Ordinance 91-111 ORDINANCE NO. 91-_]_13.__
AN ORDINANCE AMENDING ORDINANCE NUMBER
9l-Z02 THE COLLZ£R COUNTY ~D
DEVELOPMENT CODE WHICH INCLUDES THE
COMPREHENSIVE ZONING REGULATIONS FOR THE
UNINCORPORATED AREA OF COLLIER COUNTY,
FLORIDA AND AMENDING THE OFFICIAL ZONING
ATLAS MAP NUMBER 9513N BY CHANGING THE
ZONING CLASSIFICATION OF THE HEREIN
DESCRIBED REAL PROPERTY FROM "A" TO "PUD"
PLANNED UNIT DEVELOPMENT KNOWN AS
CARILLON PUD, A MIXED USE COMMERCIAL AND
RESIDENTIAL DEVELOPMENT FOR PROPERTY
LOCATED AT THE SOUTHEAST CORNER OF
AIRPORT-PULLING ROAD AND PINE RIDGE ROAD,
LOCATED IN SECTION 13, TOWNSHIP 49 SOUTH,
RANGE 25 EAST, COLLIER COUNTY, FLORIDA,
CONSISTING OF 43.21 ACRES; AND BY
PROVIDING AN EFFECTIVE DATE.
WHEREAS, George L. Varnadoe, representing Wallace L. Lewis,
' Jr., Trustee and Wilma Southeast, 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
~i!i Commissioners of Collier County, Florida:
~, .? SECT.'~ON ONE'
" The Zoning Classification of the herein described real
,: prop..~rty located in Section 13, To,ship 49 South, Range 25 East ,
Collier County, Florida,is changed from "A" to "PUD" Planned Unit
Development in accordance with the Carillon PUD Document, attached
hereto as Exhibit "A" and incorporated by reference herein. The
Official Zoning Atlas Map Number 9513N, as described in Ordinance
. Numb=_r 91-102, the Collier County Land Development Code, is hereby
~' amen,~ed accordingly.
:~ . SECT [ON TWO.'
]i;~'%':" This Ordinance shall becom& effective upon receipt of notice
.:.~ from the Secretary of State that this Ordinance has been filed
'~ with the Secretary of State.
PASSED AND DULY ADOPTED by the Board of County Commissioners
of Collier County, Florida, this //~;'~ day of ~,
1991.
BOARD OF COUNTY COMMISSIONERS
J/h'qlqS C. GIBEs~ CBE~ P~TRICI~ ~ GOODHIGHT~
.... ,' Th;s ordlnom~e {il,d with
Secr'ztury of Sl,:,te'~, Office the
~O~ ~. STUDENT and ackncw'er~'~ment of that
filina received lh,s ~ - day
PLANNED UNIT DEVELOP1V[ENT DOCUMENT
FOR
CARILLON
PREPARED BY:
GEORGE L. VARNADOE, ESQUIRE
Young, van Assenderp, Varnadoe and Benton, P.A.
801 Laurel Oak Drive, Suite 300
Naples, F~. 33963
DATE FILED: , 09;04/91
DATE REVISED: __
DATE APPROVED: 12/17/9~
ORDINANCE NUMBER: ..... 91o111
~.~ ~ .LIST OF MAPS AND TABLES
~' Page
~...
[?: A PUD Master Plan
.~, ,, 30
B Aerial Photograph/Location Map 31
:" C Water Management Plan 32
:'i." D Right-of-Way Summary Diagram 33
,, E Access Conditions
TABLES
.'. Table I Land Use S~ary 12
"~'' Table II Development Standards
-,7 ~.,.
.,%.¢,.
;',, ;,'. -.
TABLE OF CONTENTS
Statement of Compliance Page 4
Section I - Property Ownership and Legal Description Page 5
Section II - Project Development Pages 6- 11
Table I - Land Use Summary Page 12
Section III - Residential Land Use Pages 13- 14
Table II - Development Standards
"R" Residential Areas Page 15
Section IV - Open Space Areas Pages 16- 17
Section V - Commercial
Section VI - General Development Commitments
Pages 23 - 29
STATEMENT OF COMPLIANCE
It is the intent of Wallace L. Lewis, Jr., Trustee, and Wilma
~ . ' Southeast, Inc., a Florida Corporation, to create a Planned Unit
Development (PUD) to be known as Carillon, on 43.21 acres of land
~.~. located in Section 13, Township 49 South, Range 25 East, Collier
,~1. C~nty, Florida.
The residential and commercial facilities of the carillon PUD are
· consistent with the growth policies, land development regulations,
and applicable comprehensive planning objectives of Collier County
fo]: the following reasons:
~ ' A. The subject property is located within the County Urban
service areas and there are adequate available community
facilities and services to support the proposed residential
density and commercial intensity.
B. With regard to consistency with the Collier County Growth
Management Plan:
1. The project development is compatible and complementary
i to the surrounding land uses and future uses authorized
· by the Future Land Use Element.
2. Improvements are planned to be in compliance with
applicable land development regulations as set forth in
Objective 3 of the Future Land Use Element, except as
~ otherwise set forth herein.
3. The project development will result in an efficient and
economical extension of community facilities and services
as required by Policies 3.1.H. and 3.1.L. of the Future
Land Use Element.
4. The project development is planned to incorporate natural
systems for water management in accordance with their
natural functions and capabilities as required by
Objective 1.5 of the Drainage Sub-Element of the Public
Facilities Element.
5. The project is a mixed use planned unit development
located within a designated activity center (or the same
uses are allowed under the 75% rule), therefore the
proposed commercial uses and proposed density of the
residential development are consistent with the-Future
Land Use Element'of Collier County's Growth Management
Plan.
SECTION I
PROPERTY OWNERSHIP AND LEGAL DESCRIPTION
1.01 pROPERTY OWNERS~IR
The subject property is currently owned by Wallace L.
Lewis, Jr., as Trustee, whose address is 6843 Main
Street, Miami Lakes, Florida 33014.
Wilma Southeast, Inc., is the contract purchaser of the
commercial tract of the Carillon PUD pursuant to a
contract between Wallace L. Lewis, Jr., as Trustee and
Wilma Southeast, Inc., dated July 12, 1991.
1.02 LEGAL DESCRIPTION
Please refer to PUD Master Plan for detailed legal
description.
SECTION II
PROJECT DEVELOPMENT
2. O1 PURPOSE
The purpose of this Section :is to generally describe the
plan of the development and delineate the general
conditions that will apply to the project.
2.02 .INTRODUCTION.
A. Carillon is a 43.21 acre mixed use residential and
commercial development located in Collier County.
The property is generally located in the southeast
quadrant of the intersection of Airport Road and
Pine Ridge Road. The property is bounded on the
east by undeveloped property; on the south by
undeveloped property; on the west by Airport Road;
and on the north by Pine Ridge Road.
B. The project is not of a size to be a Development of
Regional Impact (DRI), being below 80% of the
individual thresholds for retail commercial and
residential projects, and below 80% of the
threshold for a project that constitutes two (2)
uses covered by the DRI statute.
C. Regulations for development of Carillon shall be in
accordance with the contents of this document, PUD-
Planned Unit Development District and other
applicable sections and parts of the Collier County
Land Development Code in effect at the time of
building permit application. Where these
regulations fail to provide developmental standards
then the provisions of the most similar district in
the County Land Development Code shall apply.
D. Unless otherwise noted, the definitions of all
terms shall be the same as the definitions set
forth in Collier County Land Development Code in
effect at the time of building permit application.
E. All conditions imposed and all graphic material
presented depicting restrictions for the
development of Carillon shall become part of the
regulations which govern the manner in which the
PUD site may be developed.
F. Unless modified, waived or excepted by this PUD the
provisions of other land development codes where
applicable remain in full force and effect with
respect to the development of the land which
comprises this PUD.
G. Development permitted- by the approval of this
petition will be subject to a concurrency review
under the provisions of Division 3.15 of the Land
Development Code at the earliest or next to occur
of either final SDP approval, final plat approval,
or building permit issuance applicable to this
development.
LAND USES
Table I is a schedule of the intended land use types,
with total dwelling units, acreage,' and total square feet
of commercial indicated. The arrangement of these land
use types is shown on Map A, Planned Unit Development
Master Plan. Changes and variation in design and
acreages shall be permitted during each subdivision phase
and at final design to accommodate topography,
vegetation, and other site conditions.
The final size of the recreation and open space lands
will depend on the actual requirements for conservation
areas, water management, roadway pattern, and dwelling
unit size and configuration.
At the time of Subdivision review and approval for each
subdivision phase, the location, size and configuration
of land use tracts shall be identified, along with the
assignment of permitted residential or commercial land
use types. The assignment of maximum allowed residential
density and/or commercial gross leasable floor area shall
also occur at the time of subdivision review and
approval. If the maximum allowed residential density or
commercial gross leasable area is not fully used within
that subdivision phase of the project, the unused
remainder may be assigned to another phase(s) of the
project. Final determination of the total multi-family
residential or commercial use shall be determined at time
of Site Development Plan'approval.
For each succeeding subdivision and/or Site Development
Plan, a table shall be included which summarizes the
total dwelling units and commercial floor area that has
been previously assigned and the total assigned ~or the
pending approval, in order to facilitate the County's
monitoring of the project.
2.On, PRQJ~CT DENSITy AND INTENSITY
The total acreage of the Carillon PUD is approximately
43.21 acres. The maximum number of residential dwelling
units to be built within the Carillon PUD is 180. The
maximum square footage of gross leasable area for
commercial uses is 319,000 square feet.
The residential parcel is within an Activity Center and
a density of up to 16 units per gross acre is allowed
pursuant to the Future Land Use Element of the
Comprehensive Plan. Higher densities are appropriate
from a planning perspective because of the proximity to
commercial activities, where the resulting needs of the
residential area can be satisfied. The density on
individual parcels of land throughout the project will
vary according to type of housing placed in each parcel
of land, but shall comply with the ~uidelines established
in this PUD document.
The commercial uses and intensities are appropriate since
over 75% of the project is located within an Activity
Center. Further, the mixed-use aspects of this PUD
comply with the intent and purposes of the Future Land
Use Element of the Comprehensive Plan.
2.05 P_~.RMITTED VAR!ATIOFS QF ~WELLING UNITS
All properties designated for residential uses may be
developed at the maximum number of dwelling units
allocated, provided that the total number of dwelling
units shall not exceed 180.
2.06 EASEMENTS FOR UTILITIES
All necessary easements, dedications, or other
instruments shall be granted to insure the continued
operation and maintenance of all service utilities in
substantial compliance with applicable regulations in
effect at the time of development.~
2.07 LJ%KE SITING
As depicted on the PUD ~aster Plan, lakes and natural
retention areas have been sited adjacent to existing and
planned roadways, and property lines throughout the
project. The goal is to achieve an overall aesthetic
character for the project, to permit optimum use of the
land, provide buffering to uses within and surrounding
the project, protect native vegetation, and to increase
the efficiency of the water management network.
Accordingly, the requirements described in Division 3.5
of the Land Development Code, may be reduced subject to
the approval of the Project RevieW Services Manager at
the time of Subdivision and/or Excavation permit
approval. Fill material from lakes is planned to be
utilized within the project, however excess fill
material, not to exceed 10%~ or a maximum 20,000 cubic
yards may be utilized off-site, subject to the provisions
of the Collier County excavation ordinance in effect at
the time of development. Removal of fill material in
excess of 10% of total or 20,000 cubic yards must meet
the requirements of a commercial excavation per Division
3.5 of the Land Development Code. Final lake area
determination shall be in accordance with the South
Florida Water Management District stormwater criteria and
Division 3.5 of the Land Development Code.
DEDICATION AND ~AINTENANCE OF FACILITIES
Roads and other infrastructure may be either public or
private, depending on location, capacity, and design.
Developer shall create appropriate homeowner and/or
condominium associations or identify other entities which
will be responsible for maintaining the roads, streets,
drainage, water and sewer improvements where such systems
are not dedicated to the County. Standards for roads
shall be in compliance with the applicable provisions of
Collier County Ordinances regulating subdivisions, unless
otherwise approved as an exception during Subdivision
Approval.
2.0!) S__ITE DEVELOPMENT PLAN APPROVAL
The provisions of Division 3.3 of the Land Developmen~
Code shall apply to the development of platted tracts or
parcels of land as provided in said Division prior to
the issuance of a building permit or other development
order.
2o10 MODEL UNITS ~
Model units shall be permitted within this project,
subject to the following ~provisions:
A. Models may be constructed prior to approval of a
plat.
B. Models may be permitted as "dry models" and must
obtain a conditional certificate of occupancy for
model purposes only. Models may not be permanently
occupied until a permanent certificate of occuFancy
is issued.
C. Models may not- be utilized as "sales offices"
without approval by and through the Site
Development Plan process. The SDP process shall not
be required for dry models pursuant to this
Section.
D. Prior to recorded plats, metes and bounds legal
description shall be provided to and accepted by
Collier County as sufficient for building permit
issuance. Said metes and bounds legal descriptions
must meet proposed plat co~figurations and all
models constructed pursuant hereto shall conform to
applicable minimum square footages, setbacks, and
the like as set forth herein.
E. Temporary access and utility easements may be
provided in lieu of dedicated right-of-ways for
temporary service to model units.
F. Sales, marketing, and administrative functions are
permitted to occur in designated model homes or
units within the project only as provided herein.
~ONSTRUCTION DEVELOPMENT STANDARDS
The standards for construction of all project
infrastructure, such as, but not limited to roads,
utilities, water management facilities, and other site
improvements such as, but not limited to, clearing,
grading excavation, landscaping and all similar types of
site improvements, except for habitable buildings and
structures, shall meet the standards set forth by Collier
county in the applicable ordinance or regulation in
effect at time of development.
The.procedures for the review and approval of project
infrastructure and site. improvements shall be that
process in effect at the 'time of review and approval in
accordance with Collier County regulations.
The standards and development permit procedures for all
habitable structures shall be in accordance with the
appropriate County requirements in effect at the time of
building permit application.
2.12 SALES CENTERS
A. Sales Centers may be constructed prior to recording
of a plat. Sales Centers may be serviced by a
temporary utility system (i.e., dry well and septic
tank/drainfield) prior to availability of central
utility systems at which time connection to the
central system will be made. Interim fire
protection facilities, in accordance with NFPA
requirements or as approved by the appropriate fire
district are required unless a permanent water
system is available to serve the Center.
B. Review and approval of Sales Centers shall follow
the requirements of the Site Development Plan
process ( Land Development Code Division 3.3) or
whatever approval procedure is in effect at that
time. A metes and bounds legal description ~hall
be provided as part of the application. Access to
the "Sales Center" shall be provided by a paved
road or temporary driveway which meets applicable
County standards as determined by the Project
Review Services Manager. A water management plan
must be provided which accommodates the runoff from
the Sales Center, the required parking and access
road/ driveway and any other impervious surfaces.
The system shall be designed to fit in with the
master water management system for the entire
development.
C. At the time of building permit application for a
Sales Center a temporary use permit shall be
obtained. Sales Centers may not be occupied unti~
a Certificate of Occupancy is issued. Models must
obtain a conditional Certificate of Occupancy for
model purposes only. Models may not be occupied
until a permanent Certificate of Occupancy is
issued.
2.13 ~PACT FEES
Development within the project shall be subject to all
lawfully adopted impact fees in effect at the time of
development.
CARILLON PUD
TABLE I
LAND USE SUMMARY
band Use Acreage InteDsity o( Use
Residential 6.23 acres 180 dwelling units
~':' Commercial 24.01 acres 319,000 square feet
i~~ Open Space/Lake/
~. Water Management 12.97 acres
TOTALS 43.21 ACRES
Not,;: Ail acreages are' approximate and are subject to change
and variation.
157
SECTION III
RESIDENTIAL LAND USE
3 0L PURPOSE
The purpose of this Section is to set forth the
regulations for the areas designated on Map A, Planned
Unit Development Master Plan, as "R" or Residential.
3.02 MAXIMUM DWELLING UNITS
A maximum number of 180 dwelling units may be constructed
on lands designated as "R" or Residential.
3.03 GENERAL DESCRIPTION
The area designated as "R" or Residential on the PUD
Master Plan are designed to accommodate multi-family
dwelling units of various types and designs.
The approximate configuration of 'the multi-family land
use tract has been indicated on the PUD Master Plan.
This acreage calculation is based on the conceptual
design and must be considered to be approximate. Actual
acreage of the residential development tract will be
provided at the time of platting. The residential tract
is designed to accommodate an internal roadway.
3.04 PER/4ITTED PRINCIPAL USES AND STRUCTURES
A. Multi-family dwellings, including garden
apartments, cjuster housing, villas, townhouses,
duplexes, attached single-family dweilings,
apartments, and zero lot line dwellings.
B. Water management facilities including likes and
lakes with seawall and other types of architectural
bank treatment.
C. Open space, commonly owned/administered
recreational facilities, community parks, and
similar uses, including but not limited to
shuffleboard courts, tennis courts, swimming pools,
boat docks and ramp, canoe launches, health trails,
bike paths and nature trails, boardwalks,
playgrounds, picnic areas and other types of
facilities intended for outdoor recreation.'
D. Any other use which is comparable in nature with
the foregoing uses and which the Collier County
Planning Services Manager determines to be
compatible in the district.
3.05. DEVelOPMENT STANDARDS
Table II sets forth the development standards for land
uses within the "R" Residential District.
Site development standards apply to platted development
parcel boundaries.
Front yard setbacks shall be measured from accessways as
follows:
A. If the parcel is served by~ a County dedicated
public right-of-way, setback is measured frem the
existing right-of-way line.
B. If the parcel is served by a private drive, setback
is measured from back of curb or edge of pavement,
whichever is closer to the structure.
Standards for parking, landscaping, signs, guard houses,
entrance gates and other land uses not specified herein
are to be in accordance with Collier County Land
Development Code regulations in effect at the time
permits are requested unless otherwise specified herein.
Unless otherwise indicated, setbacks, heights, and floor
a~ea standards apply to principal structures.
One sign on Pine Ridge Road shall be allowed to identify
the project and the entrance to the residential section.
Said sign shall not exceed a height of twenty (20) feet
above the finished ground level of the sign site nor may
the overall area of the sign face exceed one hundred
(100) square feet.
TABLE II
DEVELOPMENT STANDARDS
"R" RESIDENTIAL AREAS
PATIO, ZLL, CjustER OR
2-FAMILY ATTACHED OR MULTI-FAMILY
DUPLEX TOWN HOUSE
CATEGORY 1 2
Minimum Site Area 3,500 sq.ft. 1 Acre
per dwelling unit
Minimum Site Width 35' 150'
Minimum Site Depth 100' 100'
Front Yard Setback 20' 20'
side Yard Setback 0 or minimum 5' 20' or 0
if lakefront
Rear Yard Setback 15' or 10' if 20' or 0
lakefront if lakefront
Maximum Building Height
Stories Over Parking 2 6
Minimum Distance
Between Structures 0 or 10' 15' - 1 story
20' - 2-3 stories
30' - 4-6 stories
Minimum Floor Area 900 sq. ft. 500 sq.ft, for
efficiency and
one bedroom units
750 sq.ft, for
multi-bedroom
units
-15-
r50 , , 160
SECTION IV
OPEN SPACE AREAS
4.0i PURPOSE
The purpose of this Section is to set forth the
regulations for areas designated as open space.
4.0l. P~.RM!TTED USES AND STRUCTURES
NO building or structure, or part thereof, shall be
erected, altered or used, or land or water uses, in whole
or in part, for other than the following:
~]i". A. Parks, passive recreational ayeas, boardwalks.
~ B. Biking, hiking, health and nature trails, boat
! docks, canoe launches, boat storage.
~'!~ C. Equestrian paths.
D. Water management facilities and lakes, as approved
by the South Florida Water Management District,
~i~,. roadway crossings and utility crossings.
'~.' E. Recreational shelters, active park facilities and
./'. restrooms, off street parking, lighting .and
~. signage.
'~. F. Any other activity or use which is comparable in
nature with the foregoing uses and which the
Collier County Planning Services Manager determines
~, to be compatible with the intent of this district.
~i 4.0~ DEVELOPMENT STANDARDS
· ~?.· A. Overall site design shall be.harmonious with the
~ area's natural characteristics.
B. . All work proposed in wetland areas designated on
~"~. the PUD Master Plan .shall be reviewed and approved
,. by the Collier County Project Review staff and
appropriate county, state or federal regulatory or
· jurisdictional agency prior to the commencement of
any such activity.
The County may request copies of permits from all
appropriate regulatory agencies or jurisdictional
agency prior to construction plan approval.
conservation areas are subject to jurisdictional
agencies review and listed usages do not guarantee
that those usages will be approved.
Standards for parking, landscaping, signs, guard
houses, entrance gates and other land uses not
specified herein are to be in accordance with
provisions of the Collier County Land Development
Code in effect at the time permits are requested
unless otherwise specified herein.
Any right-of-way dedication required of the project
shall be considered part of the project for
purposes of acreage, density, and open space
requirements.
SECTION V
COMMERCIAL
5.01 pURpOSE
The purpose of this Section is to set forth the
regulations for the area designated on Map A, PUD Master
Plan, as "C" Commercial
5.02 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. Antique shops; appliance stores; art studios;
art supply shops; automobile parts stores,
including installation; automobile service
stations with car wash; auto repairs and
service - inside only; awning shops.
2. Bakery shops; bait and tackle shops; banks and
financial institutions, including drive-in
windows; barber and beauty shops; bath supply
stores; bicycle sales and services; blueprint
shops; bookbinders; book stores; business
offices; business machine services.
3. Carpet and floor covering sales - which may
include storage and installation; child care
centers; clothing stores; cocktail lounges;
commercial recreation uses - indoor;
confectionery and candy stores; conuenience
stores; computer sales and service.
4. Delicatessens; department stores; drug stores;
dry cleaning shops (including collection and
delivery); dry goods stores; drapery shops.
5. Electrical supply stores; express offices;
equipment rentals including lawn mowers and
power saws, which may include their repair and
sale.
6. Fish market - retail only; florist -shops;
fraternal and social clubs; furniture stores;
furrier shops.
-18-
7. Garden supply stores - outside display in side
and rear yards; gift shops; glass and mirror
sales - including storage and installation;
gourmet shops.
8. Hardware stores; health food stores; hobby
supply stores.
9. Ice cream stores; interior decorating
showrooms.
10. Jewelry stores.
11. Laundries; laboratories; leather goods; liquor
stores; locksmiths; lakes and water bodies
with seawalls or other architectural bank
treatments, in addition .to conventional lake
banks.
12. Markets - food; markets - meat; millinery
shops; motion picture theaters; music stores;
mortgage brokers.
13. New car dealerships - outside display
permitted; news stores; night clubs.
14. Office - general and professional, including
medical clinics; office supply stores.
15. Paint and wallpaper stores; pet shops; pet
supply shops; photographic equipment stores;
pottery stores; printing; publishing and
mimeograph service shops; private clubs.
16. Radio and television sales and services; radio
stations (offices and studios), and auxiliary
transmitters and receiving equipment, but not
principal transmission tower; research and
design labs; restaurants - including drive-in
or fast food restaurants, in addition to full
service.
17. Shoe repair; shoe stores; shopping centers;
souvenir stores; stationery stores;
'. supermarkets.
18. Tailor shops; taxidermists; tile sales -
ceramic tile; tobacco shops; toy shops;
tropical fish stores. ~'
~00~
19. Variety stores; vehicle rental - automobiles
only.
20. Watch and precision instrument sales~ and
repair shops.
21. Any other commer'cial use or professional
service which is comparable in nature with the
foregoing uses and which the collier County
Planning Services Manager determines to be
compatible in the district.
B. Permitted Accessory Uses and Structures: Accessory
uses and structures customarily associated with the
permitted principal uses and structures.
1. Caretaker's residence.
DEVELOPMENT STANDARDS
A. Minimum Lot Area: Ten thousand (10,000) square
feet.
B. Minimum Lot Width: One hundred (100) feet.
C. Minimum Setback Requirements (Internal):
1. Front setback: Twenty (20) feet.
2. Side setback: None, or a minimum of five ~(5)
feet with unobstructed passage from front to
rear yard.
3. Rear setback: Fifteen (15) feet.
4. Waterfront setback: Zero (0) feet to seawall,
bulkhead, or rip rap, otherwise fifteen (15)
feet.
5 Parcels with two (2) frontages may reduce one
(1) front setback by ten (10) feet.
D. Minimum setbacks and buffers from external right-
of-ways:
1. Pine Ridge Road: Fifty (50) foot building
setback, except that canopies for automobile
service stations require only a thirty (30)
foot setback, provided that no pumps or pump
islands are located closer than forty (40)
feet. A twenty (20') foot landscaped buffer
shall be provided until Pine Ridge Road is
six-laned, at which time the landscaped'buffer
may be reduced to eight (8') feet, provided
that an eighty percent (80%) opacity shall be
achieved with the 8' buffer.
~'~. 2. Airport Road: Fifty (50) foot setback,
'~.~' except that canopies for automobile service
stations require only a thirty (30) foot
'~'~ .setback, provided~ that no pumps or pump
islands are located closer than forty (40)
feet. Since the Airport Road Canal provides a
buffer and because of the required right-of-
~. way dedication, an eight (8') foot landscaped
~]? buffer will be provided along Airport Road.
E. Maximum Height: Fifty (50) feet, except for non-
functional architectural elements (such as a bell
~ towers) which shall have a maximum height of
?- seventy-five (75) feet.
%1 F. Minimum Floor Area of Structures: One thousand
,?i (1,000) square feet per principal structure cn the
~' ground floor. Kiosk vendors, concessions, and
~? temporary or mobile sales structures are permitted
to have a minimum floor area of twenty-five (25)
square feet, and are not bound by setback
~' requirements.
/ G. Maximum Gross Leasable Floor Area: 319,000 square
,~ feet
H. Maximum Density of Hotel, Motel, and Transient
Lodging Facilities: 26 rooms per acre.
I. Distance Between Structures: Same as for side yard
setback.
.~:%=~ J. Standards for parking, landscaping, signs, guard
~/~' houses, entrance gates and other land uses not
specified herein are to be in accordance with
i~ Collier County Zoning and Signage regulations in
'~ effect at the time permits are requested unless
otherwise specified herein. Unless otherwise
indicated, setbacks, heights, and floor area
standards apply to principal structures.
K. Establishments selling alcoholic beverages for
consumption on premises shall not be subject to a
.. minimum distance requirements from one another
!~ within this PUD.
-21-
L. Prior to obtaining building permits for principal
commercial structures exceeding 25,000 square feet,
the developer shall provide the Community
Development Administrator with certified copies of
leases or other written commitments from two (2)
major retail tenants to occupy a total of 74,000
square feet gross leasable area.
M. All buildings, landscaping and visible
infrastructure shall be architecturally and
aesthetically unified. Said unified architectural
~ theme shall include a similar architectural design,
use of materials and colors throughout all of the
buildings to be erected on the site. Landscaping
~ and streetscape materials shall also be similar in
:'~' design throughout the site. A conceptual design
master plan shall be submitted concurrent with the
first application for Site Development Plan
~" approval.
-22- "
SECTION VI
GENERAL DEVELOPMENT COMMITMENTS
6. O1 p ,URPOS~
The purpose of this Section is to set forth the
development commitments of the project.
6.02 PUD MASTER PLAN
A. The PUD Master Plan (Map A) is an iljustrative
preliminary development plan. The design criteria
and layout iljustrated on the PUD Master Plan shall
be understood to be flexible, so that the final
design may satisfy project criteria and comply with
all applicable requirements of this ordinance.
B. All necessary easements, dedications, or other
instruments shall be granted to insure the
continued operation and maintenance of all service
utilities.
C. Site design changes shall be permitted subject to
Collier County staff administrative approval, where
such changes are consistent with the intent of this
PUD document and do not cause significant impact to
surrounding properties abutting Carillon.
6.03 EI~;IRONMENTAL
A. Petitioner shall be subject to Collier County
Growth Management Plan Conservation and .Coastal
Management Element and the Collier County Land
Development Code Article 3.
B. Petitioner shall be subject to Collier County Land
Development Code Division 2.4 and Division 3.9.
C. Petitioner shall be subject to Collier County Land
'Development Code Section 2.2.25.
D. Petitioner shall obtain all necessary local, state,
and federal permits. Copies of appropriate
jurisdictional delineations are required at the
time of subdivision master plan per the Project
Review Services Manager.
-23-
E. Prior to preliminary site development plan
approval, a hazardous waste, assessment shall be
submitted to the appropriate governmental agency,
with a copy to Collier County Pollution Control
Department.
WATER MANAGEMENT
A. Detailed paving, grading, and site drainage plans
shall be submitted to Project Review Services for
review. No construction permits shall be issued
unless and until approval of the proposed
construction in accordance with the submitted plans
is granted by Project Review Services.
B. In accordance with the Rules of the South Florida
Water Management District, (SFWMD) Chapters 40E-4
and 40E-40 this project shall be designed for a
storm event of 3-day duration and 25-year return
frequency.
c. An Excavation Permit will be required for the
proposed lake(s) in accordance with Collier County
Land Development Code and SFWMD rules. Some of the
lakes proposed do not meet the minimum setback
requirements of the Land Development Code. The
master plan shall be revised to meet the minimum
setback requirements or documentation shall be
provided during the Subdivision Master Plan process
to allow a reduction in the setback with
appropriate barriers provided.
D. A Big Cypress Basin right-of-way permit allowing
discharge into the Airport Canal shall be provided
prior to final construction plan approval.
TRANSPORTATION
A. The developer shall provide ~ppropriate left and/or
right turn lanes on Airport and Pine Ridge Roads at
all project accesses.
B. The developer shall: provide arterial level street
lighting at all project accesses.
C. The developer shall provide a fair share
contribution toward the capital cost of traffic
signals, except as otherwise provided in Exhibit E,
including interconnection where applicable,~at any
project access when deemed ~arranted by the County.
-24-
The signals will be owned, operated and maintained
by Collier County.
D. The developer shall dedicate twelve (12') feet of
right-of-way along the project's entire frontage on
Airport Road and thirty-seven (37') feet of right-
of-way along the frontage on Pine Ridge Road up to
three hundred twenty (320') feet from the
intersection of Pine Ridge and Airport Roads where
the dedication will increase pursuant to the
'"~ diagram attached as Exhibit "D" hereto. The
~i~' dedications are for the purpose of accommodating
'~ the proposed ~x~a~sio~ oX tb~e ro~ay~ a~YJ
~ dedications is considered site related, but the
dedications are for mitigation pursuant to Policy
5.1 of the Future Land Use Element of the Collier
County Growth Management Plan and no impact fee
credits shall be claimed as a result of said
dedication. All dedications shall be in the form
of easements and shall be accomplished prior to
issuance of any building permits for the project.
ii'~ E. Impact fees for all the commercial portion of the
project would be paid at the first to occur of:
(a) as provided by Division 3.15 of the Land
Development Code and Section 2.02.G. of the
:~ PUD; or
(b) within thirty (30) days of the County awarding
a contract to construct the intersection
improvements on Airport Road at Pine R/~ge
Road, but Dot ~ooner ~han December l, 1992.
:~% (c) No impact fee credits shall be applied for on
,.,~
~ this development as 'a result of the provision
?~'.~ of affordable housing.
· ~ (d) Said fees shall be placed in the impact fee
account of the appropriate impact fee
~' district, and shall not be held in escrow.
The applicable Certificate(s) of Public
Facility Adequacy shall be issued. The fees
are to be a credit toward the applicable fee
required at the time of the issuance of
building permits, pursuant to th~ County's
Policy, as if the prepaid fees had been placed
.,! in escrow. '
-25-
F. As a condition of approval, Developer is required
to coordinate with the proposed development to the
east so a~ to provide a suitable roadway connection
be~wQon the two pro~0~tm,
G Exhibit "E" ACCESS CONDITIONS, sets forth the type
and location of access points under various roadway
conditions and other important commitments, and the
same are made a part hereof as if repeated verbatim
herein.
~ H. The owner and successors in title shall pay 25% of
the total costs of traffic signals and their
~ installation on Airport Road at Pine Wood Circle.
6.06 UTILITIES
Sewage collection and transmission 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.
All customers connecting to the 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.
'~ The utility construction documents for the project's
/i~"' sewerage system shall be prepared so that all sewage
~'~ flowing to the County's master pump station is
'..~.'" . transmitted by one (1) main on-site pump station. Due to
?':; the design and configuration of the master pump station,
;"' flow by gravity into the station will not be possible.
The Developer's Engineer shall meet with the Count'y staff
prior to commencing preparation to construction drawings,
so that all aspects of the sewerage system design can be
coordinated with the County's sewer master plan.
~ The existing off-site sewage transmission facilities of
· the district must be evaluated for hydraulic capacity to
serve this project and improved as required outside the
project's boundary to ~rovide adequate capacity to
· t'ransport the additional wastewater generated without
· adverse impact to the existing transmission facilities.
Prior to construction plans approval, a letter fFom the
city of Naples Water/Sewer District stating that the
District has reviewed and approved the water facilities
construction documents for service to the project shall
be submitted.
-26-
6.07 SIGNAGE
A. General
1. All County sign regulations shall apply unless
such regulations .are in conflict with the
conditions set forth in this section.
2. For the purpose of this PUD
Document/Ordinance, each platted parcel shall
be considered a separate parcel of land and
shall be entitled to any sign as permitted
herein.
3. Should any of the signs be requested to be
placed within the public right-of-way, a
right-of-way permit must be applied for and
approved.
4. All signs shall be located so as not to cause
sight distance problems.
5. Right-of-ways may be utilized for decorative
landscaped entrance features and signage if
prior approval is received from Project Review
Services.
B. Directory Signs
1. One (1) sign with a maximum area of 250 square
feet per sign face shall be permitted at the
main entrance to the commercial tract on both
Pine Ridge and Airport Roads.
2. Directory signs shall not exceed a height of
25 feet above the finished ground level of the
sign site.
3. Directory signs may be lighted provided all
lights are shielded.
4. The setback for the sign from the Airport Road
right-of-way shall be 10 feet.
C. Project Signs
1. Project signs, designed ~o promote the
project, or any principal use within the
project, shall be permitted along th~ east
side of Airport Road, the south side of Pine
Ridge Road, and on all land tracts within
-27-
Carillon limits subject to the following
conditions:
a. Project signs shall not exceed a height
of twenty (20) feet above the finished
~,~ ground level of the sign site nor may the
~i overall area of the sign exceed one
..... hundred (100) square feet per face.
b. A maximum of five (5) project signs shall
%~i' be permitted. An additional intersection
~? sign shall be permitted at the
~ intersection of Pine Ridge Road with
Airport Road, which sign may have two (2)
faces, one for Airport Road and one for
Pine Ridge Road.
c. Project signs may be lighted provided ail
lights are shielded.
6.08
A. Detailed paving, grading, site drainage and utility
plans shall be submitted to Project Review Services
~?' for review No construction permits shall be
issued unless and until approval of the proposed
construction in accordance with the submitted plans
is granted by Project Review Services.
B. Design and construction of all improvements shall
: be subject to compliance with the appropriate
provisions of the Collier County Ordinance
regulating subdivisions, unless otherwise approved
as an exception to said regulations during
": Subdivision Master Plan approval.
C. Platting shall be accomplished when required by
· Collier County Ordinances regulating subdivisions.
'i' D. Work within Collier County right-of-way shall meet
~' " the requirements of Collier County right-of-way
"~ ' Ordinance 82-91.
:~" E:. Internal access int:o tracts as shown on the PUD
i-~ Master Plan is informational only. Exact locations
. shall be determined during Subdivision or Site
' Development Plan approval.
· ' -28-
1"50 173'
6.09 EXCEPTIONS TO SUBDIVISION REGULATIONS
Exceptions to subdivision regulations shall be requested
at the time of application for subdivision approval in
accordance with applicable subdivision regulations in
effect at the time of development.
-29-
EXHIBIT "A"
PINE RIDGE ROAD .--[ '~~ ~
;
'
......... g CONCEP~M ~S~R P~
~ ~kMA SOH~i~ST, INC.
EXHIBIT
...::.. ,~
::
.
~,','~1, ~
%.
. . ',~ ~ . ,
AERtAL PHOTOGRAPH
EXHIBIT "C"
I .~ ~1~2 PINE RiD ROAD ,, ~ ~'~' --~
CARILLON PI.rD
ACC ,ESS CONDITIONS
PUD Access points and lane configurations for Airport Road and
Pine Ridge Road shall consist of and be limited as set forth herein
and depicted in the attached Access Point Exhibit.
1. Developer shall dedicate to the County by easement twelve
(12) feet of right-of-way along the PUD's entire frontage on
Airport Road and thirty-seven (37) feet of right-of-way along the
frontage on Pine Ridge Road up to three hundred twenty (320) feet
from the intersection of Pine Ridge and Airport Roads where the
dedication will be increased to accommodate a grade separated
intersection and supporting infrastructure as depicted on
Exhibit "D" to the PUD document adopted by the County. Although
neither of these dedications is considered site related, these
dedi=ations are for mitigation pursuant to Policy 5.1 of the
Transportation Element of the Collier county Growth Management
Plan. These dedications are not eligible for a credit against road
impact fees. These dedications shall be made prior to the issuance
of any building permits for the PUD. Right-of-way d'edications
include sufficient area for acceleration/deceleration turn lanes
for Access Points A through E under both four and six lane
conditions, but if the intersection of Pine Ridge/Airport Roads
becomes grade separated Developer may be required to provide
additional right-of-way to provide acceleration/deceleration lanes
a't the Project Entrance(s). Costs of these additional
rignts-of-wa~ and relocation of Project Entrance
acceleration/deceleration lanes will be borne by Developer.
Road impact fees for all of the commercial portion of the
PUD shall be paid at the first to occur of:
A. As provided by Adequate Public Facilities ordinance
No. 90-24 and Section 2.02.G of the PUD document adopted by
the County; or
B. Within thirty (30) days of the County awarding .a
contract to construct the intersection improvements on Airport
Road at its intersection with Pine Ridge Road, but not sooner
than December 1, 1992.
These dedications and the condition requiring earlier
paym~nt of road impact fees will allow intersection improvements on
the Airport Road portions of the intersection at Airport and Pine
Ridg~ Roads to occur at the same time that Pine Ridge Road from
Airport Road west is being six-laned, and to provide the ultimate
right-of-way for both roads to be six-laned. The County agrees to
construct the six-lane intersection improvements on Airport Road at
the same time that Pine Ridge Road is expanded to six lanes from
Airport Road west.
2. The access points to the PUD shall consist of, but ba
limited to, those depicted on the attached Access Point Exhibit and
are identified as Access Points A through E.
3. The developer's obligation for these access point
.improvements shall include the full costs of design and
engir.eering, utility relocation, right-of-way acquisition and
dedication (if any), construction of turn lanes, acceleration and
deceleration lanes, construction inspection, contract
administration, and testing. The alignment, design, and
construction schedule for these improvements shall be approved by
the ¢'ollier County Transportation Division.
A. Under both a four-lane and six-lane condition,
Access Point A, being the southerly most access point on
Airport Road, shall be right turn in and right turn out;
however, Developer has the option, at its own expense, to
reconfigure a median opening to provide a south-bound
left-turn-only lane to provide access to Point A. It is
anticipated that construction of this access point would
require construction of a bridge or box culvert structure to
sarry traffic over the existing canal on the east side of
Airport Road and any such construction to accommodate this
.~ccess point would be at Developer's expense.
B. Under both a four-lane and six-lane condition,
Access Point B, being located directly opposite the entrance
~o the Falls Planned Unit Development, shall be a full access,
four way intersection. Under a four-lane condition, a bridge
or box culvert structure to provide access over the canal will
be constructed at Developer's expense, and at the time that
Airport Road is six-laned, the existing canal may need to be
either partially relocated or partially enclosed to
accommodate the acceleration and/or deceleration lane(s) only.
If such an improvement is required for this access point, the
Developer shall have the option to partially relocate or
partially enclose the existing canal at its expense. The
bridge or box culvert structure to be constructed under the
four-lane condition for this access point shall either be
built to accommodate the future six-lane condition or must be
replaced at the time of six-laning at the Developer's expense.
C. Access Point C, being the m6st northerly Access
Point and closest to the intersection of Airport and Pine
Ridge Roads, shall be limited to right turn in and right turn
out only under both four-lane and six-lane conditions. Under
a four-lane condition, a bridge or box culvert structure to
provide access over the canal will be constructed at
Developer's expense. In order for this Access Point to remain
under the six-lane condition, an appropriate capacity analysis
and design are required in addition to the possible enclosure
of the canal between Pine Ridge and the driveway with a
suitable structure If any additional canal enclosure is
necessary to accommodate Project Entrance acceleration.and/or
deceleration lane(s) (as opposed to canal enclosure
accommodate the six-laning), the additional canal enclosure
expense shall be at the Developer's expense.
D. Access Point D, being the westerly most Access Point
on Pine Ridge Road, shall be limited to right turn in and
right turn out under both fou~-lane and six-lane conditions.
E. Access Point E, being the easterly most Access Point
on Pine Ridge and located opposite the entrance to the YMCA,
shall be a full access, four way intersection, both under
four-lane and six-lane conditions.
4. All Access Points shall have a throat length of
seventy-five (75) feet for entry stacking. Traffic signal systems
shall, be installed at Access Points B and E, at Developer's
expense, as a condition of obtaining a certificate of occupancy for
a major tenant in the commercial portion of the PUD, Developer
shall receive reimbursement for fifty percent (50%) of the cost of
the traffic signal system at Access Point B when the first building
permit is issued for construction of the Falls PUD. Developer
shall not receive any reimbursement for the cost of the traffic
signal system at Access Point E.
5 With regard to the future six-lane rights-of-way as
depicted on Exhibit "D" to the PUD, the setbacks specified in the
PUD shall be applied as if the rights-of-way depicted on Exhibit
"D" have already been conveyed to the County. Within the front
twenty-five (25) feet of these setbacks, Developer may maintain
land~cape buffering, parking, signage, lighting and water retention
area.~. It is the mutual intent of the Developer and the County to
minimize potential business damages if additional lands should be
required for additional right-of-way or other public purposes in
the future. Should the County require these additional lands, the
lands shall be acquired on the basis of the following valuation:
A. If such lands are acquired within seven (7) years of
the date of PUD approval, the lands shall be conveyed at a
price to be agreed upon between the Developer and the County
based upon the fair market value of ~he land at the time of
PUD approval, and the Developer shall be responsible for
providing an appraisal of the fair market value as of the
rezoning date;
B. If such lands are acquired more than seven (~) years
after the approval of the PUD, the lands shall be conveyed at
a price to be agreed upon between the De~eloper and the County
based upon the fair market value of the land at the time of
PUD approval, plus an increase by five percent (5%) of such
value per twelve (12) month period, prorated, for each such
twelve (12) month period, or fraction thereof, after the end
of the seventh (7) year following PUD approval; however, this
valuation agreement shall only apply to the front twenty-five
(25) foot buffer area and shall not apply to the remaining
twenty-five (25) feet of setback area.
6. With regard to all rights-of-way, the Developer shall
hav~ the right to maintain landscaping and signage on any
und(~veloped portion thereof subject to the review and approval of
the appropriate County agencies. Maintenance responsibilities for
such landscaping and signage shall be the responsibility of the
:Developer, and relocation of any signage shall be the
responsibility of the Developer at such time as the right-of-way is
required by the County for roadway or other public use development.
7. The Developer shall provide arterial level street
lighting at all project Access Points. All traffic control devices
shall conform with Manual.on Uniform Traffic control Devices as
required by Chapter 316.0747, Florida Statutes
8. Required improvements which are si~e related as defined
in ordinance 85-55, or as it may be amended or its successor
ordinance, shall not be applied as credits toward road impact fees
required by such Ordinance. Such improvements shall be in place
prior to the issuance of any Certificates of Occupancy.
9. Unless exempted during the Preliminary Subdivision Plat
process, the developer shall provide sidewalks/bike paths as
required by the Land Development Code, except where the same is to
be provided by the County during the Pine Ridge/Airport Roads
intersection improvements or six-laning improvements.
· STATE OF FLORIDA )
COUNTY OF COLLIER )
I, 3AMES G. GILES, Clerk of Courts in and for the
Twentieth Judicial Circuit, Collier Gounty, Florida, do
hemeby certify that the foregoing is a true copy of:
Ordinance No. 91-111
which was adopted by the Board of County Commissioners on
thc: 17th day of December, 1991, during Regular Session.
WITNESS my hand and the official seal of the Board of
County Commissioners of Collier County, Florida, this 23rd ..
da~' of December, 1991.
?,' JAMES G. GILES
Clerk of Courts and Clerk\T~~}'~$~
~!.. Ex-officio to Board of .~':.'"~:
· County Commissioners ~ · .-
' ' Deputy Clerk ', ' ' ." -'
~ ~' L'~, ~ ~, L~'''