Ordinance 97-51 ORDINANCE NO. 97- 51
of ~rd
AN ORDINANCE AMENDING ORDINANCE NUHBER 91-102 THE
COLLIER COUNTY LAND DEVELOPHENT CODE WHICH
INCLUDES THE COHPREHENSIVE ZONING REGULATIONS FOR
THE UNINCORPORATED AREA OF COLLIER COUNTY, F~ORIDA
BY AHENDING THE OFFICIAL ~ON~NG ATLAS HAP NUNBER
85~N; ~Y CHANGING THE ZONING CLASSIFICATION
THE HEREIN DESCRIBED REAL PROPERTY FROH "A" RURAL
AGRICULTURA~ AND "I" INDUSTRIA~ TO "PUb" P~ANNED
UNIT DEVELOPHENT KNOWN AS CREEKSIDE COHNERCE PAR~,
FOR INDUSTRIAL, BUSINESS AND HEDICA~ RE~ATED USES
FOR PROPERTY ~OCATED ON THE EAST AND WEST S~DES dE
GOODLETTE FRANK ROAD (C.R. aS1), IHHEDIATELY SOUTH
OF IMMOKALEE ROAD (C.R. 846), IN SECTION 27,
TOWNSHIP 48 SOUTH, RANGE 25 EAST, COLLIER COUNTY,
FLORIDA, CONSISTING OF 108.4 ACRES; AND BY
PROVIDING AN EFFECTIVE DATE.
WHEREAS, George L. Varnadoe, Esquire, of Young, van
Assenderp & Varnadoe, and Alan Reynolds of Wilson, Miller, Barton
& Peek, Inc., representin,~ Barton Collier Partnership, petitioned
the Board of County Coramissioners to change the zoning
classification of the herein described real property;
NOW, THEREFORE BE IT ORDAINED by the Board of Coun ,-~
-,~
Commissioners of Collier County, Florida:
SECTION ONE:
The zoning classification of the herein described~'~eal
property located in Section 27, Township 48 South, Range 25 East,
Collier County, Florida, is changed from "A" Rural Agricultural
and "I" Industrial to "PUb" Planned Unit Development in
accordance with the Creekside Commerce Park PUb D~cument,
attached hereto as Exhibit "A" and incorporated by reference
herein. The Official Zoning Atlas Map Number 8527N, 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 2~s~ day of October ,
1997.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BY:
~ROCRi Cl~rO~~j~k~ TIMOTHY ~. HANCOCK, Chairman'
Approved as to Form
and Legal Sufficiency
Ma~j~ie Mi StUPent
Assistant County Attorney
f/PUD-97-]] ORDINANCE/
CREEKSIDE COMMERCE PARK
A PLANNED UNIT DEVELOPMENT
PREPARED FOR
BARRON COLLIER PARTNERSHIP
OCTOBER, 1997
CREEKSIDE COMMERCE PARK
A
PLANNED UNIT DEVELOPMENT
108+ Acres Located in Section 27
Township 48 South. Range 25 East
Collier County,'. Florida
PREPARED FOR:
BARR Z.N COLLIER PARTNERSHIP
2640 Golden Gate Parkway
Naples. FL 34105
PREPARED BY:
WILSON, MILLER. BARTON & PEEK. INC.
3200 Bailey Lane, Suite 200
Naples, Florida 34105
YOUNG, VAN ASSENDERP & VARNADOE. P.A.
801 Laurel Oak Drive. Suite 300
Naples. Florida 34101
DATE FILED 7/15/97
DATE APPROVED BY CCPC 10/2/97
DATE APPROVED BY BCC I0/21L9_2
OP-d,)rNANCE NUMBER 97-5 I
TABLE OFCONTENTS
STATEMENT OF COMPLIANCE AND SHORT TITLE
SECTION I LEGAL DESCRIPTION, PROPERTY OWNERSflIP. & I-I
GENERAL DESCRIPTION
SECTION II COMMERCE PARK DEVELOPMENT 2-1
2. I Purpose
2.2 General Description Of The Park and Proposed Land Uses
23 Compliance With County Ordinances
2.4 Commt ,ity Development District
2.5 [..and Uses
2.6 Lake Siting
2.7 Fill Storage
~ 2.8 Use Of Right-Of-Way
: 2.9 Sales Office and Construction Office
2.10 Changes and Amendments To PUD Document Or PUD Master Plan
, 2.11 Preliminary Subdivision Plat Phasing
2.12 Open Space and Native Vegetation Retention Requirements
2.13 Surface Water Management
~ 2.14 Environmental
i 2.15 Utilities
., 2.16 Transportation
~ 2.17 Common Area Maintenance
2.18 Design Guidelines and Standards
2.19 Landscape Buffers. Betms. Fences and Walls
2,20 Signage
2.21 General Permitted Uses
SECTION ill FNDUSTRIAL/COMMERCE DISTRICT 3-1
SECTION IV BUSFNESS DISTRICT 4-I
SECTION V PRESERVE AREA 5-1
EXHIBIT A AERIAL PHOTOGRAPH, LOCATION MAP
(WMB&P File No. RZ-255A)
EXHIBIT B CREEKSIDE COMMERCE PARK MASTER PLAN
{WMB&P File No. RZ-255B
STATEMENT OF COMPLIANCE
The purpose of this section is to express the intent of the Ban'on Collier Partnership. heroinafter
referred to as Barron Collier or the Developer. to create a Planned Unit Development (PUD) on
1084- acres of land located in Section 27. Township 48 South. Range 25 East. Collier County.
Florida. The name of this Planned Unit Development shall be Creekside Commerce Park. The
development of Creekside Commerce Park will be in substantial compliance with the planning
goals and objectives of Collier County as set forth in the Growth Management Plan. The
development will be consistent with the policies and land development regulations adopted
thereunder of the Growth Management Plan Future l,and Use Element and other applicable
regulations for the following reasons:
I. The subject property is withill the Urban Mixed Use District as identified on the Future
~ Land Use Map which allows certain industrial and commercial uses. 'Fhe Urban
designation also allows support medical facilities. offices. clinics. treatment. research and
rehabilitative centers and pharmacies provided the>' are located within 1/4 mile of the
property boundary of an existing or approved hospital or medical center.
2. The existing Industrial zoning is considered consistent with the Future Land Use Element
(FLUE)as provided for by Policy 5.9 and 5.11 of the FLUE.
3. The FLUE Urban-Industrial District allows for expansion of the industrial land use
I provided the rezone is in the form ofa PUD. the site is adjacent to existing land designated
or zoned industrial the land use is compatible with adjacent land uses and the necessary.
infrastructure is provided or in place. Creekside Commerce Park has expanded the
~ induswial land use accordingly.
!
! 4. The FLUE Urban-Industrial District requires the uses along the boundaries of the project to
~ be transitional. Creekside Commerce Park has included transitional uses accordingly.
5. Creekside Commerce Park is compatible with and complcmcntar}' to existing and lhturc
surrounding land uses as required in Policy 5.4 of the FI.UE,
6. Improvements are planned to be in substantial compliance with applicable land
development regulations as set forth in Objective 3 of the FLUE.
7. The development of Creekside Commerce Park will result in an efficient and economical
extension of community facilities and services as required in Policies 3.i.H and L of the
FLUE.
8. Creekside Commerce Park is a master planned, deed-restricted commerce park and is
· planned to encourage ingenuity, innovation and imagination as set forth in the Collier
~ County Land Development Code (LDC). Planned Unit Development District.
! ii
9. This master planned park will incorporate elements from the existing Industrial, Business
Park and Industrial PUD sections of the LDC.
SHORT TITLE
This ordinance shall be known and cited as the "CREEKSIDE COMMERCE PARK PLANNED
UNIT DEVELOPMENT ORDINANCE".
SECTION I
LEGAL DESCRIPTION, PROPERTY OXVNERSHIP, AND GENERAL DESCRIPTION
1..3 PURPOSE
The purpose of this section is to set forth the legal description and ownership of Creekside
Commerce Park, and to describe the existing condition of the property proposed to be
developed.
1.4 LEGAL DESCRIPTION
All that pan of Section 27, Township 4g South. Range 25 East, Collier County, Florida being more
particularly described as follows;
COMMENCING at the northwest ~mer of said Section 27:
thence along the north line of said Section 27 South 89°45'21.. East 1869.61 feet:
thence leaving said line South 00014'39" West 125.00 feet to a point on the south right ofwa? line of
Immokalee Road (S.R. 846) and the POINT OF BEGINN ING of the parcel herein described:
thence along said right of way line in the following Six (6) described courses:
I) South 89°45'21" East 485.99 feet:
2) South 00014'39" West 10.00 feet:
3) South 89°45'21" East 150.19 feet:
4) South 89°48'33'' East 716.81 feet:
5) North 05°34'33" West 10.05 feet:
6) South 89°48'3Y' East 486.21 feet to a point on the west right of way line of Goodlene Road as
recorded in Plat Book 3, page 58. Public Records of Collier County. Florida:
thence along said line South 05°33 '48" East 1767.02 feet;
thence leaving said line South 89°20'53" West 5 I. 18 feet;
thence North 23055'53" West 13.07 feet;
theace northwesterly, 30.71 feet along the arc of a circular curve concave to the northeast. having a radius
of ~oO.IIO feet. through a central angle of 21°59'52" and being subtended by a chord which bears North
12°55'57" West 30.53 feet;
tht..,~,~:e North 05°00'53'' West 31.56 feet:
the. nee North 36° 19 '20" West 32.02 feet;
thence North 56o04'35" West 35.1 I feet:
thence North 80°39' 15" West 32.53 feet;
thence Noah 88039' 12" West 97.78 feet:
thence North 86o04'40" West 45.79 feet;
thence North 89°49'48' West 132.77 feet:
thence l',torth 69°40, I0" West 37.23 feet:
thence South 89°20'53" West 142.47 feet;
thence South 84059'26" West 24.66 feet:
thence South 74056'50" West 121.32 feet;
thence South 79049'59" West 45.93 feet;
thence westerly and northwesterly, 45.51 feet along the arc of a circular curve concave to the northeast.
having a radius of 66,00 feet, through a central angle of 39°30' 16" and being subtended by a chord which
bears North 80°24'53'' West 44.61 feet to a point of compound curvature:
thence northwesterly, 52.92 feet along the arc of a circular curve concave to the southwest, having a
radius of 150.00 feet, through a central angle of 20°12'57.' and being subtended by a chord which bears
North 70046, 13" West 52.65 feet;
thence North 80o52'42" West 36.59 feet:
thence westerly and southwesterly, 46.18 feet along the arc of a circular curve concave to the southeast,
having a radius of 80.00 feet, through a central angle of 33004' 14" and being subtended by a chord which
bears South 82°35'1 I" West 45.54 feet to a point of compound curvature;
thence southwesterly and westerly, 38.16 feet along the arc of a circular curve concave to the northwest.
having a radius of 60.00 feet, through a central angle of 36o26. 19" and being subtended by a chord which
bears South 84016' 14" West 37.52 feet to a point ofcompound curvature:
thence westerly and northwesterly, 68,85 feet along the arc of a circular curve concave to the southwest.
having a radius of 305.00 feet, through a central angle of 12055'59" and being subtended by a chord
which bears North 83°58'36'' West 68.70 feet:
thence South 89033'25" West 18.36 feet;
thence South 89°39'19" West 71.63 feet;
thence North 89°34'56'' West 36.03 feet:
thence South 86°06'41'. West 42.94 feet;
thence South 83044. 16" West 26.23 feet;
thence South 51°0 1 ' lY' West 27,49 feet;
thence South 33°25 '50" West 19,95 feet;
thence South 15°40'05'' West 20.54 feet;
thence South 10054'39'' West 34.6 feet;
thence South 89°20' 14' West 101.06 feet;
thence North 10o46'06" East I 01.42 feet;
thence North 89020'53" East 65.45 feet;
thence North 00039'07" West 100.64 feet;
thence South 89°20'53'' West 503.78 feet;
thence North 00039'07" West 27.71 feet:
thence North 72°58'55'' West 131.30 feet;
thence North 02°08'56'' West 1473.29 feet to a point on the south right of way line of said Immokalee
Road (S.R. 846) and the POINT OF BEGINNING of the parcel herein described:
Containing 69.48 acres more or less:
Subject to easements and restrictions of record.
Bearings are assumed and based on ~he north line of said Section 27 being South 89049'40.. East.
All that part of Section 27, Township 48 South. Range 25 East. Collier County, Florida being more
particularly described as follows;
Commencing at the northeast comer of said Section 27;
thence along the east line of said Section 27, South 01°09'43'' East 125.00 feet to a point on the south right
of way line of [mmokalee Road (S.R. 8,t6) and the POINT OF BEG{NNING ofthe parcel herein
described;
thence continue along said east line South 01009'43.. East 1189.62 feet;
thence leaving said line South 89°48'50'' West 677.35 feet:
thence South 05"35'39" East 886.02 feet:
thence South 89048'50' West 400.00 feet to a point on the easterly right of way line of Goodletle Frank
Road as Recorded in Plat Book 13, page 58. Public records of Collier County. Florida;
thence along said line North 05°35'39'' West 2088. I0 feet to a point of the south right of way line of said
fmmokalee Road (S.R. 846);
thence along said line South 89049'40" East 1168.55 feet;
thence continue along said line South 89°12'58'' East 1.85 feet to the POINT OF BEGINNING of the
parcel herein described;
Conraining 38.9 acres more or less;
Subject to easements and restrictions of record.
Bearings are assumed and based on the north line of said Section 27 being South 89°46'26'' East.
I-2
13 PROPERTY OWNERSHIP
The subject property is currently under the equitable ownership or control of Barton Collier
Partnership. or its assigns, whose address is 2640 Golden Gate Parkway, Naples. FL 34105.
1.4 GENERAL DESCRIPTION OF PROPERTY
A. The project site is located in Section 27. Township 48 South. Range 25 East. and is
generally bordered on the west by Agriculturally zoned and developed properly; on
the north, across Immokalee Road by office and medical ('North Collier Hospital)
PUD zoned and developed property; on the east by Medical Office Park currently
under development, County Park and County Wastewater Treatment Facility; and
on the south by PUD and County Wastewater Treatment Facility. The location of
the site is shown on Exhibit A Aerial Photograph. Location Map.
B. The zoning classification of the subject propen)' at the time of PUD application is I
(Industrial) and A (Agricultural).
C. Elevations within the site are approximately 7.5 to 9 ti:et-NGVD. Per FEMA Firm
Map Panels No. 1200670193D, dated June 3, 1986. the Creekside Commerce Park
property is located within Zones "AE-I 1" of the FEMA flood insurance rate.
Topographic mapping is shown on Exhibit G.
D. The soil types on the site generally include Riviera limestone substratum. Copeland
fine sand, Pineda fine sand. Immokalee fine sand, Myakka fine sand. Basinger fine
sand, Riveria fine sand, Ft. Drum and Malabar fine sand. and Satellite fine sand.
Soil Conservation Service mapping of soil types is shown on Exhibit D.
E. Prior to development, vegetation on the site primarily consists of active croplands
and small amounts of pine flatwoods. An isolated wetland system is located along
the south side of Immokalee Road west of Goodlette-Frank Road. This wetland
consists primarily of Br~ilian pepper that surrounds a small willow area. The
wetland on the east side of Goodlette-Frank Road consists primarily of cabbage
palms. A portion of the historic water course within this wetland has been
charmelized. Brazilian pepper has intbsted the northem pan of this wetland. A
detailed vegetation mapping is shown on Exhibit C.
F. The project site is located within the Pine Ridge Canal and West Branch
Cocohatchee River sub-basins, as depicted within the Collier County Drainage Atlas
(July, 1995). The Conceptual Stormwater Management Master Plan is shown on
Exhibit H.
1.5 DEVELOPMENT OF REGIONAL IMPACT
Creekside Commerce Park does not meet the minimum thresholds for a Development of
Regional Impact (DRI), pursuant to Chapter 380.06, Florida Statutes, 1997, in that it is at or
below 80% of all numerical thresholds in the guidelines and standards set forth therein.
SECTION II
PRO.IECT DEVELOPMENT
2.1 PURPOSE
The purpose of this Section is to generally describe the plan of development for Creekside
Commerce Park (park), and to identify relationships to applicable County ordinances.
policies, and procedures.
2.2 GENERAL DESCRIPTION OF THE PARK AND PROPOSED LAND USES
A. Creekside Commerce Park will consist of predominately industrial. warehouse.
wholesale, financial institutions. business and office uses. with limited amounts of
retail uses. Creekside Commerce Park shall establish project-wide guidelines and
standards to ensure a high and consistent level of qualit>' for proposed features and
facilities.
B. The Master Plan is iljustrated graphically on Exhibit B (WMB&P. Inc. File No.
RZ-225B). A Land Use Summary indicating approximate land use acreages is
shown on the plan. The location. size. and configuration of individual tracts shall be
determined at the time of Preliminary. Subdivision Plat approval with minor
adjustments at the time of Final Plat approval. in accordance with Section 3.2.7.2. of
the Collier County Land Development Code (LDC).
23 COMPLIANCE WITH COUNTY ORDINANCES
A. Regulations for development of Creekside Commerce Park shall be in accordance
with the contents of this PUD Ordinance, and to the extent they are not inconsistent
with this PUD Ordinance. applicable sections of the LDC and Collier Count>'
Growth Management Plan which are in effect at the time of issuance of any
development order. Where this PUD Ordinance does not provide developmental
standards, then the provisions of the specific section of the LDC thin is otherwise
applicable shall apply to which said regulations relate.
B. Unless otherwise defined herein. or as necessarily implied by context. the
definitions of all terms shall be the same as the definitions set forth in the LDC in
effect at the time of development order application.
C. Development permitted by the approval of this PUD will be subject to the Adequate
Public Facilities Ordinance. Division 3.15 of the LDC.
D. All conditions imposed herein or as represented on the Creekside Commerce Park
Master Plan are part of the regulations which govern the manner in which the land
may be developed.
I E. The Site Development Plans Division of the LDC (Article 3, Division 3.3) shall
apply to Creekside Commerce Park, except where an exemption is set forth herein
or otherwise granted pursuant to LDC Section 3.3.4.
F. The Developer shall submit to the County an annual PUD monitoring report in
accordance with LDC Section 2.7.3.6.
2.4 COMMUNITY DEVELOPMENT I)ISTRICT
A. The Developer may elect to establish a Community Development District (CDD)
pursuant to Chapter 190, Florida Statutes. 1997. to provide and maintain
infrastructure and community facilities needed to serve the park. A CDD would
constitute a timely, efficient. effective. responsive and economic way to ensure the
provision of facilities md infrastructure for the proposed development. Such
infrastructure as may be constructed, managed and financed by the CDD shall be
subjecl to, and shall not be inconsistent with. the Collier County Growth
Management Plan and all applicable ordinanc,:s dealing with planning and
permitting of Creekside Commerce Park.
B. The land area is amenable to infrastructure provision by a district that has the
powers set forth in the charter of a Communitv Development District under Section
190.006 through 190.041. Florida Statutes. Such a district is a legitimate alternative
available both to the County and to the landowner for the timely and sustained
provision of quality infi'astructure under the terms and conditions of Count>'
development approval.
2.5 LAND USES
A. The location of land uses are shown on the PUD Master Plan. Exhibit B. Changes
and variations in building tracts. location and acreage of these uses shall be
pertained at preliminar2:' subdivision plat approval. preliminary site development
plan approval and final site development plan approval to accommodate utilities,
topography, vegetation. and other site and market conditions. subject to the
provisions of Section 2.7.3.5. of the Collier Count.',, LDC. The specific location and
size of individual tracts and the assignment of square footage or units shall be
determined at the time of site development plan approval.
B. Roads and other infrastructure may be either public. private or a combination of
public and private. depending on location, design and purpose. The request for a
mad to be public shall be made by the Developer at the time of final subdivision plat
appro:.'al. The Developer or its assignees shall be responsible lbr maintaining the
roads. slreels. drainage. common areas. water and sewer improvements where such
systems are not dedicated to the Count>'. Standards for roads shall be in compliance
with the applicable provisions of the County Code regulating subdivisions. unless
otherwise approved during subdivision approval. 'llm Developer reserves the right
to request substitutions to Code design standards in accordance with Section 3.2.7.2.
of the LDC.
2.6 LAKE SITING
A, As depicted on the PUD Master Plan, lakes have been preliminary sited. The goal
of this Master Plan is to achieve and overall aesthetic character for the park. to
permit optimum use of the land. and to increase the efficiency of the water
management network. Fill material from lakes is planned to be utilized within the
park; hov,'ever, excess fill material may be utilized off-site. The volume of
material to be removed shall be limited to ten percent of the calculated excavation
volume to a maximum of 20,000 cubic yards. lfthe applicant wishes to take more
off-site. a commercial excavation permit will be required. Final lake area
determination shall be ;n accordance with the South Florida Water Management
District slogwater criteria and Section 3.5.7. of the LI)C.
1. Setbacks: Excavations shall be located so that the control elevation shall
adhere to the following minimum setback requirements, subject to
approval of County staff at time of final construction plan approval:
a) Twenty feet (20') t'rom right-of-way of internal roads. The roads
will be designed to (AASHTO) road standards and shall
incorporate such factors as road alignment, travel speed, bank
slope, road cross sections. and need for barriers.
b) Forty feet (40') from Immokalee Road or Goodlette-Frank Road
rights-of-way. Perimeter property lines will have a setback of
twenty feet (20'). The roads will be designed to (AASHTO) road
standards and shall incorporate such factors as road alignment.
travel speed. bank slope. road cross sections and need for barriers.
2.7 FILL STORAGE
A. Fill storage is generally pcrn~iucd as a principal use throughout the Creekside
Commerce Park PUD. Fill material generated from properties owned or leased by
the Developer may be transported and stockpiled within areas which have been
disturbed. Prior to stockpiling in these locations. the Developer shall notify the
Community Development and Environmental Ser,'ices Administrator per Section
3.2.g.3.6. of the LDC. The following standards shall apply:
1. Stockpile maximum height: ThirLv-~vc feet (35')
'~,~7;,~,,,~,.,~ 2-3
2. Fill storage areas in excess of five feet (5') in height shall be separated from
developed areas by ti:ncing, excavated water bodies or other physical
barriers if the side slope of the stockpile is steeper than 4 to I (i.e. 3 to 1).
a) Soil erosion control shall be provided in accordance with LDC
Division 3.7.
2.8 USE OF RIGHTS-OF-WAY
Utilization of lands within all park fights-of-way lbr landscaping, decorative entrance ways.
and signage shall be allowed subject to review and administrative approval by the
Developer and the Community Development and Environmental Services Administrator for
engineering and safety considerations during the developrnent review process.
2.9 SALES OFFICE AND CON':TRUCTION OFFICE
Sales offices, construction offices. and other uses and structures related to the promotion
and sale of real estate such as, but not limited to. pavilions, parking areas. and signs, shall
be permitted principal uses throughout Creekside Commerce Park. These uses may be
either wet or dry facilities. These uses shall be subject to the requirements of Section
2.6.33.4., Section 3.2.6.3.6. and Division 3.3 of the LDC. with the exception that the
temporary use permit shall be valid through the life of the project with no extension of the
temporary use required. These uses may use septic tanks or holding tanks for waste
disposal subject to permitting under F.A.C. 10D-6 and may use potable water or irrigation
wells.
2.10 CHANGES AND AMENDMENTS TO PUD DOCUMENT OR PUD MASTER
PLAN
A. Changes and amendments may be made to this PUD Ordinance or PUD Master
Plan as provided in Section 2.7.3.5. of the LDC. Minor changes and refinements as
described herein may be made by the Developer in connection with any type of
development or permit application required by the LDC.
B. The Community Development and Environmental Services Administrator shall be
authorized to approve minor changes and refinements to the Creekside Commerce
Park Master Plan upon written request of the Developer or his assignee.
C. The following limitations shall apply to such requests:
1. The minor change or refinement shall be consistent with the Collier County
Gro~h ManaL~ment Plan and the Creekside Commerce Park PUD
document.
2. The minor change or refinement shall not constitute a substantial change
pursuant to Section 2.7.3,5.1. of the LDC.
3. The minor change or refinement shall be compatible with extemal adjacent
land uses and shall not create detrimental impacts to abutling land uses.
water management facilities, and conserx'ation areas within or external to the
PUD.
D. The following shall be deemed minor changes or refinements:
1. Reconfiguration of lakes. ponds, canals. or other water management
facilities where such changes are consistent with the criteria of the South
Florida Water Managernent District and Collier County.
2. Internal realignment of rights-of-ways.
3. Reconfiguration of parcels per Section 5.5 ofthis PUD.
E. Minor changes and refinements as described above shall be reviewed by appropriate
Collier County staff to ensure that said changes and refinements are otherwise in
compliance with all applicable County Ordinances and regulations prior to the
Community Development and Environmental Services Administrator's
consideration for approval.
F. Approval by the Community Development and Environmental Services
Administrator of a minor change or refinement may occur independently from and
prior to any application for Subdivision or Site Development Plan approval,
however such approval shall not constitute an authorization for development or
implementation of the minor change or refinement without first obtaining all other
necessary County permits and approvals.
2.11 PRELIMINARY SUBDIVISION PLAT PHASING
Submission. review, and approval of Preliminary Subdivision Plats for the park may be
accomplished in phases to correspond ~vith the planned development of the property.
2.12 OPEN SPACE AND NATIVE VEGETATION RETENTION REQUIREMENTS
A. The PUD wilt t:ully comply with all sections of the LDC and meet the requirements
of the Growth Management Plan relating to open space and retention of native
vegetation.
2-5
2.13 SURFACE WATER MANAGEMENT
A, In accordance with the Rules of the South Florida Water Management District
(SFWMD), Chapters 40E-4 and 4-E-40, this project shall be designed for a storm
event of 3-day duration and 25-year return frequency.
2.14 ENVIRONMENTAL
A. Environmental permitting shall be in accordance with the State of Florida
Environmental Resource Permitting (ERP) Rules, and shall further be subject to
review and approval by Collier County Planning Services Dep,'mment
Environmental Review Staff.
2.15 UTILITIES
A. All necessary easements, dedications. or other instruments shall be granted to
insure the continued operation and maintenance of all service utilities in
compliance with applicable regulations in effect at the time approvals are
requested.
2.16 TRANSPORTATION
A. The Developer shall provide appropriate left and/or right turn lanes on lrnmc~kalee
Road and Goodlette-Frank Road at the main park entrances. Such turn lanes shall
be in place prior to the issuance of any Certificates of Occupancy for a use that
utilizes the perspective/associated entrance.
B. There shall be a full ,~ccess intersection at the park's southern entrance on
Goodlette Frank Road. When justified by traffic warrants, this intersection shall
be signalized, notwithstanding its proximity to lmmokalee Road.
C. Future access points to Immokalee and Goodlette-~rank Roads arc those sll<>wn
on the Creekside Commerce Park Master Plan.
D. Arterial level street lighting shall be provided by the Developer at the park's main
entrance in conjunction with the development of this entrance.
E. Road impact fees shall be paid in accordance with the provisions of Ordinance 92-
22, as amended.
F. The Developer shall provide the appropriate easements or reserve right of w~y so
that the southerly access road west of Goodlette Frank Road may be
interconnected to the properties to the west of Creekside Commerce Park.
G. ]'he Developer sitall provide a fair share contribution toward the capil~!l cost of
traffic signals at an>, project access when deemed warranted by Collier County.
The signal shall bc owned. operated and maintained by Collier Count>'.
H. The Developer agrees to complete construction of the segment
roadway that connects Goodlette-Frank Road to the I/C parcel (hctci::
"soutl'~ern parcel") that is west of Goodlette Road and abuts Pelican Nlar'.4i: i'; i,.>c to
the first of the lbllowing to occur:
I. The issuance of a certificate of occupancy for the "southern parcel";
2. The issuance of a certificate of occupancy on the second business parcel to
be developed ,.vest of the Pine Ridge Drainage Easement:
3. Within 3 year~ ,~fapproval ofthis PUD: or
4. Within 9 months of obtaining "grant" money or other fui~!s for
construction of such infrastructure from an outside source.
I. The I/C parcels west of the Pine Ridge Drainage Eascrnent and immediately north
of the south road shall connect for service and employee access at the time that
the south road is extended to a point that the)' may connect.
J. The Developer agrees to provide the County with an update of the 'l'r~lt~:-;: :..:i~,n
Impact Statement (TIS) at the time of submittal of a Preliminary Subdi~ i:;i,,,i i'lat
or Site Development Plan.
K. The Goodlette-Frank Road southernmost access to the I/C parcel east of
Goodlette-Frank Road shall be limited to a right-in/right-out access.
2.17 COIMMON AREA MAINTENANCE
Most common area inaintenat~ce will be provided by
Association (POA). The CDD or the P()A. as applicable, shall be responsible !'~,; the
operation. nmintenancc. and management of the sur~hce water and stormwater management
systems and reserves serving Creekside Commerce Park. in accordance with any applicable
permits from the South Florida Water Management District.
2.18 DESIGN GUIDELINES AND STANDARDS
A. The Collier County l'lanned t Jail Developmen~ District is intended
ingenuity. innovation and imagination in the planning, design and dove!:....::: ~r
redevelopment of relatively large tracts of land under unified owncrsl~ii> as set
O forth in the LDC. Section 2.2.20.
B. Creekside Commerce Park is planned as a functionally interrelated business park
under unified control. The Developer ~vilt establish community-wide guidelines
and standards to ensure a high level of quality For both the common areas and the
individual parcel developments.
These guidelines will serve as a control for individual parcel development. and be
referred to as The Declaration of Covenants. Conditions and Restrictions lbr
Creekside Commerce Park. The level of quality defined in this document is
directed towards the creation of an attractive business environment, and these
standards are the basis for evaluation of projects submitted for review to the
Property Association's Architectural and Landscaping Committee, referred to as
the ALC. The standards in this document will include criteria for site planning,
architectural design, lighting, landscaping, and graphics and signage.
The specific design quiddines will act as supplemental standards to the
requirements of this Planned Unit Development Ordinance, and other County
codes, but in no way supersede them.
1. Common Areas
The master design of the park's enlries and signage. streetscapes, and open
space areas will form a harmonious framework that visually links the
entire park together. This unified appearance will enhance the image of
the entire community. Internal roadways will provide efficient vehicular
circulation with streetscapes that create pleasant neighborhood
environments. Streetscape plans will be designed to establish a hierarchy
of landscape improvements appropriate in scale and character with the
function of the street and adjacent land uses. Along these streetscapes a
pedestrian walkway system wilt be established to link each project with
the overall community.
2. Individual Projects
a) Site Planning: Each individual parcel project will provide a
visually appealing, articulated, identifiable path of entr2,' lbr
pedestrians and vehicles from the street to the site and from the site
to the buildings themselves. The orientation of a building or
structure upon a site will not only reflect the project's functional
need, but will also be responsive to the individual parcel's
characteristics and be sensitive to adjacent land uses and the
surrounding community.
Architectural standards: The objective of the architectural
standards will be to promote the creation of an attractive. value-
apparent business environment. Design elements throughout a
2-8
project must be consistent with the nature of the chosen style and
building materials selected. Project design should endeavor to
adhere to the classical principles of design and avoid clichds.
overly complex or garish motifs. while seeking to invoke a
"timeless" quality.
b) Lighting: The guidelines for lighting will establish a continuity of
design for all lighting in tile park which is consistent with the
overall visual impression oflhe park.
c) Landscaping: The purpose of landscape design guidelines within
individual projects is to guide development toward harmonious and
visually pleasing landscape that is cohesive with the overall master
landscape plan. The Creekside landscape concept ,.,,'ill have a
naturali~'ic theme. Similar to the overall project's plant palette.
individual sites will be dominated v.,ith plants that are native.
xeric. or naturalized within Southwest Florida. Landscape designs
will create a coherent theme which emphasizes plant material as a
primary unifying element.
(1) Landscape elements along public R.O.W.s will be
complimentary to streetscape landscaping. Parcel entries
will be designed to harmonize with adjacent streetscape
landscaping, and clearly accentuate, the parcel entry.
(2) Individual parking lots will be screened from the roadways
as much as possible, without obscuring views of the
building entrances. In addition. plant materials used around
main entrances of buildings will visually cue visitors to
their location.
d) Graphics/signage: TIle guidelines serve to provide continuity of
design for all signage in the park which is consistent with the
overall visual impression of the park. Parcel signage serves the
identification needs of the individual tenants and user.
2.19 LANDSCAPE BUFFERS, BERMS, FENCES AND WALLS
Landscape buffers, berms. fences and walls are generally permitted as a principal use
tt'goughout Creekside Commerce Park. Required buffer treatments shall terminate at
entrances to accommodate entrance treatments and at lakes to accommodate views into the
park. The following standards shall apply:
A. Landscape buffers contiguous to lmmokalee Road R.O.W. will be installed at the
time of subdi.`,ision improvement per construction phase and will have the
Col Iowing characteristics:
1. Minimum width of 20'-0". measured from the R.O.\V.
2. Adjacent to Business District type uses within the Business District. trees
will be native, xeric. or naturalized canopy trees. spaced at 25' on center
(O.C.), planted at an initial height of 13'-14' overall (O.A.) with a 6'
spread. In addition, a continuous 24" high shrub hedge shall be provided
within the 20' buffer.
B. Landscape buffers contiguous to Goodlette-Frank Road R.O.W. will be installed
at the time of subdivision improvement per development phase and will have the
following characteristics:
1. Minimum width of 20'-0', measured from the R.O.W.
2. Adjacent to Business District type uses within the Business and
Industrial/Commerce (l/C) Districts. trees ,.,.'ill be native, xeric. or
naturalized canopy trees, spaced at 25' O.C.. planted at an initial height
of 12' O.A., with a 6' spread. At the time of individual lot improvements.
hedges will be placed at parking lot edges to satisfy the requirements of
LDC Section 2.4.7.4.
3. Adjacent to industrial type uses within the Industrial/Commerce District.
trees will be native. xeric or naturalized canopy trees, spaced at 25' O.C..
planted at an initial height of 12' O.A..`vith a 6' spread. Trees will be
placed on a betre. 3 fi:et high and supplemented with a 5 foot high hedge
consisting of but not limited to the fol[o.`ving plant material: coco plum.
viburnam, ticus. The intent ',vili be to obtain 80% opacity ~vithin one )'ear
of planting for travelers on Goodlette-Frank Road.
C. Landscape buffers surrounding the perimeter of the park will be installed at the
time of subdivision improvement per construction phase. The buffers are
referenced on Exhibit B, and proceed in a clockwise direction from the northeast
corner of the project as follows:
I. The landscape buffer along the eastern most property boundary, north of
the preserve area, as depicted on Exhibit B, shall consist of an Alternative
"A" type buffer. An}, preservation areas within this buffer may be credited
toward buffering requirements.
I 2. The preserve area along the balance of the eastern most propert>' boundary
will serve as the buffer between uses.
1~ 3. The Developer will provide a five feet (5') `,vide Alternative "A" type
buffer with trees planted fifty feet (50') on center between the business use
and the preserve/lake area, as depicted on Exhibit B.
4. The Developer will provide a five feet (5') wide Alternative "A" type
landscape bufTer with trees planted fifty feet (50') on center along the
eastern property boundary. contiguous to the Collier County Sewage
Treatment Plant.
5. The landscape buffer along the southern most property boundap,.', east of
Goodlette-Frank Road, shall be a five feet (5') wide Alternative "A" type
buffer with trees planted fifty feet (50') on center. An opaque hedge six
feet (6') high will be planted to supplement the existing oak tree buffer
planted by the C .>unty at the Co!lier Count.',' Sewage Treatment Plant.
6. The existing landscape berm/buffer from Goodlette Frank Road to the
west side of the Pine Ridge Drainage Easement will be supplemented as
lbllows: a type "A" buffer along the proposed lake: and the remaining
area westward of the lake will be supplemented to consist of 50 sabal
palms, 8'-14' O.A. and 4 Ficus nitida 12'-13' O.A. and 6'-8' wide:
locations to be coordinated with the adjacent property owner.
7. The Developer will provide a ninety percent (90%) opaque landscape
buffer and berm between the I/C District and the Pelican Marsh PUD from
the west side of the Pine Ridge Drainage Easement to tile existing berm to
the west, that approximates the existing Pelican Marsh berm/buffer. This
buffer will be installed concurrent with any I/C construction west of the
Pine Ridge Drainage Easement. The buffer shall meet ninety percent
(90%) opacity within one (I) year of planting.
8. The Developer will supplement with additional trees the buffer along the
remaining portion of the southern property line westward to achieve a
ninety percent (90%) opaque buffer. This buffer will be inslalled
concurrent with any I/C construction west of the Pine Ridge Drainage
Easement.
9. The landscape buffer between the I/C District and the adjacent
Agricultural District along the southern portion of the western property
line ,,viII be an Alternative "A" type buffer.
10. The landscape buffer between the R.O.W. and the adjacent Agricuhural
District to the west will be an Alternative "A" type buft~:r and be
{~ incorporated into the R.O.W.
............. 2-11
D. Maximum fence or wall height internal to the PUD: Twelve feet (I 2').
E. Landscape buffers, herins, fences and walls will be constructed along the pcrimctcr
of the Creekside Commerce Park PUD boundary concurrent with subdivision and
site development construction phase, except where noted in this document.
F. Sidewalks, water management systems, drainage structures, and utilities may be
allowed in landscape buffers pursuant to review and approval of the Development
Services Administrator.
G. Landscape berms located within the Creekside Commerce Park PUD boundary. and
contiguous to a properly line and/or fight-of-way line may be constructed such that
the toe of slope is located on the property line and/or encroaches into the right-of-
way line when approved by the applicable owner or agency.
2.20 SIGNAGE
A. GENERAL
1. Pursuant to Section 2.5.5.2.3.7. of the LDC, the following conditions
provide for the required comprehensive sign plan for the Creekside
Commerce Park
2. Each platted parcel shall be considered a separate parcel of land.
3. Signs and decorative landscaped entrance features within a County
dedicated right-of-way, shall require a right-of way permit subject to the
review and approval of the Count.v.
4. All signs shall be located so as not to cause sight line obstructions.
B. PARK ENTRY SIGNS
I. Major park entry, signs shall be located as depicted on Exhibit B. Each
sign will not exceed 160 square feet in size on any side and signs will be
no longer than 25 feet in length and g feet in height.
2. Minor park entry signs shall be located as depicted Exhibit B. Each minor
monument sign will not exceed 100 square feet in size on any side. Minor
monument signs will be no larger than 20/~et in length and 6 feet in
height.
C. INTERNAL SIGNS
.............. 2-12
1. Dircctional or ide:~ti~cation signs are allowed within the business park.
Such signs may be used to identify the location or direction of approved
uses such as sales centers, information centers, etc. Individual signs may
be a maximum of 4 square feet per side in size, or signs maintaining a
common architectural theme may be comb/ned to form a menu board ,.vith
a maximum size of 25 square feet per side. and a maximum height of 8
feet. No building permit is required unless such signs are combined to
form a menu board.
2. Grand Opening signs: The Developer or parcel owner may display an on-
site grand opening sign not exceeding 32 square feet on a side. and not
exceeding 64 square feet total. Banner signs shall be anchored and may be
displayed on-site for a period not exceeding 14 days within the first three
months that the Developer/occupant is open for business.
D. USER SIGNS
1. Wall, mansard. canopy or awning signs: One ',,,,.'all. mansard. canopy or
awning sign may be permitted for each single-occupancy [~cilit),. or for
each establishment in a multiple-occupancy facility. Corner units within
multiple-occupancy facilities. or multi-frontage single-occupancy facilities
shall be allowed two signs, but such signs shall not be combined lbr the
purpose of placing the combined area on one wall. However, the
combined area of those signs shall not exceed the maximum allowable
display area for signs by this ordinance.
a) The maximum allowable display area for signs may not be more
than 15 percent of the total square footage of the visual facade of
the building to which the sign ',,.'ill be attached and may not, in any
case, exceed 200 square feet in area for an.',' sign.
2. Monument and Pole signs: One (1) monument or pole sign is permitted
for each lot or parcel lbr each external and internal road frontagcls).
a) Maximum allowable sign area: 60 square feet per side, if two-
sided
b) Maximum allowable height: 15 l~et for pole signs, 8 t~ct for
monument signs.
c) Internal road fi'ontage setbacks: A minimum of fifteen feet (15')
from the edge of pavement. Signs may encroach within the right-
of-way subject to maintaining safe site distance triangles as per
e Section 2.4.4.16. of the LDC and when approved by the
............ 2-13
Community Development and Environmental Services
O Administrator and applicable utility.
d) External road frontage setbacks: Pole signs shall be setback from
any external right-of-way in accordance with the applicable section
of the LDC. Monument signs may be permitted closer to Ihc right-
of-way subject to maintaining sal~ site distance triangles as per
Section 2.4.4.16. of the LDC and when approved by the
Community Development and En~,ironmental Services
Administrator and applicable utility.
e) Spot or floodlights may be permitted provided said light shines
only on the signs or landscaping and is shielded from motorists and
adjacent residems.
f) Should the U.S. Postal Service purchase or lease land within
Creekside Commerce Park, in addition to the user signs as
permitted herein, they will be allowed one sign between
lmmokalee Road and the proposed lake adjacent to the west entry.
E. TRAFFIC SIGNS
1. Traffic signs such as street name signs. stop signs. speed limi~ signs. etc.
may be designed to reflect a common architectural theme. in accordance
- with Section 3.2.8.3.19. of the LDC.
2.21 GENERAL PERNIl]TED USES
A. Certain uses shall be considered general permitted uses throughout the Creekside
Commerce Park PUD except in the Preser..'e Area. General permitted uses are those
uses which generally serve the Developer and tenants of Creekside Commerce Park
and are typically part of the common infrastructure.
B. General Permitted Uses:
I. Essential services as set forth under LDC, Section 2.6.9.1.
2. Water management l~cilities and related structures.
3. Temporary sewage treatment facilities.
4. Lakes including lakes with bulkheads or other architectural or structural
bank treatments.
IOr20,417.29q?0 %'er 02'-Alenken~
"-'- "' .... ~- 14
5. Guardhouses, gatehouses, and access control structures.
6. Temporary construction, sales, and administrative officcs for the Developer
and Developer's authorized contractors and consultants, including necessary
access ways, parking areas and related uses.
7. Landscape features including, but not limited to, landscape buffers. berms,
fences and walls subject to the standards set forth in Section 2.11 of this
PUD.
8. Fill storage subject to the standards set forth in Section 2.7 of this PUD. Site
filling and grading as set forth in Section 2.7 of this PUD.
9. Any other use which is comparable in nature with the foregoing uses and
which the C ,:'rimunity Development and Environmental Services
Administrator determines to be compatible.
10. Sidewalks may occur within County required buffers if approved by the
Community Development and Environmental Services Administrator.
11. Standards for parking, landscaping, signs and other land uses where such
standards are not specified herein are to be in accordance with the LDC
provision in effect at the time of Site Development Plan Approval.
12. Creekside Commerce park shall be permitted to develop with a maximum of
40 percent commercial uses. Commercial uses are defined as offices. health
services, medical clinics, financial institutions. fitness centers. child care
centers, restaurants and retail sales in accordance with Section 3.3. C.2.
hereof.
2-15
SECTION III
INDUSTRIAL/COMMERCE DISTRICT
3.1 PURPOSE
The purpose of this Section is to identify permitted uses and development standards for
areas within Creekside Commerce Park designated on the Master Plan as "I/C".
3.2 GENERAL DESCRIPTION
Areas designated as "I/C" on the PUD Master Plan are intended to provide a maximum of
620,000 square feet of gross floor area of industrial/commerce uses on 44.2_+ net acres. The
floor area ratio (FAR) for the designated industrial land uses shall not exceed .35.
33 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. The pertained principal uses and structures will generally consist of light
manufacturing, wholesale. warehouse. processing and packaging. laboratories and
clinics, research, design and product development. business services and corporate
offices and headquarters.
1. Aircraf~ Parts and Auxiliary Equipment (Group 3728)
2. Apparel and Other Finished Products (Groups 2311-2399)
3. Building Contractors (Groups 1521-I542), except for general contractors for
mobile home repair on site, modular housing and premanufactured housing
assembled on site, dry cleaning plant construction, paper pulp mill
construction, and truck and automobile assembly plant construction.
4. Business Services (Groups 7311-7313, 7319, 7322, 7323, 7331-7338, 7352,
7359-7389 except for industrial truck rental and leasing; plants, live: rental
and leasing; toilets, portable: rental and leasing; employment agencies,
except theatrical and motion picture; labor contractors (employment
agencies) model registries; labor pools; manpower pools; modeling service;
dogs, rental of: for protective service; automobile recovery service;
automobile repossession service; barterlag services for businesses;
bondspersons; bottle exchanges: check validation service; contractors
disbursement control; filling pressure containers (aerosol) with hair spray,
insecticides, etc.; fire extinguishers, service of gas systems, contract
conversion from manufactured to natural gas; metal slitting and shearing on
a contract or fee basis produce weighing service, not connected with
transporxation; scrap steel cutting on a contract or fee basis; solvents
1(~-299'/0 Ve~': 02!-AJtnkinl
recovery service on a contract or fee basis; tobacco sheeting service on a
contract or fee basis)
5. Child Day Care Services (Group 8351)
6. Communications (Groups 4812-4899 not including major communications
towers related to cellular phone service, radio broadcasting, television
broadcasting, radar or telephone service)
7. Computer and Office Equipment (Groups 3571-3579)
8. Construction; Special Trade Contractors (Groups 1711-1799 except for
boiler erection and installation contractors; drainage system installations,
cesspool and septic tank contractors; fuel oil burner installation and
servicing contractors; gasoline hookup contractors; sewer hookups and
connection for buildings contractors; epoxy application contractors;
fireproofing buildings contractors: gasoline pump installation contractors:
lead burning contractors; and mobile home site setup and tie down
contractors)
9. Depository and Non-Depository Institutions (Groups 6011-6163)
10. Drugs and Medicines (Groups 2833-2836, except for adrenal derivatives:
bulk, uncompounded; barbituric acid and derivatives: bulk, uncompounded;
cocaine and derivatives; codeine and derivatives; gland derivatives: bulk,
uncompounded; mercury chlorides, U.S.P; mercury compounds, medicinal:
organic and inorganic; morphine and derivatives; opium derivatives)
11. Educational Services (Groups 8249-8299 except construction equipment
operation schools; truck driving schools; automobile driving instruction;
survival schools; vocational counseling)
12. Electronics and Other Electrical Equipment Manufacturing (Groups 3612,
3613, 3624, 3625, 3631, 3641-3676, 3678, 3679, 3694, 3695, 3699, except
for airport lighting transformers, autotransformers, electric (power
transformers) distribution transformers, electric; electric rumace
transformers; lighting transformers, street and airport; transformers. reactor:
atom smashers (particle accelerators; electron beam metal cutting, forming,
and welding machines; electron linear accelerators; electrostatic particle
accelerators))
13. Engineering, Accounting, Research, Management and Related Services
(Groups 8711-8748 except chemical laboratories, commercial research;
automobile proving and testing grounds; metallurgical testing laboratories;
pollution testing, except automotive emissions testing; radiation dosimetry
laboratories; seed testing laboratories; veterinary testing laboratories)
14. Fabricated Metal Products (Groups 3411-3432, 3442, 3444, 3446, 3452,
3469, 3492, 3495, 3496, production of metal is prohibited)
15. Furniture and Fixtures Manufacturing (Groups 2511-2599)
~6. Govermnent Offices/Buildings (Groups 9111-9199, 9221, 9222, 9224-9229,
9311, 9451,9511-9532. 961 I, 9631-9661)
17. Industrial and Commercial Machinery (Groups 3524, 3546, 3553-3556,
3559, 3562, 3564-3566, 3581-3599 except for bronzing and dusting
machines for printing trades; foundry type for printing; presses, printing -
slugs printers'; ammunition and explosives loading machinery: brick
making machines; cement making machine~'; chemical kilns: control rod
drive mechanisms fvr use on nuclear reactors: foundry. machinery and
equipment; frame straightcriers. automotive (garage equipment); fur sewing
machines; ginning machines, conon; metal finishing equipment for plating,
except rolling mill lines; metal pickling equipment, except rolling mill lines)
18. Leather and Leather Products (Groups 3131-3199)
19. Measuring, Analyzing, and Controlling Instruments; Photographic, Medical
and Optical Goods: Watches and Clocks Manufacturing (Groups 3812-3843,
3845-3873)
20. Membership Organizations (Groups 8611-863 1 )
21. Miscellaneous Manufacturing Industries (Groups 3911-3999 except for
dressing of furs: bleaching, blending, curring, scraping, and tanning;
feathers: curling, dyeing, and renovating - for the trade; fur stripping; furs
dressed: bleacl~ed, curried, scraped, tanned, and dyed; pelts: scraping,
curring, tanning, bleaching and dyelag; plumes. feather; tear gas devices and
equipment; veils made of hair)
22. Motion Picture Production (Groups 7812-7819)
23. Motor Freight Transportation (Groups 4214, 4215)
24. Packing and Crating (Group 4783)
25. Paper and Allied Products (Groups 2652-2657. 2673-2679)
26. Personal Services (Groups 7213. 7216. 7219. 7221)
27. Physical Fitness Facilities (Group 7991 )
28. Plastic Materials and Synthetics (Groups 2833,2834)
29. Printing, Publishing and Allied Industries (Groups 2711-2791)
30. Professional Offices: including but not limited to, Travel Agencies (Group
4724); Insurance Agencies (Group 6411); Insurance Carriers (Groups 6311-
6399); Real Estate (Groups 6512.6514, 6517, 6519, 653 I, 6541,6552.)
31. Rubber and Miscellaneous Plastic Products (Groups 3021. 3085, 3086.
3088, 3089)
32. Transportation Equipment (Group 3732, except for boats, fiberglass:
building and repairing; boats: motorboats, sailboats, rowboats, and canoes -
building and repairing; houseboats, building and repairing; motorboats,
inboard and outboard: building and repairing)
33. United States Postal Service (Group 4311)
34. Warehousing and Storage (Group 4225, 4226, 5014 except oil and gas
storage, petroleum and chemical bulk stations and automobile dead storage)
Only one (1) self storage use allowed to be located adjacent to the Collier
County Sewage Treatment Plant.
35. Wholesale Trade-Durable Goods (Groups 5021-5031. 5043-5049. 5063-
5074, 5078, 5091, 5092. 5094-5099 except tbr ti:ncing. wood-wholesale:
lumber: rough, dressed, and finished-wholesale; batteries, except
automotive-wholesale: storage batteries. industrial-wholesale; unit
substations-wholesale; boilers. power: industrial-wholesale; boilers, steam
and hot water heating-wholesale; bumers, fuel oil and distillate oil-
wholesale; oil burners-wholesale)
36. Wholesale Trade-Nondurable Goods (Groups 5111-5143, 5145, 5147-5149,
5192, 5199 except for cats-wholesale; charcoal-wholesale; dogs-wholesale;
fish, tropical-wholesale; furs, dressed-wholesale; greases, animal and
vegetable-wholesale; ice, manufactured or natural-wholesale, leather and cut
stock-wholesale; linseed oil-wholesale; oils, except cooking: animal and
vegetable-wholesale; oilseed cake and meal-wholesale; rubber, crude-
wholesale; sawdust-wholesale; vegetable cake and meal-wholesale; wigs-
wholesale; worms-wholesale)
37. Any other use or service which is comparable in nature with the foregoing
uses and is otherwise clearly consistent with the intent and purpose
statement of the District and which the Community Development and
Environmental Services Administrator determines to be compatible in this
District.
B. Restricted Principal Uses
The following medical related uses must be located ~vithin a I/4 mile radius of the
hospital properly boundary..
1. Health Services, medical clinics and offices (Groups 8011-8049)
2. Medical Laboratories and research and Rehabilitative Centers (Groups
8071-8092, 8099)
3. Any other use or service which is comparable in nature with the foregoing
uses and is otherwise clearly consistent with the intent and purpose
statement of the District and which the Community Development and
Environmental Services Administrator determines to be compatible in this
District.
C. Permitted Accessory Uses and Structures:
1. Uses and structures that are accessory and incidental to uses permitted in this
district.
2. Retail and wholesale sales and/or display areas as accessory to the principal
use, not to exceed an area greater than forty percent (40%) of the gross floor
area of the permitted principal use.
3.4 DEVELOPMENT STANDARDS
A. Minimum Lot Area: 20,000 S.F.
B. Minimum Lot Width: 100 FT.
O C. Minimum Yard Requirements:
1. Front Yard, adjacent to Immokalee Road or Goodlette-Frank Road: FifTy
feet (50')
2. :Front Yard, Internal: Thirty feet (30')
3. Side Yard: Ten feet (I0')
Five feet (5') to internal property line along Pine Ridge canal
drainage easement and FP&L easement
4. Waterfront: Zero feet (0') to bulkhead or tip-rap at top of bank, otherwise
twenty feet (20')
5. Rear Yard: Twenty-five feet (25')
6. Minimum Building Setback from Perimeter Boundary of PUD: Fifty feet
(50')
D. Maximum Height: Thirty Five Feet (35'). including silos. storage tanks. elevmor
towers, satellite dishes, antennas, etc.
E. Outside storage or display shall be permitted and shall be screened from all internal
and external public roadways with a fence or landscaping equivalent or combination
thereof. Said fence, wall or landscaped screen shall be opaque in design. All
manufacturing operations and equipment, including accessory process equipment
such as compressors and air handlers shall be contained in an enclosed structure.
F. All industrial building sides visible from roadways internal or external to the park
shall have the appearance of a concrete material, such as, but not limited to, block,
brick, tilt up concrete panels, stucco on lathe systems, etc. Corrugated steel sides
visible from said roadways are prohibited; as well as exposed metal siding on any
building west of Goodlette Frank Road.
G. Business District type uses located within the I/C District along Goodlette-Frank
Road will meet the Collier County Architectural Guidelines in Division 2.8. of the
LDC.
H. Indus'prial type uses abutting Goodletle-Frank Road shall meet the requirements of
Section 2.19.B.3 hereof, alternatively, said uses shall have the option of utilizing
landscaped buffer applicable to business uses fronting Goodlette-Frank Road,
provided the portion of the building facing Goodlette-Frank Road meets the
O following Architectural Guideline Sections of the LDC, therefore satisfying the
.......... 3-5
intent of the building design section of the Architectural Guidelines in the opinion
of the Community Development and Environmental Services Administrator:
1. Section 2.8.3.5.1., Purpose and Intent
2. Section 2.8.3.5.4., Facade Standard
3. Section 2.8.3.5.6., Project Standards
4. Section 2.8.3.5.7., Detail Features except for 2.8.3.5.7.2.
5. Section 2.8.3.5.12.
I. Loading Areas: Buildings west of the Pine Ridge canal and adjacent to the Pelican
Marsh boundary shall ,~rient loading docks to the north, east or west.
J. Noise: Uses within the I/C District shall not exceed 65 dBA between the hours
of 7 a.m. and 10 p.m. Monday through Saturday, and 60 dBA after 10 p.m. to 6:59
a.m. and all of Sundays, as measured at the property boundary of the land use
from which the sound emanates.
K. Odor: No business shall cause or allo~v the emission of odorous air from any
single source such as to result in odors which are detectable outside the parcel
boundaries. Best practical treatment, maintenance, and control currently available
shall be utilized in order to maintain the lowest possible emission ofodorous air.
L. Lighting: Lighting shall be located so that no light is aimed directly toward a
property designated residential if lighting is located within 200 feet of residential
property. Light fixtures within parking areas shall not exceed 25 feet in height.
M. Emissions: All sources of air emissions shall comply with rules set lbnh by the
Environmental Protection Agency (Code of Federal R~zgulations. Title 40) and the
Florida Department of Environmental Regulation (Florida Administrative Code,
Chapter 17-2). No person shall operate a regulated source of air emissions
without a valid operation permit issued bv the Department of Environmental
Regulation.
SECTION IV
BUSINESS DISTRICT
4.1 PURPOSE
The purpose of this section is to identify permitted uses and development standards for
areas within Creekside Commerce Park designated on the Master Plan as "B".
4.2 GENERAL DESCRIPTION
Areas designated as "B" on the PUD Master Plan are intended to provide a maximum of
190,000 square feet of floor area, including approximately 150,000 square feet of office
uses and 40,000 square feet of retail uses on 17.0+ net acres. The floor area ratio (FAR) for
the designated business land uses shall not exceed .35.
43 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. Pertained Principal Uses and Structures:
1. Building Contractors (Groups 1521-1542), except for general contractors for
mobile home repair on site, modular housing and premanufactured housing
assembled on site, dry cleaning plant construction, paper pulp mill
construction, and truck and automobile assembly plant construction.
2. Business Services (Groups 7311-7313, 7319, 7322, 7323, 7331-7338, 7352,
7359-7389 except for industrial truck rental and leasing; plants, live: rental
and leasing; toilets, portable: rental and leasing; employment agencies,
except theatrical and motion picture; labor contractors (employment
agencies) model registries; labor pools; manpower pools; modeling service;
dogs, rental of: for protective service; automobile recovery service;
automobile repossession service; barte~ng services for businesses;
bondspersons; bottle exchanges; check validation service; contractors
disbursement control; filling pressure containers (nerosol) with hair spray,
insecticides, etc.; fire extinguishers, service of gas systems, contract
conversion from manufactured to natural gas; metal slitting and shearing on
a contract or fee basis produce ~veighing service. not connected with
transportation; scrap steel cutting on a contract or t~e basis: solvents
recovery service on a contract or fee basis; tobacco sheeting service on a
contract or fee basis)
3. Child Day Care Services (Group 8351)
4. Convenience Store (Group 54 11 ) and Gasoline Filling Station (Group 5541 )
Only one (I) allowed.
5. Communications (Groups 4812-4899), not including major communication
towers related to cellular phone service, radio broadcasting, television
broadcasting, radar or telephone service.
6. Depository and Non-Depository Institutions (Groups 6011-6163) including
automatic teller machines
7. Drugs and Medicines (Groups 2833-2836 except for adrenal derivatives:
bulk. uncompounded; barbituric acid and derivatives: bulk. uncompounded:
cocaine and derivatives; codeine and derivatives: gland derivatives: bulk.
uncompounded; mercury chlorides, U.S.P; mercury compounds, medicinal:
organic and inorTanic; morphine and derivatives; opium derivatives)
8. Eating Places (Group 5812) not including fast Food and drive-thru
restaurants
9. Educational Services (Groups 8249-8299 except construction equipment
operation schools; truck driving schools: automobile driving instruction;
survival schools; vocational counseling)
10. Engineering, Accounting, Research, Management and Related Services
(Groups 8711-8748 except chemical laboratories, commercial research;
automobile proving and testing grounds; metallurgical testing laboratories;
pollution testing, except automotive emissions testing; radiation dosimetry
laboratories; seed testing laboratories; veterinary testing laboratories)
I1. Govemment Offices/Buildings (Groups 9111-9199. 9221. 9222.9224-9229.
9311,9451,9511-9532. 961 I. 9631-9661)
12. Professional Offices: Travel Agencies (Group 4724); Insurance Agencies
(Group 6411 ); Insurance Carriers (Groups 6311-6399); Real Estate (Groups
6512-6515, 6517, 6519, 6531. 6541, 6552. 6553); Holding and Other
Investment Offices (Groups 6712-6799); Attorneys (Group 8111)
13. Physical Fitness Facilities (Group 7991)
14. Any other use or service ~vhich is comparable in nature with the foregoing
uses and is othervise clearly consistent with the intent and purpose
statement of the District and which the Community Development and
Environmental Services Administrator determines to be compatible in this
District.
e B. Restricted Principal Uses
The following medical related uses must be located within I/4 mile radius of the
hospital property boundary.
I. Drug Stores and Proprietary Stores (Group 5912) Only one (1) drug store
allowed.
2. Health Services, Medical Clinics and Offices (Groups 8011-8049)
3. Medical Laboratories and research and Rehabilitative Centers (Groups
8071-8099)
4. Any other use or service which is comparable in nature with the foregoing
uses and is otherwise clearly consistent with the intent and purpose
statement of the District and which the Community Development and
Environmental Services Administrator determines to be compatible in this
District.
C. Permitted Accessory Uses and Structures
1. Accessory uses and structures customarily associated with principal uses
permitted in this district.
2. Retail and wholesale sales and/or display areas as accessory to the principal
use, not to exceed an area greater than forty percent (40%) of the gross floor
area of the permitted principal use.
4.4 DEVELOPMENT STANDARDS
A. Minimum Lot Area: 20,000 S.F.
B. Minimum Lot Width: 100 FT.
C. Minimum Yard Requirements:
1. Front Yard, Immokalee and Goodlette-Frank Roads: Fifty feet (50')
2. Front Yard, Internal Roads: Thirty feet (30')
3. Side Yard: Ten feet (10')
Five feet (5') to internal property line along the Pine Ridge
canal drainage easement and FP&L easement
4. Waterfront: Zero feet (0') to bulkhead or rip-rap at top of bank, otherwise
twenty feet (20')
O 5. Rear Yard: Twenty-five feet (25')
6. Minimum Building Setback from Perimeter Boundary of PUD:
a) Fifty feet (50') for buildings up to thirty five feet (35') in height.
b) Three additional feet (3') for every one foot of building height over
thirty five feet (35') adjoining residential districts.
D. Maximum Height: Three stories over parking to a maximum of fifty feet (50') for
buildings within I/4 mile of the hospital property boundary except that no structure
shall be greater than thirty-five feet (35'), on property west of the Pine Ridge
Drainage Easement.
E. Commercial design guidelines for facilities in the Business District shall be subject
to the provisions of Division 2.8. Architectural and Site Design Standards and Site
Design Standards for commercial buildings and projects.
F. Outside storage or display shall be permined and shall be screened from all intemal
and external public roadways with a fence at least seven feet in height above ground
level, or landscaping equivalent or combination thereof. Said fence, wall or
landscaped screen shall be opaque in design.
SECTION V
PRESERVE AREA
1. PURPOSE
The purpose of this Section is to identify permitted uses and development standards for the
area within Creekside Commerce Park, designated on the Master Plan, as Preserve Area.
II. GENERAL DESCRIPTION
Areas designated as Preserve A '.:a on the Master Plan are designed to accommodate natural
systems existing or created as preserves and limited water management uses and functions.
Ill. PERMITTED USES AND STRUCTURES
No building or structure, or part thereof, shall be erected, altered or used, or land or water
used, in whole or in part. for other than the following:
A. Permitted Principal Uses and Structures
1. Boardwalks and nature trails (excluding asphalt paved trails).
2. Water management facilities.
3. Any other preserve and related open space activity or use which is
comparable in nature with the foregoing uses and which the Development
Services Director determines to be compatible in the Preserve Area.
IV. PRESERVE DISTRICT PRESERVATION EASENIENT
A non-exclusive preservation easement or tract is required by LDC Section 3.2.8.4.7.3. for
preservation lands included in the Preserve Area. The Developer, its successor or assign
shall be responsible for the control and maintenance of lands within the Preserve Area.
Exact location/boundary of the Preserve Area will be determined during the development
permitting process with the South Florida Water Management District. Army Corps of
Engineers, and Collier County.
V. PRESERVE AREA ADJUSTMENTS
5-5
The proposed native vegetation retention areas, depicted on the Creekside Commerce Park Master
Plan, are intended for meeting the native vegetation requirements of the Collier County Growth
Management Plan and the Collier County LDC. Adjustments may be made to the location of the
preservations areas at the time of preliminary plat or site development. plan approval. If
adjustments are needed, per the Collier County LDC the Developer will have the option to increase
the preservation in another area, enhance and preserve another area, or provide increased native
landscape per the Collier County LDC. The proposed preservation areas, including 2.9 acres of
wellands and 4. I acres of uplands, depicted on the Creekside Corm'nerce Park master plan. are areas
where the native vegetation requirements may be met as set forth in the Collier County LDC.
5-6
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. 97-51
Which was adopted by the Board of County Commissioners on the 21st day
of October, 1997, during Regular Session.
WITNESS my hand and the official seal of the Board of County
Commissioners of Collier County, Florida, this 24th day of September,
1997.
DWIGHT E. BROCK ' '!'i~!!': :~!f'':]~"
Clerk of Courts and~.Clerk
Ex-officio to Boardlof.
County Commissioner_s
. ,: .:. -:
::,.:
By: Ellie Hoffman ..'P',... ...'
Deputy Clerk """" ..'