Ordinance 96-02 ORDINANCE NO. 96- 2
AN ORDINANCE AMENDING ORDINANCE NUMBER 91-102
THE COLLIER COUNTY LAND DEVELOPMENT CODE WHICH
INCLUDES THE COMPREHENSIVE ZONING REGULATIONS
FOR THE UNINCORPORATED AREA OF COLLIER COUNTY,
FLORIDA BY AMENDING THE OFFICIAL ZONING ATLAS
MAP NUMBER 9501S; BY CHANGING THE ZONING
CLASSIFICATION OF THE HEREIN DESCRIBED REAL
DEVELOPMENT KNOWN AS FIRST BAPTIST CHURCH OF
PROPERTY FROM "A" TO "PUD" PLANNED UNIT
NAPLES PUD, FOR A MIXED-USE PROJECT WITH
CHURCH AND SCHOOL FACILITIES, LIMITED ADULT ,...
CONGREGATE LIVING FACILITIES (ACLF), A "' ~'
CONFERENCE CENTER AND OVERNIGHT ACCOMMODATIONS
FOR GUESTS, FOR LAND LOCATED ONE-HALF MILE
EAST OF AIRPORT ROAD (C.R. 31) ON ORANGE ' ~_. -
BLOSSOM DRIVE, IN SECTION 1, TOWNSHIP 49
SOUTH, RANGE 25 EAST, COLLIER COUNTY, " -~ .~'
FLORIDA, CONSISTING OF 100~ ACRES; AND BY ~'
PROVIDING AN EFFECTIVE DATE. ~
~..
WHEREAS, Robert L. Duane, AICP, of Hole, Montes and
Associates, Inc., representing First Baptist Church of
Naples, Inc., petitioned the Board of County Commissioners to
change the zoning classification of the herein described real
property;
NOW, THEREFORE BE IT ORDAINED by the Board of County
Commissioners of Collier County, Florida:
SECTION ONE:
The zoning classification of the herein described real
property located in Section 1, Township 49 South, Range 25
East, Collier County, Florida, is changed from "A" to "PUD"
Planned Unit Development in accordance with the First Baptist
Church of Naples PUD Document, attached hereto as Exhibit "A"
and incorporated by reference herein. The Official Zoning
Atlas Map Number 9501S, 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.
-1-
PASSED AND DULY ADOPTED by the Board of County
Commissioners of Collier County, Florida, this /_? day of
/'~'.~/,-, .... ~ , 1996.
/
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BY:
JOHN C. NOR~IS~ CHAIRMAN
..>/ - ..-(i:. - ,.~./ - /
~.. APPROVED AS'~O FORM
AND LEGAL SUFFICIENCY
M," STUDENT
ASSISTANT COUNTY ATTORNEY
PUD-95-12 ORDINANCE/15927
'?'his ordinance flied with the
~,' ~.te's Office the
,:,-, ,; ~-:, w':.'~,:..~,~t of mat
PLANNED UNIT DEVELOPMENT
DOCUMENT FOR
FIRST BAPTIST CHURCH OF NAPLES
Regulations and Supporting Master Plan
Governing the F;:st Baptist Church of Naples,
a Planned Unit Development
Pursuant to Provisions of the Collier County
Land Development Code
Prepared by:
HOLE, MONTES AND ASSOCIATES, INC.
715 Tenth Street South
Naples, FL 33939
October, 1995
HMA File No. 95.12
Date Reviewed by CCPC: .
Date Approved by BCC:
Ordinance No.
Amendments & Repea:s
EXHIBIT "A"
TABLE OF CONTENTS
Page
SECTION I - Statement of Compliance ..............................................................I - 1
SECTION II - Property Ownership, Lega! Description and Short Title ........................2 - 1
SECTION III - Statement of Intent and Project Description ......................................3 - 1
SECTION IV - General Development Regulations .................................................4 - 1
SECTION VI - Permitted Uses and Dimensional Standards ......................................5 - 1
SECTION VI - Environmental Standards ............................................................6 o I
SECTION VII - Transportation Requirements ......................................................7 o 1
SECTION VIII - Utility and Engineering Requirements ..........................................8 - 1
SECTION IX - Water Management Requirements .................................................9 - 1
EXHIBITS
PUD Master Plan
SECTION I
Statement of Compliance
The development of I00.00± acres of properly in Section 1, Township 49 South, Range 25
East as a Planned Unit Development, to be known as First Baptist Church of Naples, will be
in compliance with the planning goals and objectives of the Collier County Growth
Management Plan for the following reasons:
1.1 The subject property is identified as Urban Residential in the Future Land Use Element
of the Growth Management Plan.
1.2 The Urban Residential designation is intended to provide locations for the development
of higher densities and intensities of land use, which include both res:dential
development and non-residential development such as community facilities.
1.3 The proposed development consists of a complementary range of community facilities,
including a church auditorium, religious education facilities, school and recreation,
therefore, they are determined to be consistent with the Collier County Growth
Management Plan.
1.4 Provisions have been included within the PUD document to provide two possible
means of ingress from both Orange Blossom Drive and Livingston Road to the project.
Project phasing will assure adequate traffic circulation and non-substantial impacts to
the existing traffic network of the area.
1.5 The project shall be in compliance with all applicable County regulations, including the
Growth Management Plan.
1.6 The project will be served by a full range of services and utilities provided by the
County.
1.7 The project will be compatible and complementary with adjacent land uses through the
internal arrangement of tracts, the placement of land use buffers, and the proposed
development standards contained herein.
1.8 The Planned Unit Development includes open spaces, natural ft:atures and a network of
onsite lakes, which will serve to enhance the project and improve its compatibility to
surrounding properties and land uses.
1.9 All final local Development Orders for this project are subject to the Collier County
Concurrency Management System, as implemented by the Adequate Public Facilities
Ordinance.
1-1
SECTION II
Property Ownership, Legal Description and Short Title
2.1 Property Ownership
The subject property is currently under a contract for sale to the First Baptist Church of
Naples, Inc.
2.2 Lf, gal_D.r~riI~;m
Being a part of Section 1, Town~?~.~ 49 South, Range 25 East, Collier County, Florida,
more particularly described as follows:
COMMENCING at the Southeast comer of Section 1, Township 49 South, Range 25
East, Collier County, Florida; thence run along the East line of said Section 1, North
00'52'40" West 1,077.67 feet for a PLACE OF BEGINNING; thence North 89'03' 13'
West, 2,746.50 feet; thence North 02'50'06" West, 1,564.94 feet; thence South
89'25'49" East, 2,799.08 feet to the East line of said Section 1; thence along said East
line South 00'53'28" East, 1,580.75 feet to the PLACE OF BEGINNING, subject to
easements, restrictions and reservations of record, containing 100.00 acres more or
less.
2.3 ~
This ordinance shall be known and cited as the "First Baptist Church of Naples Planned
tlnit Development Ordinance".
2-1
SECTION III
Statement of Intent and Project Description
It is the intent of the First Baptist Church of Naples to establish a Planned Unit
Development meeting the requirements as set forth in the Collier County Land
Development Code (LDC). The purpose of this document is to set forth guidelines for
the future development of the project that .neet accepted planning principles and
practices, and to implement the Collier County Growth Management Plan.
3.2 Project DesCription and Phasing
The project is comprised of 100.00~ acres located within the southern half of Section
1, Township 49 South, Range 25 East, approximately one half mile east of Airport
Road and one mile north of Pine Ridge Road. Access to the site is provided from both
Orange Blossom Drive, a sixty (60) foot right-of-way, running west to a median
opening at Airport Road, and Livingston Road, running south to its intersection with
Pine Ridge Road. The project will provide a selected range of community facilities,
which will include a worship center, schools, pre-school and recreational facilities,
which will be necessary and complementary to the principal use of the site.
3.3 Land Use Plan and Project Phasing
A. The following phasing schedule and development intensities, are approximate
and are based on the best information available. Actual development intensity
and phasing will be determined based on the availability of need and funding.
The PUD Master Plan contains a total of five (5) tracts consisting of recreation,
open space, lakes, development areas and street right-of-way. The Master Plan
is designed to be flexible with 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, LDC and local,
state and federal permitting requirements. All tracts may be combined or
developed separately subject to compliance with the applicable dimensional
requirements contained within this document.
B. The anticipated time of build--out of the project is approximately fifteen (15.;
years from the time of issuance of the first building permit and will consist of
two (2) major phases. Phase I, beginning on or about the year 2000, will
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include the main worship facility, comprising approximately 55,000 S.F. to
75,006 S.F. and 60,000 S.F. to 80,000 for education and administration.
Included in this phase will be a pre-school facility for up to 100 children and a
400-student school.
Phase H, will commence on or about the year 2005. It will include expansion
of the worship facility and education/administration facility to approximately
120,000 S.F. each. The capacity of the pre-school facility will be expanded to
a total of 200 children and the school to 900 students.
Future construction beyond Phase II may include future school expansion, a 50-
bed (maximum 26 units per acre) adult congregate living facility, a conference
center and overnight lodging facilities for church conference guests (maximum
40 rooms), a children's home and other accessory uses permitted by the PUD.
3-2
SECTION IV
Generz! Development Regulations
The purpose of this Section is to set forth the development regulations that may be applied
generally to the development and use of the First Baptist of Naples Planned Unit Development
and Master Plan.
The following are general provisions applicable to the PUD Master Plan:
A. Regulations for development of the First Baptist Church of Naples PUD shall be
in accordance with the contents of this document, the PUD-Planned Unit
Development District and ::*her applicable sections and parts of the Collier
County Land Development Code (LDC) in effect at the time of building permit
application. Should these regulations fail to provide specific developmental
standards, then the provisions of the most similar zoning district in the LDC
shall apply.
B. Unless otherwise noted, the definitions of all terms shall be the same as the
definitions set forth in the LDC in effect at the time of building permit
application.
C. All conditions imposed and all graphic material presented depicting restrictions
for the development of the First Baptist Church of Naples shall become part of
the regulations which govern the manner in which this site may be developed.
D. Development permitted by the approval of this petition will be subject to a
concurrency review under the provisions of Div. 3.15 Adequate Public
Facilities of the LDC at the earliest or next to occur of either final SDP
approval, final plat approval, or building permit issuance applicable to this
development.
4.2 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 at
the time of construction plan approval.
4.3 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 other instruments shall be granted to ensure the
continued operation and maintenance of all services and utilities. This will be in
compliance with applicable regulations in effect at the time construction plans and plat
approvals are requested.
4.4 Amendments to the Ordinance
Amendments to this Ordinance and Master Plan shall be pursuant to Section 2.7.3.5 of
the Collier County LDC, as revised, at the time the arnendmelit is requested.
4.5 Eroject Plan Approval Requi~,~
Attachment "A", 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 recording of the final subdivision plat (if required), 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 a building permit or other development orders, the provision of
Section 3.3, Site Development Plans shall be applied to all platted parcels. Should no
subdivision of land take place, Section 3.3 shall be applicable to the development of all
tracts as shown on the PUD Master Plan.
4.6 Provision for Offsite Removal 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, offsite disposal is also hereby permitted subject to the
following conditions:
A. 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.
B. A timetable to facilitate said removal shall be submitted to the Development
Services' Manager for approval. Said timetable shall include the length of time
it will take to complete said removal, hours of operation and haul routes.
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C. All other. provisions of Section 3.5 of the LDC are applicable.
4.7 Sunset and Monitorin= Pro,/i$i ons
The First Baptist Church of Naples PUD shall be subject to Section 2.7.3.4 of the
LDC, Time Limits tbr Approved PUD Master Plans and Section 2.7.3.6 Monitoring
Requirements.
4.s
Any community recreation/public building/public room or similar common facility
located within the First Baptist Church of Naples PUD may be used for a polling place,
if de, termined necessary by the Board of County Commissioners upon recommendation
of the Supervisor of Elections in accordance with Section 2.6.30 of the LDC.
4.9 Native Vegetation
The entire area comprising the First Baptist Church of Naples has been previously
cleared and is currently in an active agricultural state. Division 3.9, Vegetation
Removal, Protection and Preservation, is, therefore, not applicable to the development
of this site.
4.1o
In addition to the areas designated on the PUD Master Plan as buffers and lakes, open
space will be allocated within each subsequent site development plan. Open space may
be in the form of landscaping, additional buffers, passive or active recreation areas and
water management facilities. The total aggregate of such amenities shall meet or
exceed the open space requirements of Sec. 2.6.32 of the LDC.
4.11 ~praying on Adjacent Farmlands to the South
The operation of the Church and various other permitted uses will not disrupt the
spraying of said agricultural lands.
4-3
SECTION V
Permitted Uses and Dimensional Standards
The purpose of this Section is to identify permitted uses and development standards for
areas within the First Baptist Church of Naples PUD designated on Exhibit "A" , PUD
Master Plan for Tracts A, B, C, D and R.
5.2 General Description
Tracts A, B~ C, D and R as shown on the PUD Master Plan, are designed to
accommodate a full range of principal uses, essential services and accessory uses.
The approximate acreage of tracts are depicted on the PUD Master Plan. This acreage
is based on conceptual designs. Actual acreages of all development tracts will be
provided at the time of Site Development Plan or Preliminary Subdivision Plat
approvals in accordance with Article 3, Division 3.3 and Division 3.2 respectively, of
the Collier County Land Development Code. All tracts are designed to accommodate
internal roadways, parking, open spaces, amenity areas, water management facilities,
and other similar uses.
5.3 permitted Uses and Structures
A broad range of complementary and compatible uses are permitted for the subject
property to achieve the project's intended purpose. Group I uses are the most intensive
uses and, therefore, are limited to Tract C only. These uses are permitted a maximum
height of fifty (50) feet. Group II uses are presumed to be lower intensity or
transitional uses from Group I uses, :herefore, their maximum height is thirty-five (35)
feet. More restrictive setbacks from the perimeter of the property are required for
certain Group II uses to further enhance compatibility with adjoining properties.
1. Group I Uses - Tract C only.
(a) Worship
(b) Education/administration
(c) Pre-school
(d) All Group II uses.
5-1
2. Group II - All other tracts, except D.
(a) Adult Congregate Living Facility (requires the same procedure
for a Conditional Use 2.7.,$).
Cc) Passive recreation.
(c) Active recreation* All uses and strucutres that may bc associated
with active recreation, including but not limited to gazcbo's,
bleachers, refreshment stands and fund-raising booths.
(d) Children's home.
(e) School* Parochial school only.
(f) Conference center/Lodging* 40 units maximum at 26 units per
acre. Lodging shall bc restricted to church conference guests,
students and missionary furlough housing only.
(g) Cemetery
(h) Day-care - only in conjunction with permitted uses.
*Please see Development Standards.
B. Any other use, excluding Category H uses as defined within the Group Care
Facility definition of the LDC, which is comparable in nature with the
foregoing uses and w~ct~ the Development Services Director determines w be
compatible.
C. Accessory Uses and Structures:
1. Accessory uses and structures, such as caretakers residence, parsonage
and storage/maintenance facilities, customaxily associated with principal
uses permitted within this district.
2. Any other use which is comparable in nature with the foregoing uses and
which the Development Services Director determines to be compatible.
5.4 Development Standards
A. The following represents the Development Standards for permitted uses and
structures:
Height Setback/Perimeter Mln. Front Yardm
Group I 50 feet 25 feet 25 feet
.Group I[ 35 feet _ 25 or 75 feet<i~ 25 fcc..t
{x~ See permitted uses Group H. Requires seventy-five (75) foot sethack f~om
project perimeter for active recreation, school or conference center.
From rights-of-way and internal drives, plus one (1) foot for
~:ac, h foot of height over thirty-five (35) feet.
5.5 Minimum Off-street Pa:'king and Off-street
Parking shall be provided for all uses and structures as required in Section 2.3, Off-
street Parking and Loading of the LDC.
5.6
Landscaping shall be required in accordance with Section 2.4 of the Collier County
LDC. In meeting the perimeter buffer requirements, the existing non-native
vegetation/citrus trees are permitted to be used in meeting the landscaping
requirements, however, additional a.'pplemental native planrings may be required to
achieve the intent and purpose of Section 2.4. Perimeter buffers shall not be required
during the development of any portion of Tract C, or the construction of any public or
private streets within the PUD site. Buffering may be required during the site plan
review process of all remaining tracts as determined appropriate by the Development
Services Director, based upon the type of use and its proximity to non-agricultural
uses.
s.7
Lighting shall be located so that no light is aimed directly toward a property designated
residential, which is located within two hundred (200) feet of the light source.
5.s
Signage shall be allowed as provided for within Section 2.5 Signs of the LDC.
5.9 Accessory_ Use and Structures
Development stanaards for accessory uses and structures shall be the same as for
permitted uses within the corresponding Principal Use Group.
5-3
SECTION VI
Environmental Standards
The purpose of this Section is to set forth the environmental commitments of the Project
Developer.
6.1 Petitioner shall be subject to the Collier County Comprehensive Plan Policy 12.1.3
contained in the Conservation and Coastal Management Element (discovery of a
archaeological or historical site, artifact cr other indicator of preservation).
6.2 Petitioner shall ob~in and submit documentation of all necessary local, state and
federal permits.
6.3 The applicant shall be subject to all environmental ordinances in effect at the time of
development order approvals.
6-1
· o°
SECTION VII
Transportation Requirements
The purpose of this Section is to set forth the transportation commitments of the project
developer.
7.1 The developer shall provide arterial level street lighting of the project entrance. Said
lighting shall be in place prior to the issuance of any Certificate of Occupancy.
7.2 The road impact fee shall be as set forth in Section 4.1 of the LDC, as amended, and
shall be paid at the time building permits are issued, unless otherwise approved by the
Board of County Commissioners.
The First Baptist Church of Napl, .'~ shall reserve a maximum of 275 feet along the
eastern boundary of the project for file future widening of Livingston Road and
associated water management requirements.
Orange Blossom Drive will be constructed between its existing easternmost terminus
and the future extension of Livingston Road. The roadway, if included in a future
amendment to the County's Growth Management Plan or 2020 Network Plan, may be
subject to a road impact fee credit. Impact fee credits accrue only in the situation
where Plan amendments occur prior to road development.
Orange Blossom Drive shall be designed and constructed as a minor collector road. If
water management is included in site improvements, the right-of-way may be limited to
sixty (60) feet in width.
Donation of said right-of-way easement and the calculation of road impact fee credits
shall be made in accordance with the provisions and requirements of Section 2.7.2.8.1
Dedication of the public facilities and development of prescribed amenitie5 of the
Collier County Land Development Code and the Collier County Road Impact Fee
Ordinance..
7.3 Internal access improvements shall not be subject to impact fee credits and shall be in
place before any certificates of occupancy are issued.
7.4 All traffic control devices used shall conform with the Manual on Uniform Traffic
Control Devices as required by Chapter 316.0745, Florida Statutes.
7.5 Connections onto Livingston Road:
(a) The Orange Blossom Drive connection shall be a full median access.
(b) The major entry (central connection) shall be a full median access.
(c) The secondary entry (south connection) shall be a controlled median access.
7-1
(d) All median openings and driveway locations shall be in accordance with the
Collier County Land Development Code and Access Management Policy, as
they may be amended. Median access and control shall remain under County
control unless established via a right-of-way agreement between the Board of
County Commissioners and the developer.
SECTION VIII
Utility and Engineering Requirements
The purpose of this Section is to set forth the utilities and engineering commitments of the
project developer.
A. Water distribution, sewage collection and transmission and interim water aM/or
sewage treatment facilities to serve the project are to be designed, constructed,
conveyed, owned and maintained in accordance with Collier County Ordinance
No. 88-76, as amended, and other applicable County rules and regulations.
B. All 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 service to the project, the sewer
customers shall be customers of the interim utility established to serve the
project until the County's offsite sewer facilities are available to serve the
project.
C. Prior to approval of construction documents by the County, the developer must
present verification pursuant to Chapter 367, Florida Statutes, that the Florida
Public Service Commission has granted territorial rights to the developer to
provide sewer service to the project until the County can provide these services
through its sewer facilities.
D. The utility construction documents for the project's sewerage system shall be
prepared to contain the design and construction of an onsite force main, which
will ultimately connect the project to the future central sewerage facilities of
Collier County. The force main must be interconnected to the pump station
with appropriately located valves to permit for simple redirection of the
project's sewage, when connection to the County's central sewer facilities
becomes available.
E. Prior to or at the time of submission of construction plans and final p!~t for the
project, the potable water supply from the Collier County Water-Sewer District
to serve this project shall be installed adjacent to the property and be in service.
8.2 F, ngimrs.
A. 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 and until approval of the proposed construction, in
8-1
accord{~nce with the submitted plans, is granted by the Development Services
Department.
B. Design and construction of all improvements shall be subject to compliance with
the appropriate provisions of the Collier County LDC.
C. Subdivision of site shall require platting in accordance with Section 3.2 of LDC
to define the right-of-way and tracts shown on the PUD Master Plan.
D. The developer and all subsequent petitioners are hereby placed on notice that
they shall be required to satisfy the requirements of all County ordinances or
codes in effect prior to or concurrent with any subsequent development order
relating to this site, including but not limited to Preliminary Subdivision Plats,
Site Development Plans and any other application that will result in the issuance
of a final or final development order.
8-2
SECTION IX
Water Management Requirements
The purpose of this Section is to set forth the water management commitments of the project
developer.
9.1 Detailed paving, grading and site drainage plans shall be submitted to the Development
Services Dcpartmcnt for review. No construction permits shall bc issued unless and
until approval of the proposed construction, in accordancc with tbc submitted plans, is
granted by the Development Services Department.
9.2 Design and construction of all improvements shall be subject to compliance with the
appropriate provisions of the Collier Count LDC, except that excavation for water
management features shall be allowed within twenty (20) feet from side, rear or
abutting property lines.
9.3 Landscaping shall not be placed within the water m~.nagement areas unless specifically
approved by the Development Services Department.
9.4 The wet season water table elevation shall be established at the time of South Florida
Water Management District permitting.
9-1
~._z,~.~= ~ ~I~ST BAPTIST CMU~C~ of NA'PL~S
~' "~' MASTS~ UTILITY PLAN
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. 96-2
Which was adopted by the Board of County Commissioners on the 13th day
of February, 1996, during Regular Session.
WITNESS my hand and the official seal of the Board of County
Commissioners of Collier County, Florida, this 20th day of February,
1996.
DWIGHT E. BROCK ...'~_~,. ~. '~ . '..
Clerk of Courts an~:,~'
Ex-officio to BoardS': -
County Commlsslo~::
By: /s/Ellie Ho'~:~
Deputy . ....,..~;,,,.....,."