Ordinance 99-91ORDINANCE 99- 91
AN ORDINANCE AMENDING ORDINANCE NUMBER
91-102, TIlE COLLIER COUNTY LAND DEVELOPMENT
CODE, WltICll INCLUDES T}IE COMPREHENSIVE ZONING
REGULATIONS FOR TIlE UNINCORPORATED AREA OF
C()l.l.l[:A~, COIINI'Y, FI.ORII)A, BY AMENDlNG THE
OI:FICIAI. ZONING ATIJAS MAP NUMBERED 0622 BY
CIIANGING TtIE ZONING CLASSIFICATION OF TtlE
HEREIN DF. SCRIBED REAL PROPERTY FROM "PUD" TO
"PUD" PLANNED UNIT DEVELOPMENT KNOWN AS
SIERRA MEADOWS PUD, FOR PROPERTY LOCATED AT
THE SOUTHWEST QUADRANT OF THE INTERSECTION OF
RATTLESNAKE-HAMMOCK ROAD (C.R. 864) AND C.R. 951,
IN SECTION 22, TOWNSHIP 50 SOUTH, RANGE 26 EAST,
COLLIER COUNTY, FLORIDA, CONSISTING OF 90.8+
ACRES; PROVIDING FOR THE REPEAL OF ORDINANCE
NUMBER 94-64, THE FORMER SIERRA MEADOWS PUD;
AND BY PROVIDING AN EFFECTIVE DATE.
property;
NOW THEREFORE BE IT ORDAINED BY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA;
WHEREAS, Brace Anderson, Esq., of Young, Van Assenderp, Vamadoe an_,d An.derson
and Greg Stuart, AICP, of Stuart and Associates, representing Land Trust Naple~,-P{3titi6'ried ~the~
Board of County Commissioners to change the zoning classification of the herein described re. hi
THE BOARD OKiCC~UI~' '
SECTION ONE:
The Zoning Classification of the herein described real property located in Section 22,
Township 50 South, Range 26 East, Collier County, Florida, is changed from "PUD" to "PUD"
Planned Unit Development in accordance with the PUD Document, attached hereto as Exhibit
"A", which is incorporated herein and by reference made part hereofi The Official Zoning Atlas
Map numbered 0622, as described in Ordinance Number 91-102, the Collier County Land
Development Code, is hereby amended accordingly.
SECTION TWO:
Ordinance Number 94-64, known e~ the Sierra Meadows PUD, adopted on December 20,
1994 by the Board of County Commissioners of Collier County, is hm'~by repealed in its
entirety.
-1-'
SECTION THREE:
This Ordinance shall become effective upon filing with the Department of State.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida, this/p/j2~;day of.~- , 1999.
ATTEST:
DWIGHT E. BROCK, Clerk
'%.
· ,, ' :Appro,vad as to Form and
Legal Sufficiency
M arj-ori/:] M. S~t,d¢,:~t
Assistant County Attorney
BOARD OF COUNTY COMMISSIONERS
C OLLIE,~/C~O~UNT Y, FLORI DA /
P~IELA S. MAC'KIE, CHAIy/~OMAN
/
This ordinance filed with the /
Secretary of State's Office tim
~oy of ~_..~-, z~-
and acknowledgement..o, fj tt~c,t
filing received this ~ clay
ORDINANCE/PUD-94-01 (I)/SM/ira
PUD-94-1(1)
Exhibit A
PLANNED UNIT DEVELOPMENT DOCUMENT
FOR
The Sierra Meadows PUD
A Mixed Use Development
Prepared by:
Stuart and Associates
2180 West First Street, Suite 503
Fort Myers, Flodda 33901
Date Reviewed by CCPC:
Date Approved by aCC:
Ordinance Number: ~/~_
TABLE OF CONTENTS
STATEMENT OF COMPLIANCE
SECTION I
SECTION II
SECTION III
SECTION IV
SECTION V
SECTION VI
Property Ownership & Description
Project Development
Residential District
Community Commercial District
Conservation Reserve District
General Development Commitments
PAGE
3
5
6
11
16
20
21
LIST OF EXHIBITS
EXHIBIT "A"
EXHIBIT "B"
PUD Ordinance
Master Concept Plan
STATEMENT OF COMPLIANCE
The development of 90.8+ acres of property in Section 22, Township 50 South, Range
26 East, Collier County, as a Planned Unit Development to be known as The Sierra
Meadows PUD will be in compliance with the planning goals and objectives of Collier
County as set forth in the Collier County Growth Management Plan. The commercial,
residential and conservation reserve tracts of the Sierra Meadows PUD will be consistent
with the growth policies, land development regulations, and applicable comprehensive
planning objectives for the following reasons:
The subject property is located at the southwest quadrant of the intersection
of Rattlesnake Hammock Road and CR 951, and is classified as the Urban
Commercial Mixed Use Activity Center on the Collier County Future Land
Use Map. The Mixed Use Activity Center permits up to 40-acres of
commercial and residential development at up to sixteen (16) dwelling units
per acre within the Activity Center. The Sierra Meadows PUD calls for a 30-
acre plus commercial tract with an integrated three-hundred (300) multi-
family dwelling unit tract.
Activity Centers are the preferred locations for the concentration of mixed-
use residential and commercial development activities. The proposed
development includes both residential and commercial uses which is entirely
consistent with the Urban Commercial District Objective and associated
Policies and Standards.
Provisions are included in the project to minimize the number of ingress and
egress points onto Rattlesnake Hammock Road and C.R. 951 so as to
coordinate on-site and off-site traffic movements and to provide
interconnections for pedestrians, bicycles and motor vehicles for existing and
future adjacent projects.
e
The project development promotes sound planning and ensures land use -
compatibility as required by Objective 5 of the Future Land Use Element.
The project development is compatible with and complementary to existing
and future surrounding commercial land uses to the north and east, existing
public community educational facilities to the south and future residential
land uses to west.
The subject property's Mixed Use Activity Center location in relation to
existing or proposed community facilities and services permits the
development's intensity of land use as required in Objective 2 of the Future
Land Use Element, and the Collier County Density Rating System.
All final development orders for this project are subject to Division 3.15,
Adequate Public Facilities, of the Collier County Land Development Code as
set forth in Policy 2.3 of the Future Land Use Element. The development
project will be served by a full range of services and utilities provided by the
County and will result in an efficient and economical expansion of facilities as
required Policy 3.1H of the Future Land Use Element.
The project shall be in compliance with all applicable County regulations
including the Growth Management Plan.
The Sierra Meadows PUD is planned to incorporate open spaces, wetlands
and natural systems for water management in accordance with their natural
functions and capabilities consistent with Objective 1.5 of the Drainage Sub-
Element of the Public Facilities Element and Goals One, Two and Six of the
Recreation and Open Space Element.
The entire subject property qualifies for a maximum density of 496 dwelling
units per acre based upon Future Land Use Element Density Rating System.
The project development is consistent with the Density Rating System with a
project density of 5.27 dwelling units per acre, or 300 total maximum units.
Land Use Area (1) Density Dwelling Units
Total Site Area 90.8
Less Commercial Tract 30.2 ac.
Right-of-way 3.1 ac.
Multi-family Residential 18.7 ac.
Preserve and Surface Water 38.8 ac
Management Area
Net Gross Area For Residential 60.6 ac
Density Calculations --
Mixed Use Activity Center
· Residential Base Density
· Activity Center Density Band
· 2 Direct Access Connections
5.1 ac. ~ 16 DUS per ac. 82 DUS
55.5 ac. ~4 DUS per ac. 222 DUS
55.5 ac. ~ 3 DUS per ac. 166 DUS
55.5 ac (~ I DUS per ac 55 DUS
Total Estimated Maximum Units 60.6 ac. 8.66 DUS per ac, 525 DUS
Sierra Meadows PUD Amendm~t 60.9 ac. 4..9. ,3. DUS per ac. 300 DUS
(!) Right-of-way, ~ommercial and Residential Tract areas to be f'malizcd at Final' Site Development
Plan Review.
4
SECTION 1
PROPERTY OWNERSHIP AND DESCRIPTION
1.1
1.2
1.3
1.4
1.5
PURPOSE
The purpose of this Section is to set forth the location and ownership of the
property, and to describe the existing conditions of the property proposed to be
developed under the name of The Sierra Meadows PUD
LEGAL DESCRIPTION
A parcel of land located in Section 22, Township 50 South, Range 26 East, Collier
County, Florida, being more particularly described as follows:
The North one-half (9-1/2) of the North one-half (9-1/2), except the
Northwest quarter (NW-¼) of the Northwest quarter (NW-¼) and road
right-of-way and less the Westerly 400 feet, Section 22, Township 50
South, Range 26 East, Collier County, Florida. Containing 90.8 acres,
more or less.
Subject to easements, reservations or restrictions of record.
PROPERTY OWNERSHIP
The subject property is currently owned by Land Trust Naples.
GENERAL DESCRIPTION OF PROPERTY AREA
A. The subject property is located at the southwest quadrant of the intersection
of Rattlesnake Hammock Road and CR 951 of unincorporated Collier County,
Florida. The subject property is located within an Urban Mixed Use Activity Center
as designated on the Future Land Use Map.
B. The property is currently vacant. The entire site currently has PUD zoning.
PROJECT DESCRIPTION
Approximately 40-acres of the 90.8 acre property are located within the Mixed Use
Activity Center. The Sierra Meadows PUD will include a mixture of land uses for
commercial, residential and conservation reserve. The mixed-use project will
consist of a 30.2 plus acre commercial land use tract, approximately 3.1 acres of
internal right-of-way, a 18.7-acre residential land use tract, and a 38.8-acre
conservation reserve tract. The final size and configuration of the commercial,
1.6
right-of-way, residential and conservation reserve tracts will be determined during
final Site Development Plan approval process however, the final size shall not
deviate more then five percent of the total acreage designated as such, up to five
acres in area. Access to the site is provided from both CR 951 and Rattlesnake
Hammock Road through existing and proposed median openings to provide ingress
and egress to both arterial and collector roadways. The Sierra Meadows PUD
Access Management Plan is depicted within the Exhibit "A", PUD Master Plan. A
maximum number of three hundred (300) dwelling units are proposed along with
two - hundred and sixty thousand (260,000) square feet of gross commercial floor
area. The Sierra Meadows PUD intends to establish commercial development
guidelines and standards to ensure a high and consistent level of quality for
proposed features and facilities. Uniform guidelines and standards will be created
for landscaping, lighting, fences and buffers. The Master Plan is iljustrated
graphically on Exhibit "A", PUD Master Plan. Individual tract land uses are
identified within the Master Plan.
SHORT TITLE
This Ordinance shall be known and cited as the "Sierra Meadows Planned Unit
Development Ordinance."
SECTION II
PROJECT DEVELOPMENT
2.1
2.2
PURPOSE
The purpose of this Section is to delineate and generally describe the project plan
of development, relationships to applicable County ordinances, the respective land
uses of the tracts included in the project, as well as other project relationships.
GENERAL
A. Regulations for development of The Sierra Meadows PUD shall be in
accordance with the contents of this document, PUD-Planned Unit Development
District, applicable sections and parts of the Collier County Land Development
Code in effect at the time of Site Development Plan or Plat approval, as applicable
and as provided in the Land Development Code and Collier County Growth
Management Plan in effect at the time of local final development order or building
permit application. Where these regulations fail to provide developmental
standards, then the provisions of the most similar distdct in the Collier County Land
Development Code shall apply.
2.3
2.4
B. Unless otherwise noted, the definitions of all terms shall be the same as the
definitions set forth in the Collier County Land Development Code in effect at the
date of adoption of this PUD.
C. All conditions imposed and graphic material presented depicting restrictions
for the development of The Sierra Meadows PUD shall become part of the
regulations that govern the manner in which the PUD site may be developed.
D. Unless specifically waived through any variance or waiver provisions from
any other applicable regulations, the provisions of those regulations not otherwise
provided for this PUD remain in full force and effect.
E. Development permitted by the approval of this petition will be subjected to a
concurrency review under the provisions of Division 3.15, Adequate Public Facilities
of the Collier County Land Development Code at the earliest, or next, to occur of
either Final Site Development Plan approval, Final Plat approval, or building permit
issuance applicable to this development.
PROJECT PLAN AND PROPOSED LAND USES
Ao
The project Master Plan is iljustrated graphically by Exhibit "A", PUD Master
Plan.
Bo
Minor modifications to Exhibit "A" may be permitted at the time of Site
Development Plan approval, subject to the provisions of Section 2.7.3.5 of
the Collier County Land Development Code or as otherwise permitted by this
PUD Document.
In addition to the various areas and specific items shown in Exhibit "A",
easements (such as utility, private, semi-public, etc.) shall be established
and/or vacated within or along the property, as may be necessary.
LAND USE
Exhibit "A", PUD Master Plan, constitutes the required PUD Development
Plan. Except as otherwise provided within this PUD Document, any division
of the property and the development of the land shall be in compliance with
the Subdivision Regulations and the platting laws of the State of Florida.
The provisions of Division 3.3, Site Development Plans of the Land
Development Code, when applicable, shall apply to the development of all
platted tracts, or parcels of land as provided in said Division 3.3 prior to the
issuance of a building permit or other development order.
Appropriate instruments will be provided at the time of infrastructure
improvements regarding any dedications and provision for
perpetual maintenance of common facilities.
2.5
2.6
2.7
2.8
2.9
2.10
2.11
AMENDMENTS TO PUD DOCUMENT OR PUD MASTER PLAN
Amendments may be made to the PUD document and Master Plan as provided in
Section 2.7.3.5 of the Collier County Land Development Code.
MODEL HOMES
Model Homes and Model Home Sales Centers shall be permitted as provided for in
Section 2.6.33.4 of the Collier County Land Development Code.
LIMITATIONS OF PLANNED UNIT DEVELOPMENT APPROVAL
This PUD is subject to the sunsetting provisions as provided for within Article 2,
Division 2.7, Section 2.7.3.4 of the Collier County Land Development Code.
PUD MONITORING
An annual monitoring report shall be submitted pursuant to Article 2, Division 2.7,
Section 2.7.3.6 of the Collier County Land Development Code.
DEDICATION AND MAINTENANCE OF FACILITIES
The Developer shall create appropriate property ownership association(s), which
will be responsible for maintaining the roads, streets, drainage, common areas, and
water and sewer improvements where such systems are not dedicated to the
County.
OPEN,. SPACE REQUIREMENTS
A minimum of thirty percent (30%) of the project's gross area shall be devoted to
open space, pursuant to Article 2, Division 2.6, and Section 2.6.32 of the Collier
County Land Development Code. The total project is 90.8 +1- acres, requiring a
minimum of 27.24 acres to be retained as open space throughout The Sierra
MeadoWs PUD. The 38.8-acre conservation reserve tract will comprehensively
meet the projects 30% open space requirement. The 30% open space requirement
shall not apply to individual development parcels.
NATIVE VEGETATION RETENTION REQUIREMENTS
Pursuant to Article 3, Division 3.9, Section 3.9.5.5.3 of the Collier County Land
8
Development Code, 25% of the viable naturally functioning native vegetation on
site, or approximately 22.7 acres, shall be retained. The 38.8-acre conservation
reserve tract will comprehensively meet the projects 25% native vegetation
requirement. The 25% native vegetation requirement shall not apply to individual
development parcels
2.12 POLLING PLACES
Pursuant to Article 3, Division 3.2, Section 3.2.8.3.14 of the Collier County Land
Development Code, accommodation shall be made for the future use of building
space within common areas for the purposes of accommodating the function of an
electoral polling place.
2.13 SIGNS
Signs shall be in accordance with Article 2, Division 2.5 of the Collier County Land
Development Code.
2.14 LAKE SETBACK AND EXCAVATION
The lake setback requirements described in Article 3, Division 3.5, Section 3.5.7.1
of the Collier County Land Development Code may be reduced with the
administrative approval of the Collier County Engineering Review Manager. All
lakes greater than two (2) acres may be excavated to the maximum commercial
excavation depths set forth in Section 3.5.7.3.1; however, removal of fill from The
Sierra Meadows PUD shall be limited to an amount up to 10 percent (to a maximum
of 20,000 cubic yards) of the total volume excavated unless a commercial
excavation permit is received.
2.15 EXCAVATION AND VEGETATION REMOVAL
A. Improvement of property shall be prohibited prior to Issuance of a building
permit. No site work, removal of protected vegetation, grading, improvement of
property or construction of any type may be commenced pdor to the issuance of a
building permit where the development proposed requiras a building permit under
the Land Development Code or other applicable County regulations. Exceptions to
this requirement may be granted by the Community Development and
Environmental Services Administrator for an approved Subdivision or Site
Development Plan to provide for distribution of fill excavated on site or to permit
construction of an approved water management system, to minimize stockpiles and
hauling off-site or to protect the public health, safety and welfare where clearing,
grading and filling plans have been submitted and approved meeting the standards
of Section 3.2.8.3.6. of the Code and a Clearing and Filling Permit has been issued.
Removal of exotic vegetation shall be exempted upon receipt of a vegetation
removal permit for exotics pursuant to Division 3.9 of the Land Development Code.
B. A site clearing, grading, filling and revegetation plan and a Clearing and
Filling Permit Application, where applicable, shall be submitted to the Community
Development and Environmental Services Administrator or his designee for review
and approval prior to any clearing, grading or filling on the property. This plan may
be submitted in phases to coincide with the development schedule. The site-
clearing plan shall clearly depict how the improvement plans incorporate and retain
native vegetation. The site specific clearing, grading, and filling plan for a
Subdivision or Site Development Plan may be considered for review and approval
under the following categories and subject to the following requirements:
Removal of exotic vegetation is permitted upon receipt of a vegetation
removal permit pursuant to Division 3.9. Additional site alteration may
be permitted or required to stabilize and deter reinfestation by exotics
subject to the following:
a) Provision of a site filling and grading plan for review and approval
by the County;
b) Provision of a revegetation plan for review and approval by the
County;
Site filling exceeding 25 acres to properly utilize fill generated on site,
but which does not require the removal of more than 25 acres of
protected vegetation, may be approved by the Community
Development and Environmental Services Administrator subject to
submission of the following:
a)
A site-clearing plan shall be submitted for review and approval that
shows the acreage to be cleared. A minimum of 25% of the natural
functioning vegetation shall be retained.
b)
The applicant shall submit a detailed description of the fill and site
work activity including a plan indicating fill placement locations and
depths, grading plan and water management improvements.
c)
The applicant shall submit a detailed revegetation plan including a
cost estimate. The cost estimate shall include the cost of grading,
revegetation and yearly maintenance cost and a time specific
schedule on completion of the revegetation work.
d)
The permittee shall post a surety bond or an irrevocable standby
letter of credit in an amount of 110% of certified cost estimate as
previously detailed including the maintenance cost for 3 years. The
amount of the security may be reduced upon the issuance of a
10
2.16
building permit. A separate security will not be required if such
costs are included in the subdivision security.
ARCHITECTURE AND SITE DESIGN
All signage, fencing and landscaping shall be architecturally unified for all
development on the subject site. All commercial buildings shall comply with
Division 2.8 of the Collier County Land Development Code (Architectural and Site
Design Standards and Guidelines) prior to issuance of a building permit.
SECTION III
RESIDENTIAL DISTRICT
3.1
3.2
3.3
PURPOSE
The purpose of this section is to identify permitted uses and development standards
for areas within The Sierra Meadows PUD designated on Exhibit "A", PUD Master
Plan as "Residential".
MAXIMUM DWELLING UNITS
A maximum number of three hundred (300) Dwelling Units may be constructed on
lands designated "Residential" on the PUD Master Plan. For assisted living
facilities, the maximum gross floor area shall not exceed a factor of 0.45 (0.45 times
the area of the property excluding conservation tracts and commercial tracts).
GENERAL DESCRIPTION
A. Areas designated as Residential on the PUD Master Plan are designed to'-'
accommodate Multi-family and Group Housing, along with associated recreational
facilities, essential services, and customary accessory uses.
B. The approximate acreage of the Residential District is eighteen and seven-
tenth (18.7) acres. Actual acreage of all development tracts will be provided at the
time of Site Development Plan approval in accordance with Division 3.3 of the LDC.
The Residential tract is designed to accommodate internal roadways, open space,
parks, amenity areas, lakes and water management facilities, and other similar
uses.
1!
3.4
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 part, for other than the following:
A. Principal Uses:
1) Multiple-family dwellings including Garden Apartments.
2) Single-family Attached and Townhouse
3) Assisted Living Facilities (ALFs) pursuant to Section 2.6.26 of the Land
Development Code.
4) Group Care Facility (category I and category II) pursuant to Section 2.6.26 of
the Land Development Code, excluding Homeless Shelters.
5) Nursing home facility pursuant to Section 2.6.26 of the Land Development
Code.
6) Group Care units, except homeless shelters, pursuant to Section 2.6.26
CCLDC.
7) Guard houses and entrance gates.
8) Management offices and recreational facilities that serve the group housing
development including but not limited to administrative offices, tennis courts,
pools, pool cabanas, clubhouses and gazebos.
9) Any other principal use, which is comparable in nature with the foregoing, uses.
B. Accessory Uses:
1) Uses and structures that are necessary and Incidental to uses permitted as a
right including, but not limited to, garages and carports.
2) Parks, passive recreational areas, boardwalks, observation platforms.
3) Biking, hiking, health and nature trails.
4) Water management facilities and lakes, including lakes with seawalls and other
types of architectural bank treatment, and essential services.
5) Recreational shelters, restrooms, off-street parking, lighting and signage.
3.5 DEVELOPMENT STANDARDS
Table 1 sets forth the development standards for land uses within the Residential
District.
Standards for parking, landscaping, signs and other land uses where such
standards are not specified herein are to be in accordance with the Collier County
Land Development Code in effect at the time of Site Development Plan approval.
Unless otherwise indicated, required yards, heights, and floor area standards apply
to principal structures.
Development standards for uses not specifically set forth in Table 1 shall be
established during the Site Development Plan approval as set forth in Division 3.3
of the Land Development Code in accordance with those standards of the zoning
district which is most similar to the proposed use.
Site development standards for single family attached and townhouses apply to
individual residential lot boundaries. Multi-family standards apply to platted parcel
boundaries.
4. During the platting process, the developer shall identify the specific housing type
intended for each platted tract.
]3
TABLE 1
DEVELOPMENT STANDARDS FOR
RESIDENTIAL TRACTS
SINGLE FAMILY MULTI-
PERMITTED USES ATTACHED & FAMILY
AND STANDARDS TOWNHOUSE DWELLINGS
Category I 2
Minimum Lot Area 3,000 SF per DU I AC
Minimum l,ot Width *1 30 150
Front' Ya'~'d 20 25
Front Yard for 10 15
Side Entry Garage
Side Yard 0 or .5 BH (4) 0.5 BH
Rear Yard Principal.2 20 BH
Rear Yard Accessory 10 15
Maximum Building Height *3 35 55
Distance Between .5 SBH .5 SBH
Principal Structures
' Floor Area Min'. (S.F.} 1200 425 *5
BH: Building Height
SBH: (Sum of Building Height): Combined height of two adjacent buildings for the purposes of
determining setback requirements.
S__.[F: Square feet
All distances are in feet unless otherwise noted.
Front yards shall be measured as follows:
A. If the parcel is served by a public right-of-way, setback is measured from the adjacent right-
of-way line.
B. If the parcel is served by a private road, setback is measured from the back of curb (if
curbed) or edge of pavement (if not curbed).
C. If the parcel is served by a platted private drive, the setback Is measured from the back of the
nearest easement or property line, whichever is more restrictive.
'1 - Minimum lot width may be reduced by 20% for cul-de-sac lots provided minimum lot area
requirement is still maintained.
*2 - Rear yards for principal and accessory structures on lots and tracts which abut a non-
jurisdictional open space or native vegetation preservation area may be zero (0') feet except that
when abutting a lake or water body; an architectural bank treatment shall be incorporated into the
design.
14
*3 - Building height shall be the vertical distance measured from the first habitable finished floor
elevation to the uppermost finished ceiling elevation of the structure.
*4- The zero (0') foot provision does not apply to any exterior wall of a structure, and is intended
to apply to the common wall or wall along interior lot lines within a series of townhouse or semi-
detached units.
*5 - Group care facility (category I and category II other than homeless) - 1,500 sq.ft, plus 200
sq.ft, per live-in person, beginning with the seventh live-in person.
15
SECTION IV
COMMERCIAL DISTRICT
4.1
PURPOSE
The purpose of this section is to identify permitted uses and development standards
for areas within The Sierra Meadows PUD designated on the Exhibit "A", PUD
Master Plan as "Commercial".
4.2
4.3
GENERAL DESCRIPTION
A. Areas designated as "Commercial" on the Master Plan are designed to
accommodate a full range of commercial uses, hotel/motel, essential services,
and customary accessory uses.
B. The approximate acreage of the 'Commercial District that includes the project's
internal right-of-way will be thirty and three-tenths (33.3) acres of which
approximately three and one-tenth (3.1) acres will be for right-of-way. Net
commercial land area will be thirty and two-tenth (30.2) acres. Actual areas of
all development tracts and outparcels will be provided at the time of Site
Development Plan or Preliminary Subdivision Plat approvals in accordance with
Article 3, Division 3.2 and Division 3.3 respectively, of the Collier County Land
Development Code. Commercial tracts are designed to accommodate internal
roadways, open spaces, lakes, water management facilities, and other similar
uses.
Up to two hundred and sixty thousand (260,000) square feet of retail or office
development is permitted within this Commercial area of the Planned Unit
Development.
PERMITTED USES AND STRUCTURES
No building or structure or part thereof, shall be erected, altered or used, or land
used, in whole or in part, for other than the following:
A. Permitted Principal Uses and Structures
1. Agricultural Services (Group 0742, 0752, except for outdoor kenneling)
2. Amusements and Recreation Services - Indoor (7911 to 7933, 7991 and 7997)
3. Apparel and Accessory Stores (Groups 5611-5699)
Auto and Home Supply Stores (5531)
Automotive Services, Car Washes, Supplies and Gasoline Station, subject to
Section 2.6.28 of the Land Development Code (Groups 5531 with primary
emphasis on Sale of Automotive Pads and their Installation, but not unrelated
Repairs; 5541 which may include a Car Wash as defined by 7542, with the
exception of Bus and Truck Washing and Ancillary Repairs normally a function
of a Full Service Automobile Gasoline Service Station. Car washes abutting
residential land uses subject to Section 2.2.15.2.1.5 of the Land Development
Code.)
6. Automotive Repair, Services and Parking (Groups 7514, 7515, 7521)
7. Building Materials, Hardware and Garden Supplies (Groups 5211, 5231, 5251 -
Outside Storage is limited only to Garden Supplies).
o
Business Services (Groups 7311-7352, 7359, except airplane, industrial truck,
portable toilet and oil field equipment Renting and leasing, except armored car
and dog rental, 7389 except auctioning, bronzing, field warehousing, salvaging
of damaged merchandise).
9. Child Day Care Services (8351)
10. Communications (Groups 4812-4841, except principal transmission towers)
11. Depository Institutions (Groups 6011-6099)
12. Drug Stores and Proprietary Stores (5912)
13. Eating and Drinking Places (Groups 5812-5813. All establishments engaged in
the retail sale of alcoholic beverages are subject to the location requirements of
Sec. 2.6.10)
14. Hotels and motels (Groups .7011, 7021, 7041).
15. Engineering, Accounting, Research, Management and Related Services
(Groups 8711-8748)
16. Food Stores (Groups 5411-5499)
17. General Merchandise Stores (Groups 5311-5399)
18. Group Care Facilities (Category I and II) Care Units and Nursing Homes, subject
to Sec. 2.6.26
19. Group Housing, excluding Family Care Facilities, subject to Sec. 2.6.26
20. Health Services (Groups 8011-8049, 8082)
21. Home Furniture, Furnishing, and Equipment Stores (Groups 5712-5736)
22. Insurance Carriers, Agents and Brokers (Groups 6311-6399, 6411)
23. Legal Services (8111 )
24. Libraries (8231)
25. Management and Public Relations Services (Groups 8741-8743,8748)
26. Membership Organizations (8611-8699)
27. Miscellaneous Personal Services (7291)
28. Miscellaneous Retail (Groups 5912-5963, 5992-5999)
29. Motion Picture Theaters (7832).
30. Museums and Art Galleries (8412)
31. Non-depository Credit Institutions (Groups 6111-6163)
32. Paint, Glass and Wallpaper Stores (5231)
33. Personal Services (Groups 7212, 7215, 7217, 7219-7299)
34. Public Administration (Groups 9111-9199, 9229, 9311,9411-9451, 9511-9562,
9611-9661)
35. Real Estate (Groups 6512, 6531-6541)
36. Retail Nurseries, Lawn and Garden Supply Stores (5261)
37. Security and Commodity Brokers, Dealer, Exchanges and Service (Groups
6211- 6289)
38.Video Tape Rental (7841)
39.Vocational Schools (Groups 8243-8299)
40. Any other general commercial use, which is comparable in nature with the C-4
General Commercial District in effect on the date of approval of this PUD
Ordinance and the foregoing uses.
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4.4
ACCESSORY USES AND STRUCTURES
Any other general commercial use which is comparable in nature with the foregoing
uses including buildings for retail, service and office purposes consistent with the
permitted uses and purpose and intent statement of the Mixed Use Activity Center
Subdistrict which .the Planning Services Department Director determines to be
compatible.
4.5
DEVELOPMENT STANDARDS
A. Minimum lot area: Ten thousand (10,000) square feet.
Minimum lot width: Seventy-five (75) feet, as measured by the exterior
project lines.
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Minimum yard requirements:
1. Front yard: Twenty-five (25) feet.
2. Front yard CR 951 and Rattlesnake Hammock Roads: The distance
equal to the height of the building, but no less than twenty-five (25)
feet.
3. Side yard: Fifteen (15) feet.
4. Rear yard: Fifteen (15) feet.
5. Any yard abutting a residential parcel and the southern property
boundary: Twenty-five (25) feet.
D. Distance between principal struCtures: The distance between any two
principal structures on the same parcel shall be fifteen (15) feet or a distance equal
to one-half the sum of their heights, whichever is greater.
E. Minimum off-street parking and off-street loading: As required by Division
2.3. of the Land Development Code.
F. Minimum floor area of principal structure: Seven hundred (700) square feet
gross floor area for each building on the ground floor.
G. Maximum height: Fifty (50) feet above Mean Flood Elevation as measured
by the finished floor elevation to the building eave.
H. General application for setbacks: Front yard setbacks shall comply with the
following:
1. If the parcel is served by a public or pdvate right-of-way, the setback is
measured from the adjacent right-of-way line.
2. If the parcel is served by a non-platted private drive, the setback is
measured from the back of curb or edge of pavement.
3. If the parcel is served by a platted pdvate drive, the setback is
measured from the road easement or property line, whichever is more
restrictive.
I. Architectural and site design standards: All commercial buildings and
projects shall be subject to the provisions of LDC Division 2.8 and any other
applicable sections of the Land Development Code.
J. Merchandise storage and display: Unless specifically permitted for use,
outside storage or display of merchandise is prohibited.
K. Landscaping: As required by Division 2.4. of the Land Development Code.
L. Signs: As required by Division 2.5. of the Land Development Code.
SECTION V
CONSERVATION RESERVE DISTRICT
5.1
PURPOSE
The purpose of this section is to identify permitted uses and development standards
for areas within The Sierra Meadows PUD designated on Exhibit "A", PUD Master
Plan as Conservation Reserve Tract.
5.2
GENERAL DESCRIPTION
The 38.8-acre tract designated as conservation Reserve on the PUDMaster Plan
is designed to accommodate a full range of conservation and limited water
management uses, functions and berms. The primary purpose of the Reserve
District is to conserve native on-site wetlands and uplands habitat, to allow for the
restoration and enhancement of impacted or degraded wetlands, to provide a
native open space site amenity for the enjoyment of The Sierra Meadows PUD
residents, and to provide a native vegetative buffer for future adjoining residential
uses to the west. The Conservation Reserve Tract consists of 35.9 acres of
wetlands and uplands preserve, and 2.9 acres of a perimeter berm easement. The
final size and configuration of the commercial, residential and conservation reserve
tracts will be determined during final Site Development Plan approval process.
However, the final size shall not deviate more than five percent of the total acreage
designated as such, up to five acres in area.
5.3 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:
Permitted Principal Uses and Structures:
A. Passive recreational areas, boardwalks, and recreational shelters.
B. Nature trails, excluding asphalt paved surfaces.
Water management facilities, berms, structures and lake bulkheads or other
structural treatments.
D. Mitigation areas.
Any other conservation and related open space activity or use which is
comparable in nature with the foregoing uses and which the Planning
Services Department Director determines to be compatible in the Reserve
District.
5.4 DEVELOPMENT STANDARDS
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All structures shall set back a minimum of fifteen (15) feet landward from the
edge of wetland preserves in all places and averaging twenty-five (25) feet
from the landward edge of reserve District boundaries and roads, except for
pathways, boardwalks and water management structures, which shall have
no required setback.
5.5 RESERVE DISTRICT CONSERVATION EASEMENT
A non-exclusive conservation easement or tract is required by the Collier County
Land Development Code, Section 3.2.8.4.7.3 for preservation lands included in th®
Conservation Reserve District. In addition to Collier County, a conservation
easement may also be required by other regulatory agencies with jurisdiction over
Reserve District lands. In addition to complying with provisions of the Collier County
Land Development Code, said easement shall be provided in accordance with the
terms set forth in the applicable permit granted by said agencies. The developer or
owners of The Sierra Meadows PUD shall be responsible for control and
maintenance of lands within the Reserve District.
SECTION VI
GENERAL DEVELOPMENT COMMITMENTS
6.1 PURPOSE
The purpose of this section is to set forth the standards for development of the
project.
6.2 GENERAL
All facilities shall be constructed in accordance with the final site development
plans, the Final subdivision plats, and all applicable state and local laws, codes and
regulations applicable to this PUD. Except when specifically noted or otherwise set
fodh in this document, the standards and specifications of Division 3.2 of the Land
Development Code shall apply to this project even if the land within the PUD is not
to be platted. All state and federal Permits shall be effective according to the
stipulations and conditions of the permitting Agencies. Final master plans, final site
development plans or final subdivision plats, and standards and specifications of
the Collier County Land Development Code relating to the same shall apply to this
project, except as otherwise set forth herein. The developer and/or his successor
shall agree to follow the Master Plan and the PUD regulations as adopted, along
with any other conditions or modifications as may be agreed to in the rezoning of
this property. In addition, the developer and the successors are bound by the
commitments within this agreement.
6.3 PUD MASTER PLAN
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Exhibit "A", PUD Master Plan iljustrates proposed development and is
conceptual in nature. Proposed area, lot or land use boundaries or special
land use boundaries shall not be construed to be final and may be vaded at
any subsequent approval phase such as Final Plaffing or site DeveloPment
Plan approval. Subject to the provisions of Section 2.7.3.5 of the Collier
County Land Development Code, amendments may be made from time to
time.
All necessary easements, dedications or other Instruments shall be granted
to ensure the continued operation and maintenance of all service utilities and
all common areas in the project.
This PUD shall be subject to the Sunset Provisions of Section 2.7.3.4 of the
Land Development Code, including development monitoring report
provisions.
2:)
6.4
6.5
WATER MANAGEMENT
Excavation permits will be required for the proposed lakes in accordance
with Division 3.5 of the Collier County Land Development Code, as
amended. Excavated material from the property is intended to be used
within the project site.
Detailed paving, grading and site drainage plans shall be submitted to
Engineering 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 Engineering Review Services.
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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 frequency.
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Design and construction of all improvements shall be subject to compliance
with the appropriate provisions of Division 3.2 of the Collier County Land
Development Code.
Prior to construction plans approval, the petitioner shall demonstrate legal
and physical evidence of a positive ouffall for the water management
system.
The County reserves a 30 foot wide drainage easement along the western
property line for the future widening of Rattlesnake Hammock Road, to which
the developer does not object. Permit modifications or conditions, or
amendments or new permits required to accommodate the County's
drainage easement, including any mitigation, shall be the sole responsibility
of the County.
TRANSPORTATION
The developer shall provide a fair shara contribution toward the capital cost
of a traffic signal at the intersection of CR 951 and the project entrance if and
when the County warrants the project. The signal will be owned, operated
and maintained by Collier County.
The developer shall provide arterial level street lighting at all project
entrances prior to the issuance of a Certificate of Occupancy.
Evidence of an FDOT Connection Permit or Notice of Intent to Issue a
Connection Permit shall be provided prior to the issuance of any
development permit for the project.
6.6
6.7
6.8
The developer shall provide sidewalksibikepaths along all PUD development
tract arterial roadway frontages at the time of final site development
permitting and construction for each phase and parcel of the PUD.
At each development access driveway, an additional 12 feet is needed for
right turn lane facilities. Compensating right-of-way for turn lanes and
median areas shall be dedicated by the applicant to reimburse the County
for the use of existing right-of-way prior to the issuance of the first
"permanent" Certificate of Occupancy. Such dedication shall be considered
site related, and there shall be no road impact fee credits to the applicant.
The applicant shall provide to the County in fee simple ownership, a strip of
land 25 feet in width along the entire length of the Rattlesnake Hammock
Road right-of-way for future four-laning of Rattlesnake Hammock Road. In
exchange for providing this additional right-of-way, the applicant shall be
eligible for road impact fee credits in accordance with the provisions of
Ordinance 92-22, as amended. The future right-of-way shall be made
available to the County either upon presentation of the plat for recording, or
within 120 days notice to the applicant by the County of the County's need
for the land, whichever occurs earlier. Road impact fee credits shall be
subject to a Developer Contribution Agreement approved by the Board of
County Commissioners, and shall be available to the developer upon change
in title ownership of the subject contribution.
UTILITIES
Water distribution, sewage collection and transmission facilities to serve the
project are to be designed, constructed, conveyed, owned and maintained in
accordance with Collier County Ordinance 88-76, as amended, and other
applicable County rules and regulations.
ENGINEERING
Except as otherwise provided within this PUD document, this project shall be
required to meet all County Ordinances in effect at the time final construction
documents are submitted for development approval.
.ENVIRONMENTAL.
Environmental permitting shall be in accordance with the State of Florida
Environmental Resource Permit Rules and be subject to review and approval
by Current Planning Environmental Staff. Removal of exotic vegetation shall
not be counted towards mitigation for impacts to Collier County jurisdictional
wetlands.
24
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All conservation areas shall be designated as conservation/preservation
tracts or easements on all construction plans and if the property is platted
shall be recorded on the plat with protective convenants per or similar to
Section 704.06 of the Florida Statutes. Buffers shall be provided in
accordance with Subsection 3.2.8.4.7.3 of the Land Development Code.
Buffers shall be provided around wetlands, extending at least fifteen (15) feet
landward from the edge of wetland preserves in all places and averaging
twenty-five (25) feet from the landward edge of wetlands. Where natural
buffers are not possible, structural buffers shall be provided in accordance
with the State of Florida Environmental Resources Permit Rules and be
subject to review and approved by Current Planning Environmental Staff.
Petitioner shall comply with the guidelines and recommendations of the U.S.
Fish & Wildlife Service (USFWS) and Florida Game and Fresh Water Fish
Commission (FGFWFC) regarding potential impacts to protected wildlife
species. Where protected species are observed on site, a Habitat
Management Plan for those protected species shall be submitted to Current
Planning Environmental Staff for review and approval prior to Final Site
Plan/Construction Plan approval.
An exotic vegetation removal, monitoring, and maintenance (exotic-free) plan
for the site, with emphasis on the conservation/preservation areas, shall be
submitted to Current Planning Environmental Staff for review and approval
prior to Final Site Plan/Construction Plan approval. This plan shall include
methods and time schedule for removal of exotic vegetation within the
conservation/preservation area.
The project shall comply with the environmental sections of the Land
Development Code and the Growth Management Plan in effect at the time of
final development order approval.
The 35.9-acre Conservation ReserVe Tract will serve to meet all Land
Development Code native open space requirements for the Residential and
Commercial Tracts. A copy of the South Flodda Water Management District
Conservation Easement will be copied to Current Planning Environmental
Staff at the time of the first Site Development Plan approval.
;[5
EXHIBIT B
THE SIERRA MEADOWS PUD
MASTER PLAN
II
I
I I
'I
t M A S T E R P L A N I ~.~U~i~T_~I,~i.L.L.L.L.L.L.L.L.L~.__. --. I .. _., ,,,,, J
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. 99-91
Which was adopted by the Board of County Commissione.~.s
the 14th day of December, 1999, during Regular Session.
WITNESS my hand and the official seal of the Board
County Commissioners of Collier County, Florida, this'i5~%fla~o~
Dece~er, 1999.
DWIGHT ~, BROCK ,'~."~-~i'",~:~'--',', ". '~'~ ~ ~,
· ..~....~ ~.~,.., .:.% ~.~.~ ~", , ( ~ .% .'.
Clerk of Courts and?,.c~,;¢~%~.~','."'-. ~"';
co~tv com~lsslo~e~,~.~, ~- ,, ,:,~,~ : i-: ~