Ordinance 87-092· -mn m
WHXRF2~, %;ileon, Hiller, Barton, Soll & Peek representing
RaTmond W. Hiller, petitioned the ~oard of Covnty Commissioners ~o
c~n~e ~be Zo=i=~ Cia.~ff~ca~ o~ the bereim de~cr~be~ real
~r~er~; ,
N~, ~~ ~g IT ~AI~ by the ~ard of Cmmty
Couaiseio~ars of Collier County, ~lorida:
SEctioN ONE:
The Zoniug Classification of the herein described real property
located in Section 23, T~.-nehip 49 South, Range 25 East, Collier
County, Florida ia changed from A-2 to "PUD" Planned Unt=
Development in accordance ~ith the I~D 4octman~ attached hereto
Exhibit "A" ~ich ia incorporated herein and by reference made part
hereof. The Official Zoning Atlas Nap HunBer 49-25-6, as described
in Ord!~gce 82-2, ia hereby amended accordin~ly.
This Ordinance shall become effective upon raceip~ of notice
thac is has been filed with the Secretary of Stats.
DATE= _Nov,,,~*~r__ 17, 1987 BOARD OF COUFI"Z
BAILEY EXECUTIVE PARK.
A PLANNED UNIT DEVELOPMENT
8 Acres located in ~ection 23,
Township 49 South, Range 25 East,
Collier County, Florida
PREPARED BY=
WILSON, MILLER, BARTON, SOLL ~ PEEK, INC.
1383 AIRPORT ROAD, NORTH
NAPLES, FLORIDA 33942
November 17, 1987
DATE APPROVED BY BCC; N~v~;ber 17~ 1987
ORDINANCE NUMBER: -u'-;~ .....
TABLE OF CONTENTS
SECTION I
STATEMENT OF COMPLIANCE ............................
SECTION II
PROPERTY OWNERS~{IP AND LEGAL DESCRIPTION ........ .. .
PAGE
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-2-
SECTION III
STATEMENT OF INTENT AND PROJECT DESCRIPTION ........
SECTION IV
PERMITTED USES AND DEVELOPMENT STANDARDS .......... .
SECTION V
GENERAL DEVELOPMENT COMMITMENTS ....................
SECTION'VI
E~RIBITS AND ATTACHMENTS
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-4-
-5-
3:1.
SECTION I
STATEMENT OF COMPLIANCE'
The purpose of this section is to express the intent of-Raymond W.
Miller, Trustee, 1383 Airport Road, North, Naples, Florida 33942,
hereinafter referred to as applicant or sponsor, to develop
property located in part of Section 23, Township 49 South, Range
25 EaSt, Collier County, Florida. 'The name of this proposed
develo~ent shall hence forth be known as Bailey Executive Park.
The development of this Planned Unit Development will be in
compliance with the planning goals and objectives of Collier
County as set forth in the Comprehensive Plan. The development
will be consistent with the growth policies and land development
regulations of the Comprehensive Plan Land Use Element and other
applicable documents for the following reasons:
1. The subject property has the necessary ra~ing points to
determine availability of adequate community facilities and
services in conformanc~ with the Collier County Comprehensive
Plan.
2. The development shall be compatible with and complimentary
to the surrounding land uses.
: 3. All improvements shall be in compliance with applicable
regulations.
4. The number of egress and ingress points shall be limited so
as to minimize the impact upon the traffic flow along Bailey
Lane and Airport Roads.
The project will be served by a complete range of services
and utilities.
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SECTION I!
PROPERTY OWNERSHIP AND LEGAL DESCRIPTION
2.1 Property Ownership
The subject property is currently owned by. Raymond W. Miller,
i Trustee, 1383 Airport Road, North, Naples, Florida 33942.
2.2 Legal Description
The subject property is describe~ as follows~
Parcel 1: NE 1/4 of SE 1/4 of SE 1/4 of NE 1/4 less east 100'
right-of-way,~ less north 30' right-of-way
Parcel 2: W 1/2 of SE 1/4, of SE 1/4 of NE 1/4 less north 30' r [ght-of-way
Parcel 3~ SE 1/4 of SE 1/4, of SE 1/4 of NE 1/4, less east 100'
right-of-way
All located in Section 23, Township 49 South, Range 25 East,
Collier County, Florida.
Also see Map of Boundary Survey WMBS&P File No. 4G-662.
2-1
33'
SECTION
STATEMENT OF INTENT AND PROJECT' DESCRIPTION
3.1 INTRODUCTION
It is the sponsor's intention 'to create a professional
office park with associated support facilities.
3.2 k. COMPLIANCE WITH APPLICABLE ORDINANCES
The project is intended to be in compliance with the
applicable Collier County Zoning and Subdivision regu-
lations as well as other Collier County development codes
in effect at the time permits and/or plats are requested.
3.3 LAND USES
The arrangement of land use types is shown on the P.U.D.
Master Plan· Minor. changes and variations in design and
acreages shall be permitted at final design to accommodate
topography, vegetation, and other site conditions. The
specific location and size of individual tracts and the
assignment of building area thereto shall be submitted to
the Zoning Director for approval, ~s described in Section
3.3 of this document. The final size of the open space
lands will depend on the actual requirement for water
management, roadway pattern, and building unit size and
configuration. The usable open space requirement of 30%
for the project shall be met. Calculation of open space
shall not include small strip landscape islands in the
parking lots.
3.4 RESERVATION OF NATURAL VEGETATION AND TREE REMOVAL
Clearing, grading, earthwork, and site drainage work shall
be performed in accordance with applicable Collier County
Development Codes, and the standards and commitments of
this document.
EASEMENTS FOR UTILITIES
Easements shall be provided for water management areas,
utilities and other purposes as may be needed. Said
easements and improvements shall be in compliance with the
Collier County Subdivision Regulations.
All necessary easements, dedications, or other ~nstruments
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.
3-1
3.6 EXCEPTIONS TO THE SUBDIVISION REGULATIONS
The following reguirements of the subdivision regulations
shall be waived subject to review by the County Engineer
prior to construction plan preparation and submittal.
1. Article XI, Section 1= Access. (All access shall be in
acccorance with Ordinance~}
Article XI, Section 10: Monuments where such monuments
occur within street pavement areas, they shall be
installed in a typical water valve cover, as prescribed
in the current County standards. Installation of all
monuments shall be in accordance with State Statutes and
as approved by the County Engineer.
3. Article XI, Section 17I: Curb Radii (Reduce requirements
from forty (40') foot radius to thirty {35') foot radius
at interior street to local road intersections.
4. Article XI, Section 21: Utility Casings - approved if
all underground utilities are installed prior to street
construction.
3.7 SITE'DEVELOPMENT PLAN APPROVAL
Site Development Plan approval, when desired or required by
this document, shall follow the procedure as outlined in the
Zoning Ordinance. In the case of cjustered buildings,
required property development regulations may be waived or
reduced provided a site plan is approved under this
section.
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4.1
SECTION IV
PERMITTED USES AND DEVELOPMENT STANDARDS
PURPOSE
The purpose oE this Section is to set forth the
permitted uses and standards for development within Bailey
Executive Park.
4.2 ~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=
1) Permitted Principal Uses and Structures:
a) Professional offices excluding medical offices, with
a maximum of 65,000 square feet, and limited to one
building.
2) Permitted Accessory Uses and Structures:
a) Accessory uses and structures customarily associated
with uses permitted in this district.
b) Caretaker's residences in accordance with
applicable County regulations.
c) Essential services as defined in the Collier County
Zoning Ordinance.
DEVELOPMENT STANDARDS
1) Maximum Number of Parcels: One building parcel.
2) Minimum Setback Requirements for Principal Structures:
a) Internal Road easement or front yard - 25 feet
b) Side yard - 15 feet
c) Rear Yard - 25 feet
d} PUD property line - 50 feet in which no parking is
permitted.
3) Maximum ,Height of Structures= Thirty five (35) feet
not to exceed two (2) stories.
4-1
5) Minimum Floor Area of Principal Structure: One
thousand (1,000) square "feet per'.bu~-6-~g on ground
floor. ...,
6) Distance Between Principal Structures - Thirty feet.
7) Minimum standards for signs, parking, lighting, and
landscaping shall be in conformance with applicable
Collier County Regulations in effect at the time
permits are sought unless otherwise specified in this
document. The project shall have a common uniform
signage plan. Areas shown on the Master Plan as
landscaped shall be landscaped.
8) Prior to development of any buildin9 parcel, a
development plan shall be approved in accordance with
the Collier County Zoning Ordinance.
10) Tract Coverage Limitat~ons and Architectural Control
The maximum horizontal area of each tract that may be
covered by the principal building, accessory buildings
'and future additions to either shall not exceed 25
percent of the total area of the tract. The building
area does not include parking areas, driveways, loading
areas, or sidewalks.
All buildings within the Park shall have a common
architectural theme and shall be of permanent type
construction with a fire retardant roof.
Exterior walls of all buildings shall be of exposed
concrete aggregate, stucco, glass, terrazzo, brick, or
other similar materials. Concrete, concrete block or
wood siding, providing they meet applicable fire
regulations, are also acceptable materials for exterior
walls, but they shall be finished by painting, staining
or other processing. Exterior metal clad buildings
shall be prohibited.
A common architectural theme shall be established for
the project and all structures shall be reviewed for
conformity by the project sponsors.
ll) Signs
Identification signs identifying the name and business
of the persons or firms occupying the premises and the
name, purpose, and description of the overfll project
shall be permitted. Advertising signs, billboards or
other signs except those specifically permitted by the
developer are prohibited. All signs shall conform to
Collier County Regulations.
4-2
37
All electrical and telephone service shall be brought
underground into the site and to the buildings from the
nearest available source. Pad mounted electrical
'transformers. shall be located and screened so as to
prevent viewing from any public street or adjacent
property.
Park in~
Off-street parking spaces sufficient to accommodate the
parking demands generated by the project shall be
provided on the site and/or on the adjacent church
property, subject to a suitable agreement between the
two parties and the Collier County Planning Director
and Zoning concerning sharing of parking facilities.
Parking areas sh~ll be constructed to Collier County
Standards.
14) Maintenance
The owner or lessee of any · tract in the Bailey
Executive Park must at all times keep the premises,
buildings, improvements and appurtenances in a safe,
clean, wholesome condition, and comply in all respects
with all government, health and policy requirements.
All landscaping and exterior portions of structures
shall be maintained in order to keep an attractive
appearance.
4-3
SECTION V
5.1. PURPOSE
GENERAL DEVELOPMENT COMMIT~NT~ j
The purpose of this Section is to set forth the general
commitments for development of the project.
5.2. TRAFFIC IMPROVEMENTS
a. Intersection improvements at project entrances shall be
provided by the developer.
b. The developer shall provide a fair share contribution
toward the capital cost of a traffic signal at the
intersection of Airport Road and Bailey Lane when deemed
warranted by the County Engineer. The ~ignal shall be
owned, operated and maintained by Collier County.
c. The ~eveloper shall provide street lighting at the project
entrance. The operating and maintenance costs shall be
assumed by Collier County.
T~e primary access to the property will be via Bailey Lane
and since the increase in traffic from the proposed
development will increase turning .movements, a northbound
left turn lane and a southbound right turn lane maybe
necessary. An existing median opening with a turn lane
serves the above northbound left turn lane requirement.
No southbound right turn lane exists; accordingly a
commitment to construct a southbound right turn lane is
required prior to the approval of building permits for the
PUD, The southbound right turn lane shall be a Joint
project between the County and the development wherein the
County shall be responsible to obtain the necessary
right-of-way, .by condemnation if required, and the
developer responsible for construction of the turn lane.,
relocation of sidewalk and utilities. Future
developements along Bailey Lane shall be required to make
a fair share contribution toward the right-of-way and
construction costs of this turn lane. These contributions
shall be used to reimburse the County for right-of-way
costs and this petitioner for constuction costs.
5-1
e. The location of the entrance drive off Bailey Lane shall
be placed a minimum of 200 feet west of Airport Road for
sufficient westbound vehicle storage to.'eliminate delays
and conflicts at the Airport Road/Bailey Lane
intersection.
f. An. internal road exit onto Airport Road may be allowed
subject to design approval by the Engineering Department
with the condition that the Conuty retains the right to
% close-off the curb opening should traffic accidents and/or
unsafe conditions develop on Airport Road as a result of
exiting conditions. Mountable curbing shall be provided
on each side of the median for a distance of 100 feet in
each direction from the exit.
g. The above improvements are considered 'site-related' as
defined in Ordinance 85-55, and shall not be applied as
credits toward any impact fees required by that
Ordinance.
h. In accordance with Ordinance 85-55, requiring development
to contribute its proportionate share of funds to
accommodate the impact of proposed development on area
roads; the developer of each parcel or their successors or
assigns, agrees to pay road impact'fees in accordance with
the ordinance, at such time as building permits are
requested.
i. Bailey Lane shall be reconstructed aa a boulevard section
along the frontage of the project and tapered to meet
existing pavement.
J. The internal street shall be designed to avoid any
conflicting turning movements into the individual parcels
by configuring the proposed islands to eliminate any
possible conflicts.
k. A sidewalk shall be provided along at least one side of
the internal road and along Bailey Lane from said road to
. Airport Road.
5.3 SOLID WASTE DISPOSAL
Arrangements shall be made with the approved solid waste
disposal, service to provide for solid waste collection
service to all areas of the project.
5-2
5.4 PUD MASTER DEVELOPMENT PLAN
a. The PUD Master Plan (Wilson, Miller,'Ba~toh, Soll & Peek,
Inc., Drawing File No. RZ-154A) ~is an iljustrative
preliminary development plan.
b. The design criteria and layout iljustrated on the Master
Plan shall be .understood as flexible so' that the final
design may satisfy the project and comply with all
% applicable requirements. Acreages shown on the P.U.D.
Master Plan are approximate and subject to changes to
accommodate final engineering plan.
c. All necessary easements, dedications, or other
instruments shall be granted to insure the continued
operation and maintenance of all service utilities.
d. Minor design changes shall be permitted subject to County
Zoning Director's administrative approval.
e. Landscape buffers meeting the requirements of Section 8.37
of the Zoning Ordinance shall be provided along the south
property line and along the north property line west of
the project entrance.
f. Outside storage areas shall be screened from adjacent
properties.
g. Only two (2) road accesses shall be provided, one from
Bailey Lane and one from Airport Road as controlled by the
Engineering Department.
5.5 UTILITIES
a. A central water supply system shall be made available to
the project. The water supply source for the project
shall be the City of Naples system.
b. The project shall be served by an approved, on-site or
off-site wastewater disposal facilities system.
c. Any establishment requiring a CCP~U permit must submit
plans for review and approval.
5-3
5.6. WATER MANAGEM£NT
The Water Management Advisory Board conside'red the referenced
petition during its regular meeting of July 8, 1987, and
had no objection to its approval with the following
stipulations:
a. A Master Water Management Plan and detailed site drainage
%. plans shall be submitted to the County Engineer 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 the
County Engineer. If there is a problem with the Staff
Review of the~ submitted plans, the project is to be
brought back before the Water Management Advisory Board.
b. Prior to the initiation of any project' construction,
Petitioner shall verify that the "Poinciana Village-Gordon
River Outfall" has' the capacity to accommodate project
discharge or make appropriate improvements to the swale
system if deemed necessary by the County Engineer. No
building permSts for the project will be granted until
Collier County has secured the'necessary easement or
agreements to permit the above described improvements· The
project sponsors shall contribute their pro-rata share of
the cos% of acquiring a 30' easement for the 660' section
of the outfall ditch currently in need of maintenance.
5.7. ENVIRONMENTAL CONSIDERATIONS
Petition shall be subject to Ordinance 75-21 (or the
tree/vegetation removal ordinance in effect at the time of
permitting), requiring the acquisition of a tree removal
permit prior to any land clearing.
a. A site clearing plan shall be submitted to the Natural
· Resources Mangement Department and the Community
Development Division for their review and approval prior
to any substantial work on the site. This plan may be.
submitted in Phases to coincide with the development
schetule. The site clearing plan shall clearly depict how
the final site layout incorporates retained native
vegetation to the maximum extent possible and how roads,
buildings, lakes, parking lots, and other fac~lities have
been oriented to accommodate this goal.
5-4
b. Native species shall be utilized, where available, to the
maximum extent possible in the site. landscaping design.
A landscaping plan will be subml~te~..~o the Natural
Resources Management Department and the Community
Development Division for their review and approval. This
plan will depict the incorporation of native species and
their mix with other species, if any. The goal of site
landscaping shall be the re-creation of native vegetation
and habitat characteristics lost on the site during
~. construction or due to past activities.
c. All exotic plants, as defined in the County Code, shall
be removed during each phase of construction from
development areas, open space areas, and preserve areas.
Following site development a maintenance program shall be
implemented to prevent reinvasion of the site by such
exotic species. This plan, which will describe control
techniques and inspection intervals, shall.be filed with
and approved by the Natural Resources Management
Department and the Community Development Division.
d. If during the course of gite clearing, excavation, or
other constructional activities, an archaeological or
historical site, artifact, or other indicator is
discovered, all development at that location shall be
immediately stopped and the Natural Resources Management
Department notified. Development will be suspended for a
sufficient length of time to enable the Natural Resources
Management Department or a designated consultant to
assess the find and determine the proper course of action
in regard to its salvageability. The Natural Resources
Management Department will respond to any such
notification in a timely and efficient manner so as to
provide only a minimal interruption to any constructional
activities.
e. As.portrayed in the revised preliminary site plans dated
Julys7, 1987, dry retention/buffer areas surrounding the
parcel will be an average of at least 36 feet in width.
Final design ~of the dry retention/buffer areas should
incorporate retention of the maximum amount of native
vegetation possible, and final designs will be subject to
the review and approval of Natural Resources Management
Department.
5-5
f. Landscaping and internal/surrounding buffer designs could
incorporate the sabal palm-myrsine hammock (northeast
corner), the oak four-plex and,' thr6ugh design or
transplantation, the oak saplings and sabal palms.
g. Petitioner should investigate using rock or paver bricks
for roadways and parking lots in lieu of traditional use
of asphalt paving.
5-6
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STATE OF FLORIDA
com . or COLLI a
I, JAMES C. GILES, 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. 87-92
which was adopted by the Board of County Commissioners on the 17th'
day of November 1987, during regular session.
WITNESS my hand and the official seal of the Board of County
Commissioners of Collier County, Florida, this 23rd day of
November, 1987,
JAMES C. GILES
Clerk of courts.and %~rk.
Ex-officio to. BOa~l~ ;~. '
Co un t 7.-~ommia s ~,9~h~'
Deputy Ci~ ' ~.: ..
hOOK
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