and a complete resubmission will be
necessary.
5.8 UTILITIES
The development of this PUD Master Development Plan shall be subject to and governed
by the following conditions:
A. Water distribution, sewage collection and transmission and interim water and/or
sewage treatment facilities to serve the project are to be designed, constructed,
conveyed,owned and maintained in accordance with Collier County Ordinance No.
97-17,as amended,and other applicable County rules and regulations.
V-3
B. The on-site water distribution system to serve the project must be connected to the
District's water main consistent with the main sizing requirements specified in the
County's Water Master Plan and extended throughout the project. During design of
these facilities, the following features shall be incorporated into the distribution
system:
1. Dead-end mains shall be eliminated by looping the internal pipeline network;
2. Stubs for future system interconnection with adjacent properties shall be
provided to the east property line of the project, at locations to be mutually
agreed to by the County and the Developer during the design phase of the
project;
2. The utility construction documents for the project's sewerage system shall be
prepared so that all sewage flowing into the County's sewerage system is
transmitted by one (1) main on-site pump station. The developer's engineer
shall meet with the County staff prior to commencing preparation of
construction drawings,so that all aspects of the sewerage system design can be
coordinated with the County's Sewer Master Pian;
3. The existing off-site water facilities of the District must be evaluated for
hydraulic capacity to serve this project and reinforced as required,if necessary,
consistent with the County's Water Master Plan to insure that the District's
water system can hydraulically provide a sufficient quantity of water to meet the
anticipated demands for the project, and the District's existing committed
capacity.
5.9 ENVIRONMENTAL
The development of this PUD Master Development Plan shall be subject to and governed
by the following conditions:
A Wetland preserve/conservation areas shall be surveyed prior to construction
plan/plat approval. A conservation easement similar to or as per Chapter 704.06
Florida Statutes shall be created and indicated on the plat,and shall be recorded in
the Public Records of Collier County.
B. All State and Federal permits that may affect the design of this project shall be
submitted to Engineering Review Services prior to final subdivision plat approval.
C. The use of native species in landscape plans shall be in accordance with Section
2.4.4.1 of the Collier County Land Development Code.
D. Prohibited exotic vegetation removal shall be performed in accordance with Section
3.9.6.6 of the Collier County Land Development Code.
E. 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 a historic 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.
F. The mitigation plan for the preserve and buffer areas is provided in the
Environmental Impact Statement.
V-4
G. The PUD Master Plan provides 4.9 acres of conservation area on-site. An
additional 6.9 acres of native landscaping will be planted on site,and 0.3 acres of
littoral vegetation will be restored along the entire lake bank where it abuts the
conservation area. Mitigation planting within conservation areas, buffers and lake
littoral zones shall be completed prior to preliminary acceptance of the next phase
of the development.
5.10 ACCESSORY STRUCTURES
Accessory structures shall be constructed simultaneously with, or following the
construction of the principal structure, except for a construction site office that may be
constructed prior to commencement of infrastructure construction.
5.11 SIGNS
All signs shall be in accordance with Division 2.5 of Collier County's Land Development
Code,and the Activity Center#9 Interchange Master Plan.
5.12 LANDSCAPE BUFFERS,BERMS,FENCES AND WALLS
Landscape buffers, berms, fences and walls are generally permitted as a principal use
throughout the White Lake Corporate Park PUD,except in preserve areas. The following
standards shall apply:
A. Landscape berms shall have the following maximum side slopes:
1) Grassed berms 3:1
2) Ground covered berms 3:1
3) Rip-Rap berms 1:1
4) Structural walled berms may be vertical.
B. Fencing materials shall be of either wood,masonry or similar material, except an
eight (8) foot high unified, opaque, modular concrete fence/wall shall be
constructed along White Lake Boulevard associated with Tract "I". A type "D"
landscape buffer shall be placed along the street side of said fence/wall. The
fence/wall shall be located a minimum of five (5) feet from the White Lake
Boulevard right-of-way. Construction of the fence/wall shall occur prior to or
concurrently with building construction on each parcel.
D. Fence or wall maximum height:9 feet,as measured from the finished grade of the
ground at the base of the fence or wall. For the purpose of this provision, finished
grade shall be considered no greater than 18 inches above the crown elevation of
the nearest existing road, unless the fence or wall is constructed on a perimeter
landscape berm. In these cases,the fence or wall shall not exceed 6 feet in height
from the top of berm elevation with an average side slope of greater than 4:1 (i.e.
3:1,2:1, 1:1,or vertical).
D. Pedestrian sidewalks, bike paths, water management facilities and structures may
be allowed in landscape buffer areas in accordance with Division 2.4 of the Land
Development Code.
5.13 LANDSCAPING FOR OFF-STREET PARKING AREAS
Except where provided for elsewhere in this document, all landscaping for off-street
parking areas shall be in accordance with Division 2.4 of the Collier County Land
Development Code,and the Activity Center#9 Interchange Master Plan.
V-5
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AV l SOW PI WI WILL taro!r. ICA45 I�...
..,� ladle LAKE�C' 'G>ziill P?�dC 111.W.k.D..lown ally.1.1. .1111O .. .�. PlV MA 5TEK Pt AN a. IV L II_ G tflir.I
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. 2001-59
Which was adopted by the Board of County Commissioners on
the 23rd day of October, 2001, during Regular Session.
WITNESS my hand and the official seal of the Board lof
County Commissioners of Collier County, Florida, this 24tYd 7
of October, 2001. ( r%)r "m,
Cr}-• lfJ
r-i
c n
'' 7.
DWIGHT E. BROCK, ,'L
Clerk of Courts idr J J'
Ex-officio to' '$ pf• '•b _ ^
County Commi4si(� e2 == '
,N,04ituti:;)t eVk •
By:Teri Mich& '] y).
Deputy Clerk':;
Co per Co-t4.Hty
Growth Management Division
Planning & Zoning Department
June 20, 2014
I
Mr. Patrick Vanasse
RWA, Inc.
6610 Willow Park Drive, Suite 200
Naples, FL 34109
Re: Zoning Verification Letter ZVL-PL20140001300; White Lake Industrial Corporate Park
Planned Unit Development (PUD), Folio Number. 81790002120
Dear Mr. Vanasse:
Thank you for your request for Zoning Verification. The subject property is zoned PUD as noted
above with the adoption of Ordinance Number: 01-59.
You requested verification that Laundry, Cleaning and Garment Services (SIC 7211-7219) are
permitted uses in the subject PUD. The subject site is governed by Section 3.2.A of the PUD,
Principal Uses for the Industrial Development Area.
In your application, you contend that it was the intent of the last PUD amendment to allow all the
Laundry, Cleaning and Garment Service uses (SIC #7211-7219) in the "I"Tract of the PUD. You
have also indicated that it is your belief that limiting Laundry, Cleaning and Garment Services to
Industry Number 7219 was done inadvertently during the creation of the Commercial tract and
the allocation of less intense uses to that tract.
Based upon my review of the Land Development Code (LDC), I have determined that Industry
Numbers 7213, 7214, 7217, 7218 and 7219 are listed as permitted uses in the Industrial Zoning
District. In addition, the Industrial tract of the PUD permits business services (SIC #7312, 7313,
7334-7336, and 7342-7389) which are also listed as permitted uses in the C-4 and C-5 Zoning
Districts of the LDC. Given that Permitted Use #36 as provided in the Industrial tract the
currently approved PUD permits any other use which is comparable in nature to the specific
uses listed as determined by the Planning & Zoning Director, it is my opinion that the proposal
to allow all the Laundry, Cleaning and Garment Services (SIC #7211-7219) in the "I" Tract are
uses that are comparable in nature to the uses in the "I" tract of the PUD.
Staffs opinion, subject to affirmation by the Hearing Examiner, is that the proposed uses of
Laundry, Cleaning and Garment Services (SIC #7211-7219) are comparable in nature to other
uses in the subject PUD. Your request will be forwarded to the Hearing Examiner for affirmation
of Staffs opinion. You will be apprised of the hearing date and advertising fees as soon as
possible. Please note that Staffs opinion is not binding on the Hearing Examiner.
(.0
• •-#4 @4`4'
Planning&Zoning Department•2800 North Horseshoe Drive• Naples,FL 34104•239-252-2400•www.colliergov.net
ZVL-PL20140001300
Please be advised that the information presented in this verification letter is based on the Collier
County Land Development Code (LDC) and Growth Management Plan in effect as of this date.
It is possible that subsequent amendments to either of these documents could affect the validity
of this verification letter. It is also possible that development of the subject property could be
affected by other issues not addressed in this letter, such as, but not limited to, concurrency
related to the provision of adequate public facilities, environmental impact, and other
requirements of the LDC or related ordinances.
Should you require further information or have any questions, please do not hesitate to contact
me at (239) 252-4211 or RaybellowsCa�colliergov.net.
Sincerely,
Raymond V. Bellows, Zoning Manager
Department of Planning &Zoning
cc: Annis Moxam, Addressing Section
Laurie Beard, Commitment Tracking
14D * Monday.JuLy7,2014yl NAPLES DAILY NEWS
Le gals Le a s
NOTICE OF MEETING NOTICE OF MEETING
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing will be held by the Collier County
Hearing Examiner(HEX)at 9:00 A.M.on Thursday,July 24,2014 in the Hearing
Examiner's Meeting Room (Room 609/610) at 2800 North Horseshoe Drive, Naples,
FL 34104 to consider:
PETITION NO. ZVL-PL20140001300 - Robert Duvall requests approval of a zoning
verification letter issued by the Planning and Zoning Department pursuant to LDC
Section 10.02.06, in which County staff determined that the proposed use of Laun-
dry,Cleaning and Garment Service(SIC 7211-7219)is comparable in nature to other
permitted uses in the Industrial Development Area under Section 3.2(a) of the
White Lake Industrial Corporate Park PUD, Ordinance No. 01-59, as amended. The
subject property is located on Lot 25 of the White Lake Corporate Park-Phase II
subdivision,in Section 35, Township 49 South, Range 26 East, Collier County,
Florida.
All interested parties are invited'to appear and be heard. All materials used in
presentation before the Hearing Examiner will become a permanent part of the
record.
Copies of the staff report are available one week prior to the hearing. The file can
be reviewed at the Collier County Growth Management Division, 2800 North
Horseshoe Drive,Naples,FL.
The Hearing Examiner's decision becomes final on the date rendered. If a person
decides to appeal any decision made by the Collier County Hearing Examiner with
respect to any matter considered at such meeting or hearing,he will need a record
of that proceeding, and for such purpose he may need to ensure that a verbatim
record of the proceedings is made, which record includes the testimony and
evidence upon which the appeal is to be based.
If you are a person with a disability who needs any accommodation in order to
participate in this proceeding, you are entitled,at no cost to you,to the provision
of certain assistance. Please contact the Collier County Facilities Management
Department located at 3335 Tamiami Trail East, Suite 101, Naples, Florida 34112-
5356,(239)252-8380,at least two days prior to the meeting.
Mark Strain
Hearing Examiner
Collier County,Florida
July 7 2014 No 2030004