Ordinance 2002-07ORDINANCE NO. 02- 0 7
AN ORDINANCE AMENDING ORDINANCE
NUMBER 91-102, THE COLLIER COUNTY LAND
DEVELOPMENT CODE, WHICH INCLUDES THE
COMPREHENSIVE ZONING REGULATIONS FOR
THE UNINCORPORATED AREA OF COLLIER
COUNTY, FLORIDA, BY AMENDING THE OFFICIAL
ZONING ATLAS MAP NUMBERED 8627N AND BY
CHANGING THE ZONING CLASSIFICATION OF THE
HEREIN DESCRIBED REAL PROPERTY FROM "PUD"
TO "PUD" PLANNED UNIT DEVELOPMENT KNOWN
AS RICHLAND PUD, FOR PROPERTY LOCATED ON
THE SOUTHWEST CORNER OF IMMOKALEE ROAD
(C.R. 846) AND COLLIER BOULEVARD (C.R. 951), IN
SECTION 27, TOWNSHIP 48 SOUTH, RANGE 26
EAST, COLLIER COUNTY, FLORIDA, CONSISTING
OF 150 ACRES; PROVIDING FOR THE REPEAL OF
ORDINANCE NUMBER 97-27, THE FORMER
RICHLAND PUD; AND BY PROVIDING AN
EFFECTIVE DATE.
WHEREAS, Karen Bishop of PMS, Inc. of Naples, representing Kenco Development Inc.,
petitioned the Board of County Commissioners to change the zoning classification of the herein
described real property;
NOW, THEREFORE, BE IT ORDAINED BY the Board of County Commissioners of
Collier County, Florida;
SECTION ONE:
The Zoning Classification of the herein described real property located in Section 27,
Township 48 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 hereof. The Official Zoning Atlas Map
numbered 8627N, as described in Ordinance Number 91-102, the Collier County Land
Development Code, are hereby amended accordingly.
SECTION TWO:
Ordinance Number 97-27 known as the Richland PUD, adopted on June 10, 1997, by the
Board of County Commissioners of C611ier County, is hereby repealed in its entirety.
SECTION THREE:
This Ordinance shall become effective upon filing with the Department of State.
PASSED AND D. ULY ADOPTED by the Board of County Commissioners of Collier
County, Florida, this?a,,~, day of
~GH'T E~R~K, Clerk
At~t ~ ~ ~1~'~
pprovea as to Fo~ ~d
Legal Sufficiency
MarjorO~Vl. Student
Assistant County Attorney
PUDA-2001 -A R- 1494/C B/lo
2002.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
JAMES N. COLETTA, Chairman
This ordinance filed with t~e
Secrq;tary of ~to~te's Office the
~,~...~ay ~ ~~'
and acknowledgem~nt of ~at
filin~ received ?}s
of
PLANNED UNIT DEVELOPMENT DOCUMENT
FOR
RICHLAND
A PLANNED RESIDENTIAL COMMUNITY
Prepared by:
PMS, Inc. of Naples
2335 Tamiami Trail N. ff408
Naples, Florida 34103
Date Reviewed by CCPC:
Date Approved by BCC:
Ordinance Number:
Ordinance Number:
Document Date:
1/17/02
2/12/o2
2002-07
1/24/02
Exibit
TABLE OF CONTENTS
PAGE
LIST OF EXHIBITS AND TABLES
STATEMENT OF COMPLIANCE AND SHORT TITLE
SECTION I
SECTION II
SECTION III
SECTION IV
SECTION V
SECTION VI
Legal Description, Property Ownership and General
Description
Project Development
Residential District
Community Commercial District
Reserve District
General Development Commitments
1-1
2-1
3-1
4-1
5-1
6-1
LIST OF EXHIBITS AND TABLES
EXHIBIT "A"
EXHIBIT "B"
TABLE 1
PUD Master Plan
Conceptual Buffer Plan
Development Standards for "R" Residential Areas
STATEMENT OF COMPLIANCE
The purpose of this section is to express the intent of Kenco Development, Inc., hereinaf-
ter referred to as the Developer, to create a Planned Unit Development (PUD) on 150 +/-
acres of land located in Section 27, Township 48 South, Range 26 East, Collier County,
Florida. The name of this Planned Unit Development shall be Richland. The development
of Richland will be in compliance with the planning goals and objectives of Collier County
as set forth in the Growth Management Plan. The development will be consistent with the
growth policies and land development regulations adopted thereunder of the Future Land
Use Element and map of the Growth Management Plan and other applicable regulations
for the following reasons:
The subject property is within the Urban Mixed Use District/Urban Residential Sub
district and the Activity Center Mixed Use District/Activity Center Subdistrict as iden-
tified on the Future Land Use Map as required in Objective 1, of the Future Land
Use Element (FLUE).
The proposed density of Richland is 3.1 dwelling units per acre which is less than
the maximum density permitted by the FLUE Density Rating System and is
therefore consistent with Future Land Use Element Policy 5.1. The entire subject
property qualifies for a base density of four dwelling units per acre. Certain parts of
the subject property lie within a one mile radius of an activity center qualifying the
area for an additional 3 dwelling units per acre, while an additional dwelling unit per
acre is available because the project fronts on two arterial streets.
Richland is compatible with and complementary to existing and future surrounding
land uses as required in Policy 5.4 of the Future Land Use Element.
°
Improvements are planned to be in compliance with applicable land development
regulations as set forth in Objective 3 of the Future Land Use Element.
The development of Richland will result in an efficient and economical extension of
community facilities and services as required in Policies 3.1 .H and L of the Future
Land Use Element.
Richland is planned to incorporate natural systems for water management inaccor-
dance with their natural functions and capabilities as may be required by Objective
1.5 of the Drainage Sub-Element of the Public Facilities Element.
The project will be served by a complete range of services and utilities as approved
by the County.
o
The subject property includes an Activity Center Designation, which is a
preferred location for commercial and mixed-use developments.
The project shall be in compliance with all applicable County regulations
including the Growth Management Plan.
SHORT TITLE
This ordinance shall be known and cited as the "RICHLAND PLANNED UNIT
DEVELOPMENT ORDINANCE".
iii
SECTION 1
1-1
1-2
1-3
1-4
LEGAL DESCRIPTION, PROPERTY OWNERSHIP~ and GENERAL DESCRIPTION
PURPOSE
The purpose of this Section is to set forth the legal description and ownership of
Richland, and to describe the existing condition of the property to be developed.
LEGAL DESCRIPTION
The northeast 1/4 of Section 27, Township 48 South, Range 26 East, less the East
and North 100 feet for the purpose of road right-of-way, located in Collier County,
Florida.
TITLE TO PROPERTY
The Property is currently under the ownership of Kenco Development, Inc., 8610
Pebblebrooke Drive, Naples, Florida, 34119.
GENERAL DESCRIPTION OF PROPERTY
The project site is located in Section 27, Township 48 South, Range 26 East,
and is bordered on the north by Immokalee Road (CR-846), on the east by
CR-951, on the south by Oakridge Middle School and on the west by
undeveloped agricultural land and Laurel Oak Elementary School
The zoning classification of the subject property as of this submittal is PUD
(PLANNED UNIT DEVELOPMENT).
The site's vegetation includes pine flatwoods, saw palmetto, slash pine and
sabal palm. It also contains areas of cypress, fern and sawgrass. Soils on
the site are Immokalee fine sand and Arzell fine sand. A small area of
pompano fine sand is located in the southeast corner of the site.
Do
The surrounding area is generally undeveloped, and is located within the
Activity Center Designation and Residential Density Band of the Future Land
Use Map to the Growth Management Plan.
Elevations in the area range from 13.0 - 15.0 feet according to U.S.G.S.
quadrangle maps. The site is outside of the flood plane and requires
development to be sited 18 inches above the crown of .the road according to
flood insurance rate maps.
1-1
1-5 PROJECT DENSITY
Ao
The total acreage of Richland is approximately 150 acres. The
maximum number of dwelling units to be built on the total acreage is 400.
The number of dwelling units per gross residential acre is approximately 3.1
units. The density on individual parcels of land throughout the project may vary
according to the type of housing placed on each parcel of land.
Commercial uses occupy approximately 23 acres. These described land
uses are set forth on the PUD Master Plan, Exhibit "A".
At all times, property included within the Richland PUD shall be included in
determining project density including property reserved or dedicated for
public uses, such as, but not limited to, public roadways, easements,
reserves and landscape buffers.
1-2
SECTION II
2-1
2-2
PURPOSE
PROJECT DEVELOPMENT
The purpose of this Section is to generally describe the plan of development for
Richland, and to identify relationships to applicable County ordinances, policies,
and procedures.
GENERAL DESCRIPTION OF PROJECT PLAN AND PROPOSED LAND USES
Bo
Richland, a private community, will include a broad range of Single-family,
Multi-family, Community Commercial, Hotel/Motel, Stormwater Management,
Open Space and Reserve areas. Each single-family, multi-family and
commercial parcel will be served with publicly provided utilities, including
potable water, sewer and electricity. Amenities proposed to be provided in
the project include, but are not limited to, structures designed to provide
social and recreational space, lakes, natural and landscaped open spaces.
The Master Plan is illustrated graphically on Exhibit "A". A land use
summary indicating approximate land use acreages is shown on the plan.
The location, size, and configuration of individual tracts shall be determined
at the time of Preliminary Subdivision Plat approval with minor adjustments
at the time of Final Plat Approval, in accordance with Article 3, Division 3.2,
Section 3.2.9 of the Collier County Land Development Code.
2-3
GENERAL COMPLIANCE WITH COUNTY ORDINANCES
Regulations for development of Richland shall be in accordance with the
contents of this PUD ordinance and applicable sections of the Collier County
Land Development Code (to the extent they are not inconsistent with this
PUD ordinance) and Growth Management Plan which are in effect at the
time of issuance of any development order to which said regulations relate
which authorizes the construction of improvements, such as but not limited
to, Final Subdivision Plat, Final Site Development Plan, and Excavation
Permit. Where this PUD ordinance fails to provide developmental
standards, then the provisions of the most similar zoning district or section
of the Collier County Land Development Code shall apply.
2-1
2-4
Bo
Unless otherwise defined herein, 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 time of development order
application.
Development permitted by the approval of this PUD will be subject to
a concurrency review under the Adequate Public Facilities Ordinance,
Article 3, Division 3.15 of the Collier County Land Development Code.
Unless modified, waived or excepted by this PUD or by subsequent
requests, the provisions of other applicable land development codes
remain in effect with respect to the development of the land which
comprises this PUD.
Eo
All conditions imposed herein or as represented on the Richland
Master Plan are part of the regulations, which govern the manner in
which the land may be developed.
LAND USE
The Master Development Plan (Exhibit "A") shows proposed land uses of
development for each parcel. Minor variations in acreage shall be permitted at
final design to accommodate vegetation, encroachments, utilities, market
conditions, and other hereto unforeseen site conditions.
LAND USE TYPE
LAND USE SCHEDULE
RESIDENTIAL
(open space, reserve, water management & lakes)
COMMERCIAL
(open space, reserve, water management & lakes)
ACREAGF
127 +/-
23 +/-
TOTAL 150+/-
2-2
2-5 SITE DEVELOPMENT PLAN APPROVAL
The provisions of Article 3, Division 3.3 of the Collier County Land Development
Code shall apply to the development of platted tracts or parcels of land prior to the
issuance of a building permit or other development order.
2-6 RESUBDIVISION
Resubdivision shall comply with Section 3.2.7.5 of the Collier County Land
Development Code.
2-7 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 done in compliance with the Collier County Land
Development Code.
All necessary easements, dedications, or other instruments shall be granted
to insure the continued operation and maintenance of all service utilities in
compliance with applicable regulations in effect at the time
approvals are requested.
2-8 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.
2-9 USE OF RIGHTS-OF-WAY
Utilization of lands within all project rights-of-way for landscaping, decorative
entrance ways and signage may be allowed subject to review and administrative
approval by the Collier County Planning Services Director for engineering and
safety considerations, during the development review process and prior to any
building permits.
2-10 AMENDMENTS TO PUD DOCUMENT OR PUD MASTER PLAN
Amendments may be made to the PUD as provided in Article 2, Division 2.7,
Section 2.7.3.5 of the Collier County Land Development Code.
2-3
2-11
2-12
2-13
2-14
2-15
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 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 owner 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.
OFF-STREET PARKING AND LOADING
All off-street parking and loading facilities shall be designed in accordance with
Division 2.3 of the Collier County Land Development Code.
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, Section 2.6.32
of the Collier County Land Development Code. The total project is 150 +/-
acres requiring a minimum of 45 acres to be retained as open
space throughout the Richland PUD. This requirement shall not apply to
individual development parcels.
Of the project's total 150 +/- acres, the following acreages represent 30% of
the total site, all contributing to open space.
Lake 11 +/- acres
Reserve: 31 +/- acres
Buffer · 7+/- acres
TOTAL · 48+~- acres of open space
2-4
2-16 NATIVE VEGETATION RETENTION REQUIREMENTS
Pursuant to Article 3, Division 3.9, Section 3.9.5.5.3 of the Collier County Land
Development Code, 25% of the viable naturally functioning native vegetation on
site shall be retained.
2-17 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.
2-18 SIGNS
Signs shall be in accordance with Article 2, Division 2.5 of the Collier County Land
Development Code.
2-19 LANDSCAPING
Landscaping shall be in accordance with Article 2, Divisions 2.4 and 2.8 of the
Collier County Land Development Code, as amended. In addition, a 30-foot Type
"B" Buffer shall be provided along the tract boundary line separating the commercial
and residential land use tracts. (See Exhibit "B") This buffer shall contain a 6-foot
tall pre-cast concrete wall along the entire buffer.
2-20 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 Planning Services Director. All lakes
greater than two (2) acres may be excavated to the maximum commercial excava-
tion depths set forth in Section 3.5.7.3.1; however, removal of fill from Richland
shall be limited to an amount up to 10 percent per lake (to a maximum of 20,000
cubic yards) of the total volume excavated unless a commercial excavation permit
is received.
2-21 EXCAVATION AND VEGETATION REMOVAL
Improvement of property shall be prohibited prior to issuance of building permit. No
site work, removal of protected vegetation, grading, improvement of property or
construction of any type may be commenced prior to the issuance of a building
permit where the development proposed requires a building permit under the Land
Development Code or other applicable County regulations.
2-5
Exceptions to this requirement may be granted by the Community Development
and Environmental Services Administrator for an approved Subdivision or Site De-
velopment Plan to provide for distribution of fill excavated on site or to permit con-
struction 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. 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.
2-22 SUBDIVISIONS
Subdivisions shall be in accordance with Article 3, Division 3.2 of the Collier
County Land Development Code.
2-6
RESIDENTIAL
3-1
3-2
3-3
PURPOSE
The purpose of this section is to identify permitted uses and development
standards for areas within the Richland PUD designated on the Master Plan
(Exhibit "A") as "R" Residential.
MAXIMUM DWELLING UNITS
A maximum number of 400 residential dwelling units may be constructed on lands
designated "R".
GENERAL DESCRIPTION
Ao
Areas designated as "R" on the Master Land Use Plan are designated to
accommodate a full range of residential dwelling unit types.
Approximate acreage of land use tracts have been indicated on the PUD
Master Plan, in order to indicate relative size and distribution of the
residential uses. These acreages are based on conceptual designs and
must be considered to be approximate. Actual acreage of all development
tracts will be provided at the time of permitting. Residential tracts are
designed to accommodate internal roadways.
Co
Single-family lot sizes and development regulations shall be in accordance
with Table 1 of this section and shall be identified by the Developer at the
time of Preliminary Subdivision Plat approval pursuant to Collier County
Zoning Regulations set forth in Division 3.2 of the Collier County Land
Development Code.
Multi-family uses and development regulations shall be in accordance with
Table 1 of this section and shall be identified by the Developer at the time of
Site Development Plan approval pursuant to Section 2.5 of this document
and applicable Collier County Regulations set forth in Division 3.3 of the
Collier County Land Development Code.
3-1
3-4 PERMITTED USES AND STRUCTURES
3.5
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)
2)
3)
4)
5)
6)
7)
8)
9)
10)
Single-family detached dwelling units.
Single-family attached and townhouse units.
Single'family zero lot line dwelling units.
Duplex dwelling units.
Multi-family dwelling units.
Nursing, rest homes and adult congregate living facilities.
Recreational facilities including but not limited to parks, playgrounds,
commonly owned open space, pools, tennis courts, community
buildings; guardhouses; essential services and utility structures.
Model homes, sales centers, and temporary
development/construction offices shall be permitted in
conjunction with the promotion of the development.
Water management facilities and lakes.
Any other use which is in comparable in nature with the foregoing
uses which the Planning Services Director determines to be
compatible in the "R" district.
B. Permitted Accessory Uses and Structures
1)
Customary accessory uses and structures, including but not limited to
covered parking, attached and detached garages and swimming
pools.
2)
Any other accessory use which is comparable in nature with the
foregoing uses and which the Planning Services Director
determines to be compatible in the "R" District.
PROPERTY DEVELOPMENT REGULATIONS
Except as provided in Sec~tion 2.5(B), property development regulations for
land uses in the "R" Residential District are set forth in Table 1.
Site development standards for categories 1-4 uses apply to individual
residential lot boundaries. Category 5 standards apply to platted' parcel
boundaries.
3-2
Co
Eo
Fo
Go
Unless otherwise indicated, required yards, heights, and floor area
standards apply to principal structures.
Development standards for building relationships set forth in Table 1 shall
be established during site development plan approval as set forth in Article
3, Division 3.3 of the Collier County Land Development Code in accordance
with those standards of the zoning district which is most similar to the
proposed use.
In the case of residential structures with a common architectural theme,
required property development regulations may be waived or reduced as
provided by the provisions in Article 2, Division 2.6, Section 2.6.27.4.6 of
the Collier County Land Development Code. Common open space
requirements are deemed satisfied pursuant to Section 2.16 of this PUD.
Off-street parking required for multi-family uses shall be accessed by
parking aisles or driveways which are separate from any roads which serve
more than one development. A green space area of not less that ten feet
(10') in width as measured from pavement edge to pavement edge shall
separate any parking aisle or driveway from any abutting road.
Single-family zero lot line dwellings units are identified separately from
single-family detached dwelling units with conventional side yard
requirements to distinguish these types for the purpose of applying
development standards under Table 1. Zero lot line dwellings shall be
defined as any type of detached single-family structure employing a zero or
reduced side yard as set forth herein, and which conform to requirements of
Collier County Land Development Code Article 2, Division 2.6, Subsection
2.6.27.4.4.1 through 3.
No housing structure containing three (3) or more dwelling units may be
located between two detached, single family structures which are less than
300 feet apart if they are a part of the same platted block. Approval of the
location of multiple family structures relative to existing single family
detached structures shall rest with the Development Services Director
and shall be determined at the time of Site Development Plan pre-application
meetings.
No nursing, rest homes and adult congregate living facility shall be located
within three hundred (300) feet of any single family detached or attached
dwelling units. Generally, multiple family dwelling structures with dwelling
units above dwelling units shall act as a transition area between nursing,
rest homes, adult congregate living facilities and single family detached and
attached dwelling units.
3-3
TABLE 1
DEVELOPMENT STANDARDS FOR
"R" RESIDENTIAL AREAS
SINGLE
FAMILY
SINGLE ZERO SINGLE FAMILY
FAMILY LOT ATTACHED AND
DETACHED LINE DUPLEX TOWNHOUSE
Category 1 2 3 4
Minimum Lot Area 5,500 SF 5,000 SF 3,500 SF 3,000 SF
Minimum Lot 55 50 35 30
Width *5
Front Yard 20 *3 20 *3 20 *3 20 *3
Front Yard for Side 10 10 10 10
Entry Garage
Side Yard 5 *6 0 or 7.5 0 or .5 BH
Rear Yard Principal 20 10 20 20
Rear Yard A¢ces- 10 5 10 10
sory
Rear Yard *1 10 5 10 10
Maximum Building 35 35 35 35
Height *2
Distance Between 10 10 0 or 15 .5 SBH
Principal Structures
Floor Area Min. 1200 SF 1200 SF 1200 SF 1200 SF
(s.~.)
MULTI-
FAMILY
DWELLINGS
5
1 AC
150
25
15
0.5 BH
BH
15
.5 BH
35
.5 SBH
1000 SF
BH: Building Height
SBH: (Sum of Building Height): Combined height of two adjacent buildings for the purposes of detsnnlnlng setback requirements.
All distances are In feet unless otherwise noted.
'1 - Rear yards setbacks for principal and accessory structures on lots that abut preserves, shall be in accordance with Section 3.2.8.4.7.3 of the LDC, as amended.
Front yards shall be measured as follows:
A. If the parcel Is served by a public right-of-way, setback la measured from the adjacent right-of*way line.
B. If the parcel is served by a private road, setback le measured from the back of curb (If curbed) or edge of pavement (If not curbed).
*2 - Building height shall be the vertical distance measured from the flret habltsble finished floor elevation to the uppermost finished ceiling elevation of the sb'ucture.
*3 - Single-family dwellings which provide for 2 parking spaces within an encloeed garage and provide for guest parking other than In private ddvewaya may reduce the
front yard requirement to 5' for the garage and 15' for the remaining structures.
*4 - Each half of a duplex unit requires a lot area allocation of 3,500 SF for a total minimum lot area of 7,000 SF; 3,000 square feet lot area allocation per dwelling unit for
single family attached and townhouse dwelling unite and 3,000 square feet per dwelling unit for elngle tamlly attached and townhouae dwelling units.
*$ - Minimum lot width may be reduced by 20% for cul.de-sac lots provided minimum lot area requirement Is still maintained.
'6 - Zero feet (0') or a minimum of five feet (5') on either side except that where the zero foot (0') yard option is utilized, the opposite
side of the structure shall have a ten-foot (10') yard. Zero foot (03 yards n~y be used on both sides of a structure provided that the opposite ten foot (10') yard
is provided.
3-4
SECTION IV
COMMUNITY COMMERCIAL DISTRICT
4-1 PURPOSE
The purpose of this section is to identify permitted uses and development
standards for areas within Richland designated on the Master Plan (Exhibit "A") as
"C" Community Commercial.
4-2 MAXIMUM SQUARE FOOTAGE AND ACREAGE
A maximum of 231,000 square feet (gross floor area) of Community Commercial
uses may be constructed on lands designated "C" on the Master Plan (Exhibit "A").
The Community Commercial tract is limited to a maximum of 23 +/- acres.
4-3 GENERAL DESCRIPTION
Areas designated as "C" on the Master Plan are designed to accommodate
a full range of commercial uses, hotel/motel, essential services, and
customary accessory uses.
The approximate acreage of the "C" district is indicated on the Master Plan.
This acreage is based on conceptual designs and is approximate. Actual
acreages of all development tracts will be provided at the time of Site
Development Plan or Preliminary Subdivision Plat approvals in accordance
with Article 3, Division 3.2 and Division 3.3 respectively, of the Collier
County Land Development Code. Community Commercial tracts are
designed to accommodate internal roadways, open spaces, lakes, water
management facilities, and other similar uses.
4-4 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)
2)
3)
4)
Agricultural Services (Group 0742, except no outside kenneling)
Amusement and Recreation Services, Indoor only (Groups
7911-7941, 7991, 7993)
Apparel and Accessory Stores (Groups 5611,5621, 5631,5641,
5651, 5661, 5699)
Automotive Dealers and Gasoline Service Stations (Groups 5511,
5531,5541 )
4-1
5)
6)
7)
8)
9)
lO)
11)
12)
13)
14)
15)
16)
17)
18)
19)
20)
21)
22)
23)
24)
25)
26)
Automotive Repair, Services and Parking (Group 7542)
Building Materials, Hardware, Garden Supply with no outside storage
or display (Groups 5231,5251, 5261)
Business Services (Groups 7311,7323, 7334, 7335, 7336, 7338,
7352, 7371-7379, 7384, 7389)
Communications (Groups 4832, 4833)
Depository Institutions (Groups 6011-6099)
Eating and Drinking Places (Groups 5812)
Engineering, Accounting and Management (8711-8721, 8741, 8742,
8748)
Food Stores (Groups 5411, 5421,5441, 5451, 5461, 5499)
General Merchandise Stores (Groups 5311, 5331,5399)
Health Services (Groups 8011-8049)
Home Furniture, Furnishings, and Equipment Stores (Groups 5712,
5713, 5714, 5719, 5722, 5731, 5734, 5735, 5736)
Hotels and Motels (Group 7011)
Insurance Agents, Brokers and Service (Group 6411)
Membership Organizations (Groups 8641,8661)
Miscellaneous Repair Services (Groups 7622, 7629, 7631)
Miscellaneous Retail (Groups 5912, 5921, 5932, 5941-5949, 5992,
5993, 5999)
Motion Pictures (Groups 7832)
Museum, Art Galleries (Group 8412)
Non-Depository Credit Institutions (Groups 6141,6159, 6162, 6163)
Personal Services (Groups 7211-7212, 7215, 7219, 7221, 7231,
7241, 7251, 7291)
Real Estate (Groups 6531, 6541,6552)
Social Services (Group 8351)
4-5 ACCESSORY USES AND STRUCTURES
A. Uses and Structures that are accessory and incidental to uses permitted.
Any other accessory use which is comparable in nature with the foregoing
uses and which the Planning Services Director determines to be
compatible.
4-2
4-6 Development Standards
A. Minimum lot area: Ten thousand (10,000') square feet
B. Minimum lot width: One hundred (100') feet
Minimum yard requirements:
1) Front yard: twenty-five (25') feet
2) Side yard: zero or ten (0' or 10') feet
3) Rear yard: twenty (20') feet
Distance between principal structures: One half the sum of walls opposite
one another but not less than ten (10') feet.
Eo
Minimum floor area of principal structure: seven hundred and fifty
square feet (750') per building on the ground floor
Landscaping and Off-Street Parking shall be in accordance with the
Collier County Land Development Code. All parking lot lighting shall be Iow
intensity and shielded from residential areas.
G°
Maximum height: fifty feet (50') and not to exceed two stories for commercial
structures within 60 feet of the residential tract boundary line.
H. General application for Setbacks:
Front yard setbacks shall comply with the following:
1)
2)
3)
If the parcel is served by a public or private right-of-way, setback is
measured from the adjacent right-of-way line.
If the parcel is served by a non-platted private drive, setback is
measured from the back of curb or edge of pavement.
If the parcel is served by a platted private drive, setback is measured
from the road easement or property line.
Maximum density of Hotel/Motel lodging facilities:
1)
The net platted density of hotel rooms per acre may not exceed
twenty-six (26) units per acre.
Jo
Commercial trash dumpsters shall be located or placed within 100 feet of
any residential tract boundary line.
4-3
SECTION V
RESERVE DISTRICT
5-1 PURPOSE
The purpose of this Section is to identify permitted uses and development
standards for areas within Richland designated on the Master Plan (Exhibit "A"), as
Reserve.
5-2 GENERAL DESCRIPTION
Areas designated as Reserve on the PUD Master Plan are designed to
accommodate a full range of conservation and limited water management uses and
functions. The primary purpose of the Reserve District is to retain viable naturally
functioning wetland systems, to allow for the restoration and enhancement of
impacted or degraded wetland systems, and to provide an open space amenity for
the enjoyment of Richland residents.
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:
A. Permitted Principal Uses and Structures
1) Passive recreational areas, boardwalks, and recreational shelters.
2) Nature trails, excluding asphalt paved surfaces
3)
Water management facilities, structures and lake bulkheads or other
architectural treatments
4) Mitigation areas
5)
Any other conservation and related open space activity or use which
is comparable in nature with the foregoing uses and which the
Planning Services Director determines to be compatible in the
Reserve District
5-1
5-4 DEVELOPMENT STANDARDS
All setbacks from preserve areas shall be in accordance with Section
3.2.8.4.7.3 of the LDC, as amended.
5-5 RESERVE DISTRICT CONSERVATION EASEMENT
A non-exclusive conservation easement or tract is required by Collier County Land
Development Code, Section 3.2.8.4.7.3 for preservation lands included in the
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 Richland
Commons Association shall be responsible for control and maintenance of lands
within the Reserve District.
5-2
GENERAL DEVELOPMENT COMMITMENTR
6-1PURPOSE
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 relating to the subdivision of the land, except when
specifically noted or otherwise set forth in this document, or as otherwise approved
by Collier County. 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.
6-3 PUD MASTER PLAN
Ao
The Master Plan (Exhibit "A"), is an illustrative preliminary development plan.
The design elements and layout illustrated on the Master Plan shall be
understood to be flexible, so that the final design may satisfy the
Developer's criteria and comply with all applicable requirements of this
ordinance.
The Planning Services Director shall be authorized to approve minor
changes and refinements to the Richland Master Plan upon written request
of the Developer.
C. The following limitations shall apply to such requests:
1)
The minor change or refinement shall be consistent with the
Collier County Growth Management Plan and the Richland PUD
document.
2)
The minor change or refinement shall not constitute a substantial
change pursuant to Article 2, Division 2.7, Subsection 2.7.3.5.2 of
the Collier County Land Development Code.
6-1
3)
The minor change or refinement shall be compatible with adjacent
land uses and shall not create detrimental impacts to abutting land
uses, water management facilities, and Reserve areas within or
external to the PUD.
Do
All necessary easements, dedications or other instruments shall be
granted to ensure the continuance operation and maintenance of all
service utilities.
Eo
Agreements, provisions or covenants which govern the use, maintenance
and continued protection of the PUD and common areas will be provided.
6-4 DEVELOPMENT COMMITMENTS
A TRANSPORTATION
1)
When deemed warranted by the County, the Developer shall provide
fifty (50') feet of additional road right-of-way along the south side of
Immokalee Road in accordance with the procedures and standards of
Sub-section 2.2.20.3.7 of the Collier County Land Development Code.
Road Impact Fee credits will be allowed for this right-of-way to the
maximum extent provided in the Road Impact Fee Ordinance and in
accordance with the approved conversion formula.
2)
When deemed warranted by the County, the Developer shall provide
left and right turn lanes at all project accesses on both Immokalee
Road and CR-951. If median openings are permitted upon the four
laning of either road, the Developer shall be responsible for the cost
of all intersection modifications needed to serve project accesses.
3)
The Developer shall provide a fair share contribution toward the
capital cost of traffic signals at any project access when deemed war-
ranted by the County. The signals will be owned, operated and main-
tained by Collier County.
4)
When deemed warranted by the County, the Developer shall provide
arterial level street lighting at all project accesses.
5)
The road impact fee shall be as provided by Ordinance Number 01-
13, or as may be amended, and shall be paid at the time building per-
mits are issued unless otherwise approved by the Board of County
Commissioners.
6)
Access improvements shall not be subject to impact fee credits and,
excluding traffic signals, shall be in place before any certificates of
occupancy are issued.
6-2
7)
8)
9)
All traffic control devices used, excluding street name signs, shall
conform with the Manual on Uniform Traffic Control Devices as
required in Chapter 316.0747, Florida Statutes.
The commercial tract shall provide an internal vehicular cross access
to the residential tract. Sidewalks shall be provided on one side of the
interconnect road. A metal security gate shall be placed on the com-
mercial tract to allow for the stacking of a minimum of three vehicles
on the commercial tract. Gate maintenance shall be the responsibil-
ity of the commercial property owners and/or their property owners
association. No construction traffic shall use this interconnectio~.
Access locations to Immokalee Road and to Collier Boulevard are
conceptual and subject to review and approval at final site plan
submittal consistent with the Access Control Policy (Resolution
01-242), as may be amended, and the Collier County Construction
Standards Handbook for Work Within the Public Right-of-Way
(Ordinance 93-64), as may be amended. All access and median
locations are subject to modification and/or closure at the discretion
of Collier County based on safety, operation or capacity reasons.
B
WATER MANAGEMENT
1)
2)
3)
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.
4)
The Developer shall be responsible for the installation of properly
sized culverts at the proposed entrance road locations placed on the
relocated swale centerline, at such time as driveways are installed.
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.
In accordance with the Rules of the South Florida Water Management
District, Chapters 40E4 and 40E-40, this project shall be designed for a
storm event of 3-day duration and 25-year frequency.
6-3
C
5)
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.
UTILITIES
1)
2)
3)
4)
Water Distribution, sewage collection and transmission and interim
water and/or sewage treatment facilities to serve the project are to be
designed, constructed, conveyed, owned and maintained in
accordance with Collier County Ordinance No. 97-17, as amend.ed,
and other applicable County rules and regulations.
5)
All customers connecting to the water distribution and sewage
collection facilities to be constructed will be customers of the County
and will be billed by the County in accordance with the County's
established rates. Should the County not be in a position to provide
water and/or sewer service to the project, the water and/or sewer
customers shall be customers of the interim utility established to
serve the project until the County's off-site water and/or sewer
facilities are available to serve the project.
It is anticipated that the County Utilities Division will ultimately
supply potable water to meet the consumptive demand and/or
receive and treat the sewage generated by this project. Should
the County system not be in a position to supply potable water to the
project and/or receive the project's wastewater at the time
development commences, the Developer, at its expense will install
and operate interim water supply and on-site treatment facilities
and/or interim on-site sewage treatment and disposal facilities
adequate to meet all requirements of the appropriate regulatory
agencies. An agreement shall be entered into between the County
and the Developer, binding on the Developer, his assigns or
successors regarding any interim treatment facilities to be utilized.
The agreement must be legally sufficient to the County, prior to the
approval of construction documents for the project and be in
conformance with Collier County Ordinance No. 97-17, as amended.
If an interim on-site water supply, treatment and transmission facility is
utilized to serve the project, it must be properly sized to supply
average peak day domestic demand, in addition to fire flow demand
at a rate approved by the appropriate Fire Control District servicing
the project area.
Public Service Commission Territories: Prior to approval of construc-
tion documents by the County, the Developer m~lst present verifica-
tion pursuant to Chapter 367, Florida.
6-4
D
2)
3)
4)
Statutes, that the Florida Public Service Commission has granted
territorial rights to the Developer to provide sewer and/or water service
to the project until the County can provide these services through its
water and sewer facilities.
ENVIRONMENTAL
1)
Petitioner shall be subject to Division 3.9 of the Collier County
Land Development Code, requiring the acquisition of a tree
removal permit prior to any land clearing. A site clearing plan
shall be submitted to the Community Development and
Environmental Services Administrator for review and approval
prior to any substantial work on the site. This plan may be
submitted in phases to coincide with the development
schedule. 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 facilities have been oriented to
accommodate this goal.
All exotic plants, as defined in the Land Development 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 re-invasion
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 Community Development and Environmental
Services Administrator.
If during the course of site 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 Code Enforcement Department shall be notified.
Development will be suspended for a sufficient length of time to en-
able the Code Enforcement Department or a designated consultant to
assess the find and determine the proper course of action in regard to
its salvageability. The Code Enforcement 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.
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 Review Staff.
6-5
Removal of exotic vegetation shall not be counted towards mitigation
for impacts to Collier County jurisdictional wetlands.
5)
This PUD shall be in compliance with Division 3.11 of the LDC, as
amended, which provides protection for Endangered, Threatened and
Listed Species.
E SUBSTITUTIONS TO COUNTY SUBDIVISION REGULATIONS
1)
Section 3.2.8.3.19: Street name signs shall be approved by
the County Engineer but need not meet U.S.D.O.T.F.H.W.A.
Manual on Uniform Traffic Control Devices. Street pavement
painting, striping, and reflective edging requirements shall be
subject to the County Engineer's approval, but need not meet
standard county requirements.
2)
Section 3.2.8.4.16.5: Street rights-of-way and cross-sections for the
roads shall be as designated by developer at time of final construction
plans.
3)
Section 3.2.8.4.16.6: The 1,000 feet maximum dead-end street length
requirement shall be waived.
4)
Section 3.2.8.4.16.8: Back of curb radii may be reduced to thirty (30')
feet at local intersections.
5)
Section 3.2.8.4.16.10: The requirement for one hundred (100')feet
tangent sections between reverse curves of streets shall be waived.
6)
Section 3.2.8.4.21: The requirement for blank utility casings shall be
subject to County engineering approval, but need not meet standard
County requirements.
F
MISCELLANEOUS
1)
Access to the project shall be restricted to those access points
shown on Exhibit "A".
6-6
I
N
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~00 ~ ~ R~IDEN~L (~CLUDING ~ES) ( 79~
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SCALE:
1
400'
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PR~ECT ACC~S
=T~ (~o~ ~C.)
PUD MASTER PLAN - EXHIBIT 'A'
V~~asse
[ Da¥1or
~oot ~o. 1 o, 1
STATE OF FLORIDA)
COUNTY OF COLLIER)
I, DWIGHT E. BROCK, Clerk of Courts in and for the
Twentieth Judicial Circuit, Collier County, Florida,
hereby certify that the foregoing is a true and corre{~
copy of:
ORDINANCE 2002-07
Which was adopted by the Board of County Commissioners
on the 12th day of February, 2002, during Regular Session.
WITNESS my hand and the official seal of the Board of
County Commissioners of Collier County, Florida, this 19th
day of February, 2002.
DWIGHT E. BROCK~p-'
Clerk of Courts
Ex-officio to B6a~
County Commissi-~et~...'
By: Ellie Hof fman,
Deputy Clerk