Ordinance 2003-26 t
O~I~CE NO. 03-
~a3q O~~CE ~D~ O~~CE NUMBER 91-102
BFOLLm~ CO~ L~ ~WLOm~ CO~ ~C~
_~CL~ES ~E CO~~NSIVE ZON~G ~GULATIONS FOR
~ ~CO~O~TED A~A OF COLLIER CO~, FLO~DA,
BY ~END~G ~E OFFICIAL ZONING ATLAS MAP NUMBE~D
8510N BY CHANG~G THE ZON~G CLASSIFICATION OF TH~
~~ DESC~BED ~ PROPER~ FROM ~E "PUD~?
DE~LOPM~T (P~) DIST~ TO BE ~O~ AS ~ NOR~
N~LES ~SE~CH ~D TEC~OLOGY P~ P~, LOCATED
ON ~ ~ST SIDE OF CO~ RO~ 867 (OLD U.S. 41)
IMMED~TELY CON~GUOUS TO ~E LEE/COLLIER CO~
L~E, ~ SECTION 10, TO~S~P 48 SO~, ~GE 25 EAST,
COLLIER CO~, FLO~DA, CONSIST~G OF 19.3~ AC~S;
~D BY PROVID~G AN EFFE~IVE DATE.
WHEREAS, Robert Duane, AICP, of Hole Montes, Inc., representing North Naples Golf Range,
Inc., petitioned the Board of County Commissioners to change the zoning classification of t¥ herein
described real property.
NOW, THEREFORE, BE IT ORDAINED by the Board of County Commissioners of Collier
County, Florida, that:
SECTION ONE: '
The zoning classification of the herein described real property located in Section 10, Township 48
South, Range 25 East, Collier County, Florida, is changed from the Gadaleta PUD Zoning District to
the North Naples Research and Technology Park PUD Zoning District in accordance with the PUD
Document, attached hereto as Exhibit "A" and incorporated by reference herein. The Official Zoning Atlas
Map numbered 8510N, as described in Ordinance Number 91-102, the Collier County Land Development
Code, is hereby amended accordingly.
SECTION TWO:
This Ordinance shall become effective upon filing with the Department of State.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County,
Florida, this o~7~''~ day of ~/~ fDf ~ ,2003.
PUDZ-2003-AR-3569/FR/sp
BOARD OF COUNTY COMMISSIONERS
c c
BY: _
TOM HENNING, CHAIRMAN
This ordinance filed with the
Secretary of State's Offic~_Lhe
~ day of ~m~_, gcx>,~ ,.
and acknowledgement of thot
filin~receivecI ?i.~s.~.L~ day
of
THE NORTH NAPLES RESEACH AND TECHNOLOGY PARK
A
PLANNED UNIT DEVELOPMENT
PREPARED BY:
ROBERT L. DUANE, A.I.C.P.
HOLE MONTES, INC.
950 ENCORE WAY
NAPLES, FLOmOA 34110
HM PROJECT 2002061
Date Reviewedby CCPC:
Date Approved by BCC: Hay 27 ~ 2003
Ordinance No. 2003 - 26
Amendments & Repeals Amends 91-102
EXHIBIT "A"
SECTION I
SECTION II
SECTION III
SECTION IV
SECTION V
SECTION VI
SECTION VII
TABLE OF CONTENTS
Page
Statement of Compliance .............................................................. 3
Property Ownership, Legal Description, Short Title and
Statemem of Unified Control .......................................................... 6
Statement of Intent and Project Description .......................................... 7
General Development Regulations .................................................... g
Preserve Area Requirements .......................................................... 17
Permitted Uses and Dimensional Standards for Research and Technology Park
Uses Both Target And Non-Target Use Areas ...................................... 18
Development Commitments ........................................................... 23
EXHIBITS
Exhibit A - PUD Master Plan
2
SECTION I
STATEMENT OF COMPLIANCE
The development of+19.3 acres of property in Section 10, Township 48 South, Range 25 East
Collier County, Florida, as a Planned Unit Development to be known as the North Naples Research
and Technology Park PUD, will be in compliance with the goals, objectives, and policies of Collier
County as set forth in the Growth Management Plan (GMP). The proposed Research and
Technology Park PUD will be consistent with the growth policies, land development regulations and
applicable comprehensive planning objectives of each of the elements of the GMP for the following
reasons:
The property is located in the Urban Mixed Use District, Urban Residential Subdistrict as
depicted on the Future Land Use Map of the Collier County GMP. The Furore Land Use
Element ("FLUE") of the Collier County GMP allows for the Research and Technology Park
Subdistrict on sites greater than nineteen (19) acres in the Urban Mixed Use District in which
the subject property is located. Therefore, because of the property size (19.3 acres) and its
location it may be found consistent with these FLUE location requirements for the Research
and Technology Park Subdistrict.
The Research and Technology Park Subdistrict is also required according to the FLUE to be
located on arterial or collector roadways. Old US 41, which provides access to the subject
property, is classified as a collector road way according to the Transportation Element of the
Collier County GMP. Therefore, consistency can be established with this provision of the
FLUE.
The Research and Technology Park Subdistrict also requires provision for workforce housing
up to a maximum of forty (40) percent of the park's acreage as the site abuts residential
zoning to the west.
The total number of workforce housing units will not exceed twelve (12) dwelling units total
and shall be provided on Target or Non-Target Use Areas "A" or "B" as depicted on the PUD
Master Plan. ,~
The actual number of dwelling units to be provided will be based on the underlying size of
the gross leasable floor area of the first floor for either Target or Non-Target Use Areas "A"
or"B". This floor area shall constitute the amount of leasable residential area to be provided.
The residential area may be developed into efficiency apartments, one (1) bedroom uni4s,
two (2) bedroom or 3 bedroom units at the option of the developer. The provision of work
force housing in accordance with this standard is consistent with the requirement to provide
workforce housing within the Research and Technology Park Subdistrict of the FLUE.
The Research and Technology Park Subdistrict requires that density be consistent with the
Density Rating System of the FLUE for workforce housing. The subject ~roperty is located
in the Urban Mixed Use District and further located within the Traffic Congestion Boundary
according to the FLUE. Therefore, a density of up to 3 dwelling units per acre is permitted
without density bonuses for workforce housing. Based on the 3.96 acres of upland and
wetland preserve area and Florida Power and Light easement area located within the subject
property, a maximum of 12 dwelling units are permitted. Based on the formula provided in
3
o
10
Para~aph Four above, up to 12 dwelling units can be found consistent with the Density
Rating System of the FLUE.
The Research and Technology Park Subdistrict also requires that a minimum of sixty (60)
percent of the park area shall be devoted to Target Use Areas or 8.23 acres and a maximum
of twenty (20) percent of the area shall be devoted to Non-Target Use Areas or 2.74 acres.
Therefore, this FLUE requirement can be met to establish consistency with the Collier
County GMP because more than 8.23 acres of Target Use Areas are proposed and 2.54 acres
of Non-Target Use Area is provided for on the PUD Master Plan.
The Furore Land Use Designation Description Section of the FLUE defines Target Industries
identified by the Economic Development Council of Collier County which are
aviation/aerospace industry, health technology industry and information technology industry,
and include the following uses: software development and programming; interact
technologies and electronic commerce; multimedia activities and CD-ROM development;
data and information processing; call center and customer support activities; professional
services that are export-based such as laboratory research or testing activities; light
manufacturing in the high' tech target sectors of aviation/aerospace and health and
information technologies; office uses in connection with on-site research; development
testing and related manufacturing; general administrative offices of a research and
development firm; educational, scientific and research organizations; production facilities
and operations.
Section 6.4 of the PUD Document provides for the Target Use Areas listed above including
other uses contained in Section 2.2.20.4.8 of the LDC in effect as of the date of approval of
the PUD for research and technology parks. Therefore, consistency can be established with
this provision of the FLUE.
The Future Land Use Designation Description Section of the FLUE defines when Non-
Target Industry Uses may include hotels at a floor area ratio consistent with Section
2.2.15.4.7 of the LDC, and these uses in the C-1 through C-3 Zoning Districts that provide
support services to the Target Industries such as general office, banks, fitness centers,
personal and professional services, col:nputer related businesses and services, employee
training, technical conferencing, day care center and restaurants, and corporate and
government offices.
Section 6.4 of the PUD Document provides for the Non-Target Industries listed above
including other uses contained in Section 2.2.20.4.8 of the LDC in effect as of the date-of
approval of the PUD for research and technology parks. Therefore, the proposed uses for
Non-Target Industries may be found consistent with the FLUE.
The Future Land Use Designation Description Section of the FLUE provides that building
permits for Non-Target Industry Uses shall not be issued for more than 10,000 square feet of
gross leasable area prior to the issuance of the first building permit for a T/trget Industry Use.
This requirement is included in Section 6.5H of this PUD Document. Therefore,
consistency can be established with this provision of the FLUE.
The subject property's location in relation to the existing or proposed community facilities
and services supports the proposed development intensities as required in Objective 2 of the
4
FLUE.
11.
12.
13.
14.
15.
16.
The proposed development is compatible with and complementary to existing and future
surrounding land uses as required in Policy 5.4 of the FLUE.
Improvements are planned to be in compliance with applicable land development regulations
as set forth in Objective 3 of the FLUE.
The proposed development will result in an efficient and economical extension of
community facilities and services as required in Policy 3.1. G of the FLUE.
The project is planned to incorporate natural systems for water management purposes in
accordance with their natural functions and capabilities as required by Objective 1.5 of the
Drainage Sub-Element of the Public Facilities Element of the Collier County GMP.
The project as planned may be found consistent with Objective 7 of the Transportation
Element that requires that the County shall develop and adopt standards for safe and efficient
ingress and egress to adjoining properties, as well as encourage safe and convenient on-site
circulation.
All final development orders for this project are subject to the Collier County Concurrency
Management System, as implemented by the Adequate Public Facilities Ordinance (Division
3.15 of the LDC) and further required by Policy 2.3 of the FLUE.
SECTION II
PROPERTY OWNERSHIP, LEGAL DESCRIPTION, SHORT TITLE AND STATEMENT OF
UNIFIED CONTROL
2.1 PROPERTY OWNERSHIP
2.2
North Naples Golf Range, Inc., as Trustee of the SJG Land Trust Agreement, U/A dated
5/9/97, is the owner of the subject property at the time of this application for rezoning.
LEGAL DESCRIPTION
The subject property being +19.3 acres is described as:
The North ½ of the North ½ of the North ½ of the North East ¼ of Section 10, Township 48
South, Range 25 East, lying West of Old U.S. 41, Collier County, Florida; and
The North 200 feet of the South 1/2 of the North ½ of the North ½ of the North East ¼ of
Section 10, Township 48 South, Range 25 East, lying West of Old U.S. 41, Collier County,
Florida
2.3
GENERAL DESCRIPTION OF PROPERTY
The project is comprised of± 19.3 acres, more or less, and is located on the west side of Old
U.S. 41 just south of the Lee/Collier County line. The project permits a range of commercial
and research/technology uses.
Physical Description
The subject property is currently being used for a golf course driving range. The average
elevation of the subject property is approximately twelve (12) feet above mean sea level.
Most of the site has been cleared but still contains some xeric scrub. The soil types are
substantially composed of various sandy~ soils. The entire site is located within Flood Zone
X.
2.4
The zoning classification prior to the date of approval of this PUD was a PUD that allowed
for a golf course driving range, residential uses and limited commercial uses.
SHORT TITLE
2.5
This Ordinance shall be known and cited as the "North Naples Research and Technology
Park Planned Unit Development Ordinance".
STATEMENT OF UNIFIED CONTROL
This statement represents that the current property owner has the lands under unified control
for the purpose of obtaining PUD zoning on the subject property.
6
3.1
SECTION III
STATEMENT OF INTENT AND PROJECT DESCRIPTION
INTRODUCTION
3.2
It is the intent of this Ordinance to establish a PUD meeting the requirements as set forth in
Section 2.2.20 of the Collier County LDC. The purpose of this Document is to set forth
regulations for the future development of the project that meet accepted planning principles
and practices, and to implement the Collier County GMP.
PROJECT DESCRIPTION
The project contains ± 19.3 acres and includes land area to provide for a mix of Targeted Use
Areas - aviation/aerospace industry, health technology industry, information technology
industry and other light, low environmental impact uses. Also permitted are Non-Target Use
Areas that provide support services to the Target Use Areas such as general office uses,
banks, restaurants, personnel and professional services. The maximum amount of Non-
Target Use Area permitted by the FLUE is 2.74 acres. The PUD Master Plan (Exhibit A)
shows that 2.54 acres is being provided for the Non-Target Use Area. The minimum acreage
required to be devoted to Target Industries is 8.23 acres and the PUD Master Plan provides
9.89 acres for this purpose. The North Naples Research and Technology Park PUD will
provide up to twelve workforee housing units in a mixed use structure. Both upland and
wetland preserve areas are provided for on the PUD Master Plan and comprise approximately
2.7 acres.
3.3
Access will be provided from Old U.S. 41 by way of the sixty (60) foot wide access road.
LAND USE PLAN AND PROJECT PHASING
The PUD Master Plan provides for areas of light technology-based uses Target Use
Areas and Non-Target Use Areas to provide for commercial support services, as well
as rights-of-way, lakes, preservation areas and an FPL easement area. The PUD
Master Plan is designed to be flexible with regard to the placement of buildings,
tracts and related utilities and water management facilities. More specific
commitments will be made at the time of site development plan and permitting
approval based on compliance with all applicable requirements of this Ordinance, the
LDC and local, state and federal permitting requirements. All la, acts may be
combined, or developed separately, subject to compliance with the applicable
dimensional requirements contained within this Document.
The anticipated time of build-out of the project is approximately three (3) years from
the time of issuance of the first building permit, or 2006. However, actual build-out
will depend on market conditions.
7
SECTION IV
GENERAL DEVELOPMENT REGULATIONS
The purpose of this Section is to set forth the development regulations that may be applied generally
to the development of the North Naples Research and Technology Park Planned Unit Development
and Master Plan.
4.1 GENERAL
The following are general provisions applicable to the PUD:
Regulations for development of the North Naples Research and Technology Park
PUD shall be in accordance with the contents of this Document, the PUD Planned
Unit Development District and other applicable sections and parts of the LDC and the
Collier County GMP in effect at the time of issuance of any development order to
which said regulations relate which authorizes the construction of improvements.
The developer, his successor or assignee, shall follow the PUD Master Plan and the
regulations of this PUD Document and any other conditions or modifications as may
be agreed to in the rezoning process for the subject property. In addition, any
successor in title or assignee is subject to the commitments within this Document.
Unless otherwise specified, the def'mitions of all terms shall be the same as the
definitions set forth in the LDC in effect at the time of development order application
to which the definition relates.
All conditions imposed and all graphic material presented depicting restrictions for
the development of the North Naples Research and Technology Park PUD shall
become part of the regulations that govern the manner in which this site may be
developed.
Do
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 LDC.
Eo
Unless specifically waived through any variance or waiver process, the provisions of
those regulations not otherwise provided for within this PUD remain in full force and
effect. .
4.2
4.3
SITE CLEARING AND DRAINAGE
Clearing, grading, earthwork, and site drainage work shall be performed in accordance with
the Collier County LDC and the standards and commitments of this Document in effect at the
time of construction plan approval.
EASEMENTS FOR UTILITIES
Easements, where required, shall be provided for water management areas, utilities and other
purposes as may be required by Collier County. All necessary easements, dedications or
4.4
4.5
4.6
other instruments shall be granted to ensure the continued operation and maintenance of all
services and utilities. This will be in compliance with the applicable regulations in effect at
the time construction plans and plat approvals are requested. Easements dedicated to Collier
County shall be counted toward the County's open space and the retention of native
vegetation requirements.
AMENDMENTS TO THE ORDINANCE
The proposed PUD Master Plan is conceptual in nature and subject to change within the
context of the development standards contained in this Ordinance.
Amendments to this Ordinance and PUD Master Plan shall be made pursuant to Section
2.7.3.5 of the Collier County LDC in effect at the time the amendment is requested.
PROJECT PLAN APPROVAL REQUIREMENTS
Exhibit "A", the PUD Master Plan, constitutes the required PUD development plan.
Subsequent to or concurrent with PUD approval, a preliminary subdivision plat (if required)
shall be submitted for the entire area covered by the PUD Master Plan. All division of
property and the development of the land shall be in compliance with the subdivision
regulations set forth in Section 3.2 of the LDC.
Prior to the recording of the final subdivision plat, when required by the subdivision
regulations set forth in Section 3.2 of the LDC, final plans of the required improvements
shall receive the approval of all appropriate Collier County governmental agencies to ensure
compliance with the PUD Master Plan, the County subdivision regulations and the platting
laws of the State of Florida.
Prior to the issuance of any building permit or other development order, the provisions of
Section 3.3 of the LDC, Site Development Plans, shall be applied to all platted parcels,
where applicable.
PROVISION FOR OFFSITE REMO~VAL OF EARTHEN MATERIAL
The excavation of earthen material and its stockpiling in preparation of water management
facilities or to otherwise develop water bodies is hereby permitted. If, after consideration of
fill activities on buildable portions of the project site, there is a surplus of earthen material,
off-site disposal is also hereby permitted subject to the following conditions: -
Excavation activities shall comply with the definition of a "development excavation"
pursuant to Section 3.5.5.1.3. of the LDC, whereby offsite removal shall not exceed
ten (10) percent of the total volume excavated up to a maximum of 20,000 cubic
yards.
Bo
A timetable to facilitate said removal shall be submitted to th6 Development Services
Director for approval. Said timetable shall include the length of time it will take to
complete said removal, hours of operation and haul routes.
C. All other provisions of Section 3.5 of the LDC are applicable.
4.7 SUNSET AND MONITORING PROVISIONS
4.8
4.9
The North Naples Research and Technology Park PUD shall be subject to Section 2.7.3.4 of
the LDC, Time Limits for Approved PUD Master Plans, and Section 2.7.3.6, Monitoring
Requirements.
POLLING PLACES
Polling places shall be provided in accordance with Section 3.2.8.3.14 of the Collier County
Land Development Code.
NATIVE VEGETATION
A minimum of fifteen (15) percent of the site (at least 2.7 acres) shall be provided for
retained native vegetation or replanted in accordance with Section 3.9.5.5.4 of the LDC.
Areas of retained native vegetation include the 1.5 acre wetland preserve area located on the
western portion of the site, the 0.7 acre xeric scrub preserve at the southeast comer of the site
and 0.5 acre of native vegetation to be retained along the northern property line, for a total of
2.7 acres.
4.10
4.11
4.12
4.13
4.14
ARCHAEOLOGICAL RESOURCES
The developer shall be subject to Section 2.2.25.8.1 of the LDC pertaining to historic or
archaeological resources in the event such resources are located on the property.
COMMON AREA MAINTENANCE
Common area maintenance, including the maintenance of common facilities, open spaces,
and water management facilities, shall be the responsibility of a property owners' association
to be established by the developer.
OPEN SPACES
The Collier County LDC requires that research and technology parks shall maintain open
space at a minimum of thirty (30) percent of the project area. The project will be designed in
accordance with this standard and open space areas shall be shown on the site development
plan and/or subdivision plat, or both as may be required. .
OFF STREET PARKING AND LOADING
All off street parking and loading facilities shall be in accordance with Division 2.3 of the
Collier County Land Development Code.
USE OF RIGHTS-OF-WAY
Utilization of lands within all project rights-of-way or access easements for landscaping,
decorative entrance ways, and signage purposes shall be allowed subject to review and
administrative approval by the Collier County Planning Services Director. This review shall
10
4.15
take into account engineering and safety considerations.
ROADWAYS
4.16
Roadways within the North Naples Research and Technology Park PUD may be private.
Standards for roads and driveways shall be in compliance with the applicable provisions of
the LDC regulating subdivisions, unless otherwise modified, waived or exempted by this
PUD, or approved during final subdivision plat approval. The developer reserves the fight to
request substitutions to LDC design standards in accordance with Section 3.2.7.2 of the LDC.
GENERAL PERMITTED USES
Certain uses shall be considered general permitted uses throughout the North Naples
Research and Technology Park PUD. General permitted uses are those uses which generally
serve the developer and residents of the North Naples Research and Technology Park PUD
and are typically part of the common infrastructure or are considered community facilities
A. General Permitted Uses:
1. Essential services as set forth under LDC, Section 2.6.9.1.
2. Water management facilities and related structures.
Lakes including lakes with bulkheads or other architectural or structural bank
treatments.
Temporary construction, sales, and administrative offices for the developer
and developer's authorized contractors and consultants, including the
necessary accessways, parking areas and related uses to serve such offices
subject to the issuance of a temporary use permit pursuant to Section 2.6.33
of the LDC.
Landscape features including, but not limited to, landscape buffers, berms,
fences and walls.
Any other commercial use, which is comparable in nature with the foregoing
uses, consistent with the permitted uses and purpose and intent statement of
this PUD as determined by the Board of Zoning Appeals. -
4.17 SIGNAGE
It is the intent of North Naples Research and Technology Park Design Standards to provide basic
controls for signage size, style and color without conflicting with corporate identification symbols
required for successful advertisement. All monument and building faCade signs shall meet the
following requirements but shall be ultimately governed by Collier County'signage requirements.
A. General:
All Collier County sign regulations, pursuant to LDC, Division 2.5, Signs, in
11
force at the time of sign permit application shall apply unless such regulations
are in conflict with the conditions set forth in this Section, in which case the
PUD Document shall govern.
2. Signs shall be permitted in private rights-of-way.
3. All signs shall be located so as not to cause sight line obstructions.
Utilization of lands within all project fight-of-way or access easements for
landscaping, decorative enWance ways, and signage purposes shall be allowed
subject to review and administrative approval by the Collier County Planning
Services Director. This review shall take into account engineering and safety
considerations.
The only signage permitted within preserve areas shall be directly related to
the protection and educational component of the Preserve Area.
B. Entrance Signs:
Two ground or wall-mounted entrance signs may be located at the entrance to
the PUD. Such signs shall only contain the name of the development or the
insignia or motto of the development.
The ground or wall signs shall not exceed a combined total of 64 square feet.
The sign face area shall not exceed the height or length of the wall or
monument upon which it is located.
The setback for the signs from the public right-of-way and any perimeter
property line shall be 15 feet.
C. Traffic Signs:
Traffic signs, such as street signs and speed limit signs, may be designed to
reflect a common architectural theme. The placement and size of the signs
shall be in accordance with Florida Department of Transportation (FDOT)
criteria.
D. Wall Mounted Signs
Wall mounted signs shall be individual letter mounted separately or on a
continuously wire raceway in a color to blend with the wall. Box type signs
are not permitted.
Wall signs shall be placed within a 24 inch high horizohtal signage band
around the building perimeter.
Building signs shall be placed within a horizontal signage band around the
building perimeter that does not exceed the requirements of Division 2.5 of
the LDC.
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E. Colors
Harmonious color schemes for signs are required but corporate identity
variations are acceptable. Signs with multi-color letters are not permitted.
4.18 ARCHITECTURAL AND SITE DESIGN STANDARDS
The North Naples Research and Technology Park Design Standards have been created by the
developer to promote a visually harmonious framework for all developments within the PUD
boundaries. It establishes minimum design standards to enhance compatibility and to assist
architects in designing appropriate structures. These standards replace related portions of the Collier
County Architectural Standards (LDC Division 2.8) provided for below. All other portions of the
Collier County LDC remain in full force and effect.
The intent of this standard is to establish requirements that emphasize compatibility and a common
architectural theme, landscaping and consistent common streetscape elements for the
research/technology portions of the PUD. The Target or Non-Target Use Areas "A" and "B" located
along Old U.S. 41 shall meet current LDC, Division 2.8, Architectural and Site Design Standards.
Each building shall be designed with an entry element at street side as indicated on the site plan, in
order to articulate building massing and visually reduce building heights along the street.
A. Landscape and Streetscape Requirements
Landscape buffer requirements shall be as indicated in Division 2.4 of the
LDC, except as provided within this Document.
Trees shall be planted along the street right-of-way at 30 feet on center,
uniformly spaced on each site, to provide a continuous tree line along the
street. Variations up to ten (10) feet are permitted to accommodate entry
drives and other similar improvements.
Decorative street lights shall be 20 feet in height and shall be installed at 100
feet on center near the intersection of fight-of-way lines and perpendicular
property lines to provide a uniform and continuous lighting pattern.
A pedestrian walkway shall be provided from each building entry to the street
sidewalk.
B. Building Design Requirements
The following requirements replace Subsection 2.8.3.5.2 of the LDC - Building Orientation
Standards, Subsection 2.8.3.5.3 of the LDC- Faqade/Wall Height Tran.sition, Subsection
2.8.3.5.4 of the LDC- Fagade Standard, Subsection 2.8.3.5.5 of the LDC - Massing
Standards, Subsection 2.8.3.5.6 of the LDC - Project Standards, Subsection 2.8.3.5.7 of the
LDC - Detail Features, Subsection 2.8.3.5.8 of the LDC- Additional Fagade Design
Treatments for Multiple Use Buildings, Subsection 2.8.3.5.10 of the LDC - Roof Treatments
for Buildings over 20,000 square feet. The equivalent requirements under Section 2.8.4 of
the Land Development Code for buildings under 20,000 square feet are also amended by
13
these standards.
o
Buildings shall be designed with the main entrance feature facing the street or
on the front comer adjacent to side yard visitor parking areas in a manner that
addresses the street and parking lot.
All buildings will have a single story entry feature element adjacent to the
street with a mass that steps down from the larger research / technology
portion of the building with a minimum of eight feet (vertical dimension) of
roofline separation. The entry feature element shall span a minimum of 60%
of the horizontal length of the front fagade and provide a 3-foot minimum
overhang and/or recessed alcove for entry doors at the entry feature element.
The front fagade of the entry feature element shall be a minimum of 20 feet in
front of the larger research/technology portion of the building. Sloped roofs
are not permitted at the entry feature element except for mansard treatments
so that the building mass step-down is apparent.
The entry feature faqade facing a street shall have door and window areas not
less than 30% of the front elevation of the element. The total fagade area is
calculated as follows: front element width times the floor to roof line height
(not including parapet wall height). Glazed doors and windows shall be
grouped together to form horizontal glazing bands with horizontal
dimensions at least twice the height of the window opening.
Metal wall panels are permitted for the building faq:ade only for the building
faq:ades of buildings and structures located on the south side of the access
road. As to such buildings, the metal panels are permitted if located behind
the entry feature element component of such buildings, and only if the panels
are twenty-five (25) feet in height, or less. Semi-concealed fasteners are
required. If metal wall panels are used on the entry feature element, they shall
be smooth face architectural panels. Wall fagades of buildings located north
of the access road northerly facing wall fagades on buildings on Lot Number
9, and wall faqades over t~venty-five (25) feet in height shall not be comprised
of metal wall panels but may be of any other exterior wall material permitted
by Division 2.8 of the LDC. Wall faqades over twenty-five (25) feet in height
shall be delineated with control joints or scoring that does not exceed twelve
(12) feet horizontally and twenty-four (24) feet vertically and emphasizes the
horizontal plane. Horizontal banding with wall color variation utilized tn
conjunction with control joint or scoring patterns is required.
Architectural treatment, articulation and material selections shall be utilized
on all faqades of the building.
All mechanical roof top units and condensers shall be screened from view.
If any building is constructed on the northem property line west of the Upland
Preserve Area and east of Lot Number 9 as depicted on the PUD Master Plan
and if the north elevation length exceeds the buildable distance permitted on
the largest of these lots, the north elevation shall be required to meet the
14
4.19
Massing Standards of Subsection 2.8.3.5.5 of the LDC (Paragraphs 1 and 2)
or Subsection 2.8.4.4.5 of the LDC (Paragraphs 1 and 2) as determined by the
building square footage. The intent of this requirement is to control the north
elevation mass in cases where more than one lot is utilized for the
construction of an individual building.
LANDSCAPING AND WALLS
All landscaping shall be in accordance with the requirements of Division 2.4 of the LDC and
Section 4.18A of this PUD Ordinance. However, in addition, thc following landscape
requirements shall be met:
1. A five foot high berm constructed at a 3 to 1 slope shall be provided to the west of the
proposed water management area, with a Type "B" buffer incorporated onto the berm
to provide for screening and buffering to the west. (See PUD Master Plan Exhibit
"A" for detail.)
2. The Upland Preserve Area located along Old U.S. 41 shall be credited towards the
requirement for a Type "D" buffer along U.S. 41, and no other type of landscaping
shall be introduced into this Area other than restored native vegetation.
3. In addition to the landscaping and buffering requirements otherwise contained herein,
additional landscaping shall be required along the north property line and the buffer
shall be enhanced by the installation of Cabbage Palms, or similar tree species,
ranging in heights from 12 feet to 20 feet tall at time of planting and shall be spaced
on an average of 10 feet on center to provide additional screening for residentially
zoned land to the north.
4. A Type "B" buffer shall be provided between either the Target or Non-Target Use
Areas "A" or "B" and the adjoining residential area to the west.
5. A masonry wall or pre-cast opaque concrete (or similar material) fence/wall shall be
constructed along the northern property line to the western boundary of Lot Number
9. Said wall shall be 8 feet in height and shall be constructed at one time at the
locations depicted on cross-sections shown on the PUD Master Plan.
6. The landscaping required by this, PUD Document shall be installed or constructed at
the time of SDP approval for each individual lot; however, all of the fence/wall
treatment and landscaping along the northern property line shall be constructed prior
to the commencement of development of lots located north of the access road and to
the east of Lot Number 9; construction of the wall treatment and landscaping along
the northern property line shall begin upon commencement of site work relating-to
lots located north of the access road including Lot Number 9 and shall be completed
prior to obtaining a certificate of occupancy. Once construction of the wall
commences, it shall be diligently pursued.
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SECTION V
5.1
PURPOSE
PRESERVE AREA REQUIREMENTS
5.2
5.3
The purpose of this Section is to identify development standards for the Preserve Areas as
shown on the PUD Master Plan.
PERMITTED USES
The PUD Master Plan provides for 2.7 acres of upland and wetland preserve areas. Minor
adjustments may be made to the boundaries of the wetland preserve area located along the
western portion of the property based on South Florida Water Management District
permitting considerations. No such adjustments shall be made to the Upland Preserve Area
located along Old U.S. 41.
No building, structure or part thereof, shall be erected, altered or used, or land used, in whole
or part, for other than the following:
Permitted Principal Uses and Structures in accordance with the preservation
standards of Section 3.9.5 of the LDC:
1. Passive recreation areas.
2. Biking, hiking, and nature trails, and boardwalks.
3. Water management structures.
4. Native preserves and wildlife sanctuaries.
Supplemental landscape planting, screening and buffeting within the Preserve
Areas, subject to SDP approval.
B. Any other use, which is comparable in nature with the foregoing uses, consistent with
the permitted uses and purpose and iment statement of this PUD, as determined by
the Board of Zoning Appeals.
DEVELOPMENT STARDARDS
Principal structures shall be required to be set back twenty-five (25) feet from the
Preserve Areas.
Accessory structures shall be required to be set back ten (10) feet from Preserve
Areas.
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6.1
SECTION VI
PERMITTED USES AND DIMENSIONAL STANDARDS FOR RESEARCH AND
TECHNOLOGY PARK USES - TARGET AND NON-TARGET USE AREAS
PURPOSE
The purpose of this Section is to identify permitted uses and development standards for areas
within the North Naples Research and Technology Park PUD and depicted on the PUD
Master Plan.
6.2
6.4
GENERAL DESCRIPTION
The PUD Master Plan designates the following uses for the general use designations.
AREA 4- ACRES
±PERCENTAGE
1. Development Tracts 12.43 64.4%
2. Preserve Areas 2.70* 14.0%
3. Right-of-Way 1.29 6.5%
4. Lakes 0.90 4.7%
5. FPL Easement Area 1.26 6.5%
6. Open Space 0.69 3.9%
7. Total 19.3 100%
The approximate acreage of development areas are depicted on the PUD Master Plan. Actual
acreage of all development tracts will be provided at the time of site development plan or
final subdivision plat approval in accordance with Division 3.3, and Division 3.2,
respectively, of the LDC. Development areas are also designed to accommodate internal
roadways, open spaces, recreational amenity areas, water management facilities, and other
similar uses typically found in non-residential areas.
PERMITTED USES AND STRUCTURES
No building or structure, or part thereof, shall be erected, altered or used, or land used, in
whole or part, for other than the following:
A. No less than 8.23 acres will be developed with Target Industry Uses:
One hundred (100) percent of the North Naples Research and Technology Park development
tracts are allowed to be developed with the following principal uses (group numbers are as
utilized in the Standard Industrial Classification Manual 1987):
Aircraft and parts (groups 3271-3728 aviation/aerospace fiadustries)
Broadcast studio, commercial radio and television
Cable and other pay television services (group 4841)
* Preserve areas comprise 15% of the site area less the FPL easement area.
17
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
21.
22.
23.
24.
Call center and customer support activities
CD-ROM development
Communication (groups 4812-4841)
Computer and data processing services and computer related services
Data and information processing
Development testing and related manufacturing
Drugs and medicine (groups 2833-2836)
Dwelling units located above Target or Non-Target Uses
Education, scientific and research organization
Export based laboratory research or testing activities
Information technologies
Laboratories (groups 5047, 5048, 5049, 8071, 8731, and 8734)
Medical laboratory (groups 8071, 8072, 8092, and 8093)
Parks
Photo finishing laboratory
Priming and publishing (group 2752)
Production facilities and operations/technology based
Indoor storage only
Research/development and technology laboratories (groups 8071,8731, and
8734)
Telephone communications (group 4813)
Any other use, which is comparable in nature with the foregoing uses,
consistent with the permitted uses and purpose and intent statement of this
PUD, as determined by the Board of Zoning Appeals.
B. Non-Target Industry Uses:
A maximum of 2.54 acres may be used for Non-Target Use Areas. These areas are labeled
Target or Non-Target Use Areas "A" and "B" on the PUD Master Plan:
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
Accounting (groups 8721,7521,7231,7241)
ATM (automatic teller machine)
Banks and financial establishments
(group I 6011 - 6062 and group II 6081 - 6173)
Barber shops (group 7241)
Beauty shops (group 7231)
Business services (groups 7311-7352, 7359-7389)
Car wash (group 7542) Accessory only
Clothing stores, general
Convenience food and beverage store with Fuel Pumps
Day care center, adult and child services
Drive-through facility for any permitted use
Drugstore, pharmacy (group 5912)
Dwelling units located above Target or Non-Target Uses'
Engineering (groups 0781,8711-8713, and 8748)
Food and beverage service
Food stores (groups 5411-5499)
General merchandise (groups 5331-5399)
General contractors (groups 1521-1542)
18
19.
20.
21.
22.
23.
24.
25.
26.
27.
28.
29.
30.
31.
32.
33.
34.
35.
36.
37.
38.
39.
40.
Girl and souvenir shops
Hardware store (group 5251)
Health care facilities (groups 8011-8049, 8051-8099)
Hobby, toy and game shops
Hotel/motel (groups 7011,7021,7041)
Insurance companies (groups 6311-6399, 6411)
Laundry or dry cleaning (group 7215 only)
Legal offices (group 8111)
Management (groups 8741-8743, 8748)
Membership organization (groups 8611-8699)
Motion picture production studio (groups 7812-7819)
Personal services (groups 7211-7299)
Photographic studios (group 7221)
Physical fimess (group 7991)
Professional offices
Research/development and technology laboratories (groups 8071,8731, and
8734)
Restaurants, fast food
Restaurants and cocktail lounges only in conjunction with restaurants (groups
5812-5813)
Schools, commercial (groups 8243-8299)
Security and commodity brokers (groups 6211-6289)
Travel agency (group 4724)
Any other use, which is comparable in nature with the foregoing uses,
consistent with the permitted uses and purpose and intent statement of this
PUD, as determined by the Board of Zoning Appeals.
Accessory Uses and Structures
o
4.
5.
6.
7.
Accessory uses and structures that are incidental to uses permitted as of right
in the PUD.
For Target Use Areas, retail sales or display areas accessory to the principal
use shall not exceed an.area greater than twenty (20) percent of the gross
floor area of the permitted principal use and are further subject to retail
standards for parking and landscaping pursuant to Divisions 2.3 and 2.4,
respectively, of the LDC.
Administrative offices
Parking garages
Care takers unit
Storage, indoor only
Any other use, which is comparable in nature with the foregoing uses,
consistent with the permitted uses and purpose and intent statement of this
PUD, as determined by the Board of Zoning Appeals.
6.5
A.
B.
DEVELOPMENT STANDARDS FOR TARGET AND NON-TARGET USE AREAS
Minimum lot area - 20,000 square feet
Minimum lot width- 100 feet; however, lots fronting on Old U.S. 41 shall have a minimum
19
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lot width of 250 feet of frontage on Old U.S. 41 and the northwestern-most lot adjacent to the
cul-de-sac shall have a minimum lot width of 42 feet on the interior street front.
Minimum size of structures - 1000 square feet
Minimum yard requirements:
1. Front yard: 25 feet
2. Side yard: 15 feet except when abutting residentially zoned property, then 25 feet
3. Rear yard: 15 feet
4. Minimum yard requirement fi.om any residentially zoned property: 25 feet.
5. Separation between buildings: 15 feet or one-half the building height, whichever is
greater.
Maximum height of structures: Three stories with a maximum height of 35 feet. However,
the maximum height of any building to be constructed on the westerly most tract depicted on
the PUD Master Plan as Tract or Lot Number 9 is limited to a maximum height of twenty-
five (25) feet.
Outside storage and display - No outside storage and display shall be permitted. All
manufacturing, processing and packing shall be conducted within a fully enclosed building.
Lighting - Lighting facilities shall be arranged in a manner that protects roadways and
neighboring properties from direct glare or interference. Parking lot lighting facilities on the
westerly most portion of Tract or Lot Number 9 and along the northern property line shall be
limited to a maximum of twelve (12) feet in height. Shielding of these lights shall be
provided so that no direct glare impacts any residential structure to the west or north.
Building permits - Building permits for Non-Target Uses shall be issued for no more than
10,000 square feet of gross leasable area up and until the first building permit is issued for
the Target Use Area use.
The landscape berm and buffer area located on the western portion of the property, as
depicted on the PUD Master Plan, shall be provided within the initial phase of construction.
A fence or landscaping features designed to deter pedestrian travel shall be provided along
the western edge of the westerly most tract of the project.
Hotel/motel - Hotel/motel units may be developed to a maximum floor area ratio of 0.60,
and not to exceed 16 dwelling units per acre.
For uses located on the north side of the access road, hours of delivery and loading/unloading
are only permitted between the hours of 6:00 a.m. and 9:00 p.m
All testing shall be conducted inside enclosed structures.
Residential Standards -The development standards for Non-Target Use A/cas "A" or"B" for
residential/commercial mixed uses are set forth as follows:
1. Residential dwelling units shall be located above principal uses.
2. The number of residential dwelling units shall be controlled by the dimensional
20
standards of the C-3 Zoning District which standards are in effect as of the date of
adoption of this Ordinance.
3. Building height shall not exceed a maximum height of 35 feet.
Each residential dwelling unit shall meet the following minimum floor areas:
efficiency and one-bedroom, 450 square feet; two-bedroom, 650 square feet; three-
bedroom, 900 square feet.
Residential units may be provided on the second or third floor and may be mixed
with office uses on the same floor.
The mixed commercial/residential structure shall be designed to enhance the
compatibility of the commercial and residential uses through such measures as, but
not limited to, minimizing noise associated with commercial uses; directing
commercial lighting away from residential units; and separating pedestrian and
vehicular accessways and parking areas from residential units.
o
The required workforce housing units shall be provided when certificates of
occupancy have been issued for building sites that comprise no more than 70 percent
of the developable area or 8.7 acres.
o
Should a conflict arise between County Staff and the developer concerning the
implementation of any of the above requirements, the interpretation and appeal
procedures of Section 1.6.6 of the LDC shall be followed.
21
SECTION VII
DEVELOPMENT COMMITMENTS
7.1 PURPOSE
The purpose of this Section is to set forth the development commitments for the North
Naples Research and Technology Park PUD.
7.2 PUD MASTER DEVELOPMENT PLAN
mo
All facilities shall be constructed in strict accordance with approved site development
plans, final subdivision plat 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 Division 3.2 of the Land Development
Code 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.
Bo
The PUD Master Plan ("Exhibit"A") is illustrative in nature. Tracts and boundaries
shown on the Plan are conceptual and shall not be considered final. Actual tract
boundaries shall be determined at the time of preliminary or final subdivision plat or
site development plan approval.
All necessary easements, dedications, or other instruments shall be granted to insure
the continual operations and maintenance of all service utilities and all common areas
of the project.
7.3 ENVIRONMENTAL
An exotic vegetation removal monitoring and maintenance plan for the site shall be
submitted to the Collier County Environmental Services Department prior to final
site plan/construction approval, aA schedule for exotic vegetation removal shall be
submitted with the above-referenced plan.
A minimum of fifteen (15) percent of the site (at least 2.7 acres) shall be provided as
retained native vegetation or replanted in accordance with Section 3.9.5.5.4 of the
LDC. Areas of retained native vegetation include the 1.5 acre wetland preserve area
located on the western portion of the site, the 0.7 acre xeric scrub preserve area at the
southeast comer of the site and the 0.5 acre of native vegetation to be retained along
the northern property line.
Environmental permitting shall be in accordance with the-State of Florida
Environmental Resource Permit Rules and be subject to review and approval by the
Environmental Review Staff.
The developer shall comply with the guidelines and recommendations of the U.S.
Fish and Wildlife Service ("USFWS") and Florida Fish and Wildlife Conservation
Commission ("FFWCC") regarding potential impacts to protected wildlife species.
22
Where protected species are observed on site, a habitat management plan for these
protected species shall be submitted to Environmental Services Staff for review and
approval prior to final site plan/construction approval.
Eo
The petitioner shall be subject to all environmental sections of the LDC and GMP in
effect at time of fmal development order approvals.
The scrub oak preserve area shall be restored in accordance with the approved
"Unauthorized Vegetation Removal Remediation Plan and Exotic Vegetation
Eradication & Maintenance Plan" prepared by Southern Biomes, dated November 1,
2002. The mitigation plantings shall be completed, inspected and approved prior to
preliminary acceptance of the subdivision plat or the issuance of first certificate of
occupancy, whichever comes first.
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A Gopher Tortoise (GT) Relocation/Management Plan shall be submitted for review
and approval at the time of plat/construction plan submittal.
7.4 TRANSPORTATION
The development of this PUD shall be subject to and governed by the following conditions:
All traffic control devices and design criteria used shall be in accordance with the
minimum standards, as amended, and as adopted by the FDOT, as required by
Chapter 316, Florida Statutes o Uniform Traffic Control Law.
All traffic speed limit postings shall be in accordance with the minimum standards as
adopted by the FDOT - Speed Zoning Manual, as amended, and as required by
Florida Statutes - Chapter 316, Florida Statutes - Uniform Traffic Control Law.
C°
Arterial level street lighting facilities shall be provided at all development points of
ingress and egress. Said lighting facilities must be in place prior to the issuance of
the first permanent certificate of occupancy (CO).
External and internal improvements determined by the Collier County Transportation
Staff to be essential to the safe ingress and egress to the development will not be
considered for impact fee credits. All such improvements shall be in place prior to
the issuance of the first CO.
Road impact fees will be paid in accordance with appropriate Collier County
Ordinances unless otherwise approved by the Board of County Commissioners.
Fo
Any and all points of ingress and/or egress as shown on any and all plan submittal(s)
are conceptual in nature and subject to change as determined by the Collier County
Transportation Staff. The Collier County Transportation Staff reserves the right to
modify, or close any ingress and/or egress location(s) determined to have an adverse
affect on the health, safety and welfare of the public. These adverse impacts include,
but are not limited to, safety concerns, operational circulation issues, and roadway
capacity problems.
23
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Any and all median opening locations shall be in accordance with the Collier County
Access Management Policy, as amended, and the LDC, as amended. Median access
and control will remain under the Collier County Transportation Staff authority.
Collier County Transportation Staff reserves the fight to modify or close any median
opening(s) determined to have an adverse affect on the health, safety and welfare of
the public. These adverse impacts include, but are not limited to, safety concerns,
operational circulation issues, and roadway capacity problems.
Nothing in any development order will vest the right of access over and above a right
in/right out condition. Neither will the existence of, nor lack of, a future median
opening be the basis for any furore cause of action for damages against the County by
the developer(s), its successor(s) in title, or assignee(s).
The development shall be designed to promote the safe travel of all users including
pedestrians and bicyclists. Pedestrian and bicycle travelways shall be separated from
vehicular traffic in accordance with recognized standards and safe practices, as
implemented by the Collier County Transportation Staff.
The developer(s), its successor(s) in title, or assignee(s), will be responsible for the
cost of any and all traffic signal(s), at any and all development entrance(s), when
determined warranted and approved by the Collier County Transportation Staff.
When warranted, upon the completion of the installation, inspection, bum-in period,
and final approval/acceptance of any and all traffic signal(s), said traffic signal(s)
shall be tamed over for ownership to Collier County Transportation Services
Department, and will then be operated and maintained by Collier County
Transportation Operations. Any negotiations relevant to "fair share" payment(s), or
reimbursement(s), from any and all other neighboring property owner(s), that directly
benefit from said traffic signal(s), will be determined based upon the percentage of
usage/impact.
The developer(s) shall provide any and all site-related transportation improvement(s)
including, but not limited to, any and all necessary mm lane(s) improvement(s) at the
development entrance(s) prior .to the issuance of the fn'st permanent CO. Said
improvements are considered site related, and therefore, do not qualify for impact fee
credits. When said mm lane improvement(s), whether lef~ turn lane(s) and/or right
mm lane(s), are determined to be necessary, right-of-way and/or compensating right-
of-way, when applicable, shall be provided in conjunction with said improvement(s),
as determined by Collier County Transportation Staff. The subject development mm
lane improvements shall be as follows:
On the north approach, a separate right turn lane for southbound to
westbotmd traffic movement shall be provided.
On the south approach, a separate lef~ mm lane i~or northbound to
westbound traffic movement shall be providi~d.
o
On the west approach, a separate right turn lane for southbound traffic
movement and dual purpose left mm/through lane for the
northbound/eastbound traffic movement shall be provided.
24
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All mm lane design criteria used shall be in accordance with the minimum standards
as adopted by the FDOT - Design Standards, as amended, and as required by Florida
Statutes - Chapter 316, Florida Statutes, Uniform Traffic Control Law.
All work within Collier County rights-of-way shall meet the requirements of Collier
County Ordinance No. 93-64.
All internal access(es), drive aisle(s), sidewalk(s), not located within County fight-of-
way, will be privately maintained by an entity created by the developer(s), its
successor(s) in title, or assignee(s), for that purpose.
Joint/shared access(es) may be required by Collier County Transportation Staffas a
condition of SDP approval.
Frontage, midpoint and/or reverse frontage (backside) interconnection(s) may be
required by Collier County Transportation Staff as a condition of SDP approval.
Prior to development of any and all portion(s) of any and all development(s), SDP
approval shall be obtained/received from Collier County Transportation Staffthrough
the SDP review process, Division 3.3 of the LDC.
If a gate is proposed at any and/or all development entrance(s), the gate shall be
designed so as not to cause vehicles to be backed-up onto any and all adjacent
roadways. To meet this requirement, the following shall be the minimum
requirements to achieve that purpose:
The minimum throat depth from the nearest intersecting roadway
edge of pavement shall be no less than 100 feet to the key pad/phone
box for the proposed gate(s).
A mm around area of sufficient width and with sufficient inside
mining radii shall be provided between the aforementioned key
pad/phone box and the proposed gate(s).
7.S
UTILITY REQUIREMENTS
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.
01-57, as amended, and other applicable County rules and regulations.
Bo
Ail customers connecting to the water distribution and sewage collection facilities to
be constructed will be customers of the County and will be billed by the County in
accordance with the County's established rates. Should the County not be in a
position to provide sewer services to the project, the sewer customers shall be
customers of the interim utility established to serve the project until the County's off-
site sever facilities are available to serve the project.
25
7.6 ENGINEERING REQUIREMENTS
Detailed paving, grading, site drainage and utility plans shall be submitted to the
Development Services Department for review. No construction permits shall be
issued unless detailed paving, grading, site drainage and utility plans are submitted
and until approval of the proposed construction, in accordance with the submitted
plans, is granted by the Development Services Department.
A copy of the SFWMD Surface Water Management Permit must be received by the
Development Services Staff prior to any construction drawing approvals.
Co
Subdivision of the site shall require platting in accordance with Section 3.2 of the
LDC to define the rights-of-way and tracts shown on the PUD Master Plan.
7.7
WATER MANAGEMENT REQUIREMENTS
Design and construction of all improvements shall be subject to compliance with the
appropriate provisions of the Collier County LDC, except that excavation for water
management features shall be allowed within twenty (20) feet from side, rear or
abutting property lines, with side, rear or abutting property lines fenced.
Landscaping may be placed within the water management area in accordance with the
criteria established within Section 2.4.7.3 of the LDC.
Co
The wet season water table elevation shall be established at the time of SFWMD
permitting, which is required for the subject property.
A drainage easement along the easternmost side of the FPL easement shall be
dedicated to Collier County at the time of final subdivision plat approval pursuant to
FPL approval. The developer shall coordinate this requirement with the Collier
County Stormwater Management Section Staff. No certificate of occupancy shall be
issued until this easement is properly obtained and the instrument evidencing the
grant of easement is recorded.
At the time of construction plan review, adequate documentation justifying the
proposed enclosure of the ditch on the west side of the FPL easement shall be
provided.
The Collier County Stormwater Management Section will review and approve the
stormwater management system and the developer shall obtain a surface water
management permit from the South Florida Water Management District.
The developer shall coordinate with the Sterling Oaks Homeowners' Association in
order to plan for the Sterling Oaks stormwater discharge. Thi's requirement is subject
to a modification of the Sterling Oaks' South Florida Water Management District
permit.
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7.8 WORKFORCE HOUSING
Ao
The developer shall provide up to twelve (12) workforce housing units on Target or
Non-Target Use Areas "A" or "B" in a mixed use structure as depicted on the PUD
Master Plan. The actual number of dwelling units to be provided will be based upon
a ratio of gross leasable floor area (first floor commercial/industrial structure) to
internal square footage of the residential area. The residential area may be
developed as efficiency units, one (1) bedroom units, two (2) bedroom units or three
(3) bedroom units at the option of the developer.
The workforce affordable housing units shall be required to be rented or sold to
households with incomes at a rate not to exceed sixty (60) percent of the median
income for Collier County for rental units and eighty (80) percent or less for owner
occupied units. Rents charged for each unit may not exceed the United States
Department of Housing and Urban Development sixty (60) percent rent limitations.
The PUD Monitoring Report shall document that the incomes of the occupants of
each work force housing unit meet the standards set forth in paragraph 7.8.B of this
Document.
Do
Workforce housing units shall be constructed as set forth in Paragraph 6.5. N.7 of
this Document.
27
~ (z~:.,
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. 2003-26
Which was adopted by the Board of County Commissioners on
the 27th day of May, 2003, during Regular Session.
WITNESS my hand and the official seal of the Board of
County Commissioners of Collier County, Florida, this 5th day
Of June, 2003.
DWIGHT E. BROCK
Clerk of Courts ~and Clerk
Ex- off is ~- ~_'~..~B~ ~,.d of
County __~~s~ ~,
',. ~ .. ....... · .~w -
-, '~ ~ ~ ~ '