Ordinance 2002-40ORDINANCE NO. 02- 4 0
cNij 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 MAPS
MBERED 6931N, AND 7906N BY CHANGING THE ZONINgs:?
ASSIFICATION OF THE HEREIN DESCRIBED REAI~
PROPERTY FROM "PUD" PLANNED UNIT DEVELOPMENT TO
"PUD" PLANNED UNIT DEVELOPMENT KNOWN
(..;5'
ARROWHEAD PUD LOCATED IN THE SOUTHWEST~..: i:
QUADRANT OF THE INTERSECTION OF LAKE TRAFFORD". :
ROAD (C.R. 890) AND CARSON ROAD, IN SECTION 31~',~
TOWNSHIP 46 SOUTH, RANGE 29 EAST AND SECTION
TOWNSHIP 47, RANGE 29 EAST, COLLIER COUNTY, FLORIDA~C'~i
CONSISTING OF 307.3+ ACRES; PROVIDING FOR THE REPEAL~m
OF ORDINANCE NUMBER 91-44; AND BY PROVIDING AN
EFFECTIVE DATE.
WHEREAS, Robert L. Duane, of Hole Montes, Inc., representing James and Diane Williams,
Jr., 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, that:
SECTION ONE:
The zoning classification, of the herein described real property located in Section 31,
Township 46 South, Range 29 East and Section 6, Township 47 South, Range 29 East, Collier
County, Florida, is changed from Planned Unit Development (PUD) to "PUD" Planned Unit
Development in accordance with the Arrowhead PUD Document, attached hereto as Exhibit "A" and
incorporated by reference herein. The Official Zoning Atlas Maps numbered 6931N and 7906N, as
described in Ordinance Number 91-102, the Collier County Land Development Code, are hereby
amended accordingly.
SECTION TWO:
Ordinance Number 91-44, known as the Arrowhead PUD, adopted on May 28, 1991 by the
Board of County Commissioners of Collier County, is hereby repealed in its entirety.
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 ~ day of ,,..~Cc ! ~ ,2002.
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
BY: ~
JAI~ COLETTA,
Approved as to Form
and Legal Sufficiency
Mauorie ~ffS t-u~l ~'nt
Assistant County Attorney
PUDZ-2002-AR-2491/RB/sp
Thls ordinance filed with the
Secrgtary of State's Office the
~ ;~ day of ~.~, ~
ond acknowledgement of thot
filing received this ~doy
of-~-, ~'.~ ..
ARROWHEAD
PLANNED UNIT DEVELOPMENT
PREPARED BY:
HOLE MONTES, INC.
950 ENCORE WAY
NAPLES, FLORIDA 34110
HM PROJECT 2001106
APRIL, 2002
REVISED JUNE 6, 2002
REVlSEO sv COLLIER COUNTY JULY 19, 2002
EXHIBIT "A"
Date Reviewed by CCPC:
Date Approved by BCC:
Ordinance No. _,9Q ~O'e~-
Amendments & Repeals
F:\PUD Documents\ARROWHEAD2PUD.doc 7/29/2002
SECTION I
SECTION II
SECTION III
SECTION IV
SECTION V
SECTION VI
SECTION VII
SECTION VIII
TABLE OF CONTENTS
Page
STATEMENT OF COMPLIANCE ................................................................... 3
PROPERTY OWNERSHIP, LEGAL DESCRIPTION, SHORT TITLE AND
STATEMENT OF UNIFIED CONTROL .......................................................... 5
PROJECT DEVELOPMENT ............................................................................. 7
PERMITTED USES AND DIMENSIONAL STANDARDS FOR
RESIDENTIAL DEVELOPMENT .................................................................... 9
OPEN SPACE AREA ...................................................................................... 12
PRESERVE AREA REQUIREMENTS .......................................................... 14
COMMERCIAL AREA REQUIREMENTS ................................................... 15
DEVELOPMENT COMMITMENTS .............................................................. 18
EXHIBIT A - PUD MASTER PLAN
EXttlBIT B - LEGAL DESCRIPTION
EXHIBITS
2
F:\PUD Documents\ARROWHEAD2PUD.doc 7/29/2002
SECTION I
STATEMENT OF COMPLIANCE
Thc development ol' approximately 307.3 acres of property in Section 6, Township 47 South,
Range 29 East, and Section 31, Township 46 South, Range 29 East, Collier County, Florida, as a
Planned Unit Development to be known as the Arrowhead PUD, will be in compliance with the
goals, objectives, and policies of Collier County as set lbrth in the Growth Management Plan.
The residential and commercial components of the project will be consistent with the growth
policies, land development regulations and applicable comprehensive planning objectives of
each of the elements of the Growth Management Plan for the following reasons:
1.1
The total site area comprises 307.3 acres of which 274 acres are located in the Low
Residential District on the Immokalee Future Land Use Map in the Immokalee Area
Master Plan. Within the Low Residential District fifteen acres are proposed for
commercial use. Therefore, the Low Residential District that permits up to four dwelling
units per acre, allows up to 1,245 dwelling units on 259 acres.
33.3 acres of the subject property are also located in the Neighborhood Center District on
the Immokalee Future Land Use Map. Residential development within the Neighborhood
Center District permits a maximum density of twelve units per gross acre within the
Neighborhood Center District. The Neighborhood Center, therefore, can support a total
of 400 dwelling units as provided for in the Future Land Use Element of the Immokalee
Area Master Plan.
The total permitted dwelling units for the subject property, therefore, is 1,436 dwelling
units based on 259 acres located in the Low Density Residential District and 33.3 acres
located within the Neighborhood Center District as depicted on the Immokalee Future
Land Use Map. The proposed 1,245 dwelling units, therefore, maybe found consistent
with the Immokalee Master Plan at a gross density of 4.3 dwelling units per acre.
1.2
The fifteen (15) acres proposed for commercial use along with proposed C-2, C-3 and C-
4 Uses is consistent with planned Unit Development Commercial District of the
Immokalee Area Master Plan. The other criteria in this District allow for such uses and
up to 20 acres in commercial use for residential projects in excess of three hundred (300)
acres. The proposed commercial uses and area allocated for commercial use, therefore, is
consistent with the Immokalee Area Master Plan.
1.3
The subject property's location in relation to the existing or proposed community
facilities and services supports the development's residential density as required in
Objective 2 of thc Fnture Land Use Element.
1.4
The proposed development is compatible with and complementary to existing and future
surrounding land uses as required in Policy 5.4 of the Future Land Use Element.
3
FSPUD Documents\ARROWHEAD2PUD.doc 7/29/2002
1.5
Improvements are planned to be in compliance with applicable land development
regulations as set forth in Objective 3 of the Future Land Use Element.
1.6
The proposed development will result in an efficient and economical extension of
community facilities and services as required in Policy 3.1.G of the Future Land Use
Element.
1.7
The project is planned to incorporate natural systems for water management purposes in
accordance with their natm'al functions and capabilities as required by Objective 1.5 of
the Drainage Sub-Element of the Public Facilities Element.
1.8
The Immokalee Area Master Plan requires in Policy 11.1.2 that Collier County shall
closely coordinate the location, timing, intensity and design of future development. This
policy shall be implemented through the County's Adequate Public Facilities Ordinance.
The Arrowhead PUD will comply with this requirement.
1.9
The Immokalee Area Master Plan Policy 11.1.3 requires that land use transitions between
lower and higher intensities of use shall be achieved through use of natural vegetation,
open space, buffers, physical barriers such as berms, hedges, or other landscape cover,
setbacks and height limitations as described in the zoning and landscape sections of the
LDC. The Arrowhead PUD is consistent with this policy through the transition in uses
depicted on the PUD Master Plan, Exhibit "A", along with the distribution of open space
and buffer areas.
1.10
All final development orders for this project are subject to the Collier County
Concurrency Management System, as implemented by the Adequate Public Facilities
Ordinance in Division 3.15 of the Land Development Code and further required by
Policy 2.3 of the Future Land Use Element.
4
F:\PUD Documents\ARROWHEAD2PUD.doc 7/29/2002
2.1
2.2
2.3
2.4
2.5
2.6
SECTION II
PROPERTY OWNERSHIP, LEGAL DESCRIPTION, SHORT TITLE AND
STATEMENT OF UNIFIED CONTROL
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
project name of the Arrowhead PUD.
LEGAL DESCRIPTION
The subject property being approximately 307.3 acres is described in Exhibit B.
PROPERTY OWNERSHIP
The subject property is currently under the ownership of James E. Williams, Jr., and
Diane Williams, 1300 North 15th St., Immokalee, Florida 33934.
GENERAL DESCRIPTION OF PROPERTY AREA
The subject property lies in the southwest quadrant of the intersection of Lake Trafford
Road and the planned extension of Carson Road, Immokalee, Florida. It is located in
Section 31, Township 46 South, Range 29 East, and Section 6, Township 47 South,
Range 29 East.
PHYSICAL DESCRIPTION
The existing site is utilized for cattle grazing and is punctuated with natural cypress and
water features which will be preserved and conserved as part of the PUD development.
PROJECT DESCRIPTION
As an overview, the Arrowhead PUD is to be a + 307.3 acre, 1,245 unit, moderately
priced, readily definable neighborhood. A variety of housing types, ranging from single-
family dwellings and multi-family housing, is planned. The overall project will include
recreational facilities and commercial uses. This development will also incorporate
natural features.
2.7 SHORT TITLE
This ordnance shall be known and cited and the "The Arrowhead Planned Unit
Development Ordinance".
5
F:\PUD Documents\ARROWHEAD2PUD.doc 7/29/2002
2.8
STATEMENT OF uNIFIED CONTROL
This statement represents that the current property owner has the subject land under
unified control for the purpose of obtaining PUD zoning on the property.
6
F:\I'UD l)ocuments\ARROWl IEAD2PUD.doc 7/29/2002
3.1
PURPOSE
SECTION III
PROJECT DEVELOPMENT
3.2
The purpose of this Section is to delineate and generally describe the plan of
development, the respective land uses of the tracts included in the project, as well as the
project criteria for the Arrowhead Planned Unit Development.
GENERAL
3.3
Regulations for development of the Arrowhead PUD shall be in accordance with
the contents of this document, Section 2.2.20, PUD-Planned Unit Development
District, and other applicable sections of the Collier County Land Development
Code (LDC) and the Growth Management Plan, and all other applicable land
development regulations in effect at the time building permits are requested.
Bo
Unless otherwise noted, the definitions of all terms shall be the same as the
definitions set forth in the Collier County LDC in effect at the time building
permits are requested.
All conditions imposed and all graphic material presented depicting development
for the Arrowhead PUD shall become part of this regulation which governs the
manner in which the PUD site may be utilized.
PROJECT PLAN AND LAND USE TRACTS
The project Master Plan, including layout of streets and land use of the various
tracts, is illustrated graphically in Exhibit "A". There shall be three multi-family
land use tracts, a single-family area and a commercial area plus necessary water
management lakes, street right-of-way, open space and recreational areas.
TABLE 1
USE ACRES
Residential 140.5
Single Family 436* Dwelling Units 76.7
Multi£amily 809 Dwelling Units 63.8
Community Park 1.2
Commercial 15.0
Lakes 29.9
Right-of-Way 33.6
Wetland Preserve 47.8
Upland Preserve 12.7
Upland Buffer 14.5
7
F:\PUD Documents\ARROWHEAD2PUD.doc 7/29/2002
3.4
3.5
Open Space 12.1
Total ±307.3
*The number of single-family units may be increased with a corresponding reduction in
the number of multi-family units and area provided for this dwelling unit type.
MAXIMUM PROJECT DENSITY
A maximum of 1,245 residential dwelling units, single-family, and multi-family, shall be
constructed or placed in the total project area. The gross project area for residential use is
292.3 acres. The gross project density, therefore, will be a maximum of 4.03 dwelling
units per gross residential acre. The commercial area comprises a maximum of fifteen
(15) acres, which results in a total project area of 307.3-acrea.
PROJECT PLAN APPROVAL REQUIREMENTS
Prior to the development of any tract, this project is required to obtain preliminary plat
approval pursuant to the requirements of Division 3.2, Subdivisions, of the LDC, and
then, detailed construction plans and plats shall be approved for the overall project
infrastructure to serve each tract. Once the plat and plans for the overall project
infrastructure are approved, a site development plan, pursuant to Division 3.3, Site
Development Plans, of the LDC, shall be submitted for any development of a platted tract
which will not be further subdivided. If a platted tract is to be further subdivided, then
that tract will be required to go through the construction plans and platting process,
pursuant to Division 3.2 of the LDC.
The developer of any tract or parcel or separately defined portion thereof, shall be
required to submit and receive approval of a site development plan in
conformance with the requirements established within Division 3.3, Site
Development Plans, of the LDC, prior to the submittal of a final site plan for any
portion of the multi-family or commercial tracts.
Bo
Dedication and Maintenance of Common Facilities. All common facilities
including open space, recreational, conservation/preservation and/or archeological
areas will be dedicated to one or more homeowners' associations or master
association for the purpose of ownership, maintenance and/or disposition to
public agencies.
8
F:\PUD Documents\ARROWHEAD2PUD.doc 7/29/2002
4.1
4.2
4.3
SECTION IV
PERMITTED USES AND DIMENSIONAL STANDARDS FOR
RESIDENTIAL DEVELOPMENT
PURPOSE
The purpose of this Section is to identify specific development standards for areas
designated residential on the PUD Master Plan, Exhibit "A".
MAXIMUM DWELLING UNITS
The number of single-family dwelling units allowed within the PUD shall be as follows:
Four hundred and thirty six (436) single family dwelling units and eight hundred and nine
(809) multi-family dwelling units, however, the number of single family units may be
increased with a corresponding reduction in the number of multi-family units and land
area allocated for multi-family land use.
Permitted Uses and Structures
No building or structure, or part thereof, shall be erected, altered or used, or land used, in
whole or part, for other than the following:
A. Principal Uses:
2.
3.
4.
5.
6.
Single family detached dwellings
Zero-lot line dwellings
Two-family and duplex dwellings
Single family attached and townhouse dwellings
Multi-family dwellings, including garden apartments
Any other housing type which is comparable in nature with the foregoing
list of principal uses, as determined by the Board of Zoning Appeals
(BZA).
Bo
Accessory Uses and Structures
Accessory uses and structures customarily associated with principal
residential uses permitted in this District, including recreational facilities,
maintenance facilities, signs and water management facilities and similar
kinds of uses
4.4 Development Standards
9
FSPUD Documents\ARROWHEAD2PUD.doc 7/29/2002
TABLE 1
DEVELOPMENT STANDARDS FOR RESIDENTIAL AREAS
PERMITTED USES SINGLE ZERO TWO SINGLE MULTI-
AND STANDARDS FAMILY LOT FAMILY FAMILY FAMILY
DETACHED LINE ~& ATTACHED _DWELLING
DUPLEX AND
TOWNHOUSE
Minimum Lot Areas 6,000 S.F. 3,500 3,500 3,000 S.F. per 1 AC
S.F. S.F.(1) d.u.
Minimum Lot Width t2) 40 30 45 30 N/A
Front Yard 20® 15 15 20 20
Side Yard (3) 6.0 0 or 12(3) 0 or 6 0 or 12(3) 0 or .5 BH
_Rear Yard Principal 25 *6 25 25 25 25
Rear Yard Accessory 10 *7 10 10 10 I0
Maximum Building 35 35 35 35 35
Height
Distance Between N/A N/A N/A I0 .5 BH
Structures
Floor Area Min. (SF) 1000 1000 1000 1000 450*See note #5
Al distances are in feet unless otherwise noted.
BH = Building Height
Notes
o
Each half of a duplex unit requires a lot area allocation of thirty-five hundred
(3,500) square feet for a total minimum lot area of seven thousand (7,000) square
feet.
Minimum lot width may be reduced by twenty (20) percent for cul-de-sac lots or
lots located on curvilinear streets provided the minimum lot area is still
maintained.
Where the zero (0) foot yard option is utilized, the opposite side of the structure
shall have a twelve (12) foot sideyard.
Single-family dwellings which provide for two (2) parking spaces within an
enclosed garage and provide for guest parking other than private driveways may
reduce front yard requirements to five (5) feet for the garage and fifteen (15) feet
for the remaining structures. Side entry garage setbacks may be reduced to twelve
(12) feet.
The minimum unit size for efficiency units is 450 square feet, 600 square feet for
one bedroom units, and 750 square feet tbr two bedroom units.
Rear yard requirements abutting preserve area twenty-five (25) feet.
10
F:\PUD Documents\ARROWHEAD2PUD.doc 7/29/2002
mo
Bo
7. Rear yard requirements for accessory structures abutting preserve area ten (10)
feet.
Building height shall be the vertical distance from the first finished floor to the highest
point of the roof surface of a flat or Bermuda roof, to the deck line or a mansard roof and
to the mean height level between eaves and ridge of gable, hip and gambrel roofs.
Accessory buildings shall be limited to twenty-five (25) feet above grade.
Development of individual tracts has not been finalized at the time of rezoning with
respect to the particular type of residential dwellings. The location and mixture thereof
will be based upon the following factors as are deemed appropriate by the Development
Services Director for the harmonious development of each tract with a minimum of
interference between different housing types based on the following criteria:
1. Physical separation of housing types into discrete areas.
2. Landscape or constructed barriers between different housing types meeting, at a
minimum, the standards of Division 2.4, Landscaping, of the Collier County
LDC.
3. Separation of housing types by common amenities.
11
F:\PUD Documents\ARROWHEAD2PUD.doc 7/29/2002
5.1
5.2
5.3
A.
Bo
Co
SECTION V
OPEN SPACE AREA
PURPOSE
The purpose of this Section is to set forth the development plan and development
standards for the areas as designated on Exhibit "A", the PUD Master Plan, for open
space. The primary function and purpose of these areas will be to provide aesthetically
pleasing open areas and recreational facilities. These areas comprise 12.1 acres and are
in addition to preserve areas depicted on the PUD Master Plan.
USES PERMITTED
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:
Principal Uses:
1. Open Space
Nature trails/paths or other similar facilities constructed for purposes or access to
or passage throughout the PUD.
o
ShUffleboard courts, tennis courts, swimming pools, open play areas, and other
types of uses and facilities intended for outdoor use and/or recreation (i.e.,
recreational building).
DEVELOPMENT REGULATIONS
Overall site design shall be harmonious in terms of landscaping, enclosure of structures
or areas, location of access streets, pedestrian ways and/or parking areas and location and
treatment of buffer areas.
Buildings should be set back a minimum of fifty (50) feet abutting residential tracts and a
landscaped and maintained natural buffer shall be provided.
Playground/recreational equipment shall be set back twenty (20) feet from any perimeter
or lot line.
Lighting facilities shall be arranged in a manner which will protect roadways and
neighboring properties from direct glare or other interference.
E. Maximum Height:
12
F:\PUD Documents\ARROWHEAD2PUD.doc 7/29/2002
5.4
1. Principal Structures- Twenty-five (25) feet.
2. Accessory Structures - Twenty (20) feet
MINIMUM OFF-STREET PARKING AND LOADING REQUIREMENTS
As required by Division 2.3, Off-Street Parking and Loading, of the LDC.
13
F:\PUD Documents\ARROWHEAD2PUD.doc 7/29/2002
6.1
6.2
SECTION VI
PRESERVE AREA REQUIREMENTS
PURPOSE
The purpose of this Section is to identify development standards for the Preserve Areas as
shown on Exhibit "A", PUD Master Plan.
PERMITTED USES
The PUD Master Plan provides for a total of seventy five (75) acres of Preserve Area or
24.4% of the total project area distributed as follows: 47.8 acres are contained in a
wetland preserve area, 12.7 acres in upland preserve area, and 14.5 acres in upland buffer
areas. Minor adjustments may be made to the boundaries of preserve areas based on
wetland permitting considerations.
No building, structure or part thereof, shall be erected, altered or used, or land used, in
whole or part, for other than the following structures:
A. Permitted Principal Uses and Structures:
1. Passive recreation areas.
2. Biking, hiking, nature trails, and boardwalks.
3. Water management structures.
4. Native preserves and wildlife sanctuaries.
Supplemental landscape planting, screening and buffering within the
Preserve Areas, after appropriate environmental review.
o
Any other use which is comparable in nature with the foregoing list of
permitted principal uses, as determined by the Board of Zoning Appeals
(BZA).
14
F:NPUD Documents\ARROWHEAD2PUD.doc 7/29/2002
SECTION VII
COMMERCIAL AREA REQUIREMENTS
7.1 PURPOSE
The purpose of this Section is to identify specific development standards for the area
designated commercial on Exhibit "A" the PUD Master Plan. This commercial
component is intended to serve as a commercial general shopping center permitting a
range of shopping and personal services to the surrounding area.
7.2 MAXIMUM DEVELOPMENT INTENSITY
The maximum allowable commercial square footage is 130,680 square feet of gross
leasable area on fifteen acres of which 1.4 acres is included in buffer area. The maximum
site coverage by principal structures, accessory structures or outside sales areas shall not
exceed twenty (20) percent of the area designated for commercial use on the PUD Master
Plan, Exhibit "A". The applicable Collier County Zoning Districts used as the basis of
this commercial component are the permitted uses in the C-2, C-3, and C-4 Districts of
the LDC with development standards generally provided for from the C-3 District.
7.3 USES PERMITTED
No building, structure, or part, thereof, or outside sales area, shall be erected, altered or
used, or land used, in whole or in part, for other than the following:
A. Permitted Uses:
All permitted uses in the C-2, C-3, and C-4 Zoning Districts of the LDC in effect
as of the date of adoption of this ordinance.
B. Accessory Uses:
Uses and structures that are accessory and incidental to uses permitted as of right
in the C-2, C-3 and C-4 Districts of the LDC in effect as of the date of adoption of
this ordinance.
7.4 DEVELOPMENT STANDARDS
A. Minimum Lot Area: Ten thousand (10,000) square feet.
B. Minimum IJot Width: Onc hundred (100) feet.
C. Minimum Yard Requirements:
15
F:\PUD Documents\ARROWHEAD2PUD.doc 7/29/2002
Do
Go
7.5
7.6
7.7
Front yard - Twenty five (25) feet or one-half of the building height as measured
from grade, whichever is greater.
o
Side yard -- One-half of the building height as measured from grade, with a
minimum of fifteen (15) feet.
Rear yard - Fifteen (15) feet or one-half of the height of the building as measured
from grade, whichever is the greater.
Distance Between Structures: Same as for side yard setback.
Maximum Height: Fifty (50) feet.
Minimum Floor Area of Structures: One-thousand (1,000) square feet per building on
the ground lloor.
Maximum Density: Hotels, motels and time share facilities are limited to a maximum
density of sixteen (16) units per acre. The maximum floor area for these uses is five-
hundred (500) square feet.
OFF-STREET PARKING AND LOADING REQUIREMENTS:
As required by Division 2.3, Off-Street Parking and Loading, of the LDC.
MINIMUM LANDSCAPING REQUIREMENTS:
As required by Division 2.4, Landscaping and Buffering, in effect at the time building
permits are requested.
MINIMUM LANDSCAPE BUFFER AREA:
As required by Collier County regulations in effect at the time building permits are
requested. At a minimum, a landscaped buffer shall be provided adjacent to all
residential areas bordering the commercial portion of the PUD (except for access points)
in accordance with Division 2.4, Landscaping, of the Land Development Code.
7.8 SIGNS:
As required by Section 2.5, Signs, of the LDC in effect at the time sign permits are
requested.
16
F:\PUD Documents\ARROWHEAD2PUD.doc 7/29/2002
7.9 MERCHANDISE STORAGE AND DISPLAY
Unless specifically permitted for a given use, outside storage or display of merchandise is
prohibited. However, the commercial portion of this PUD shall be eligible for temporary
use permits lbr temporary sales, sports events, religious events, and community events in
accordance with Section 2.6.33, Temporary Use Permits, of the LDC.
7.10 Architectural and Site Design Standards
Development of commercial uses shall meet the requirements of Division 2.8,
Architectural and Site Design Standards and Guidelines for Commercial Buildings and
Projects, of the LDC.
7. l I Pedestrian Connections
Pedestrian and vehicular connections shall be provided between the commercial and
residential components of the project.
7.12 Project Phasing
No construction in the commercial area shall be allowed until twenty (20) percent of the
permitted dwelling units have been issued building permits.
17
FSPUD Documents\ARROWttEAD2PUD.doc 7/29/2002
8.1
8.2
8.3
A.
SECTION VIII
DEVELOPMENT COMMITMENTS
PURPOSE
The purpose of this Section is to set forth the development commitments for the
development of this project.
GENERAL
All facilities shall be constructed in accordance with the standards and specifications
adopted as part of this PUD and applicable portions of the LDC in effect at the time
building permits are requested. The developer, his successor and assigns, shall be
responsible for the commitments outlined in the document.
The developer, his successor or assignee, shall follow the Master Plan and the regulations
of the PUD as adopted and any other conditions or modifications as may be agreed to in
the rezoning of the property. In addition, any successor or assignee in title, is subject to
the commitments within this agreement.
PUD MASTER PLAN
The PUD Master Plan provides for areas of commercial and residential use, water
management areas, and retained vegetation areas and road rights-of-way as depicted on
Exhibit "A". The PUD Master Plan is designed to be flexible with regard to the
placement of buildings, tracts and related utilities and water management facilities. More
specific commitments will be made at the time of site development plan and permitting
approval, based on compliance with all applicable requirements of this Ordinance, the
LDC and local, state and federal permitting requirements. All tracts may be combined or
developed separately subject to compliance with the applicable dimensional requirements
contained within this document.
All necessary easements, dedications, or other instruments shall be granted to insure the
continued operation and maintenance of all service utilities and all common areas in the
project. All easements and assurances will be submitted to the County Attorney at
development plan review stage for review and approval to assure implementation of the
development commitments.
This project shall be developed in compliance with all of the applicable requirements of
the Division 3.2. Subdivisions, of the LDC.
The Arrowhead PUD shall be subject to Section 2.7.3.4 of the LDC, Time Limits for
Approved PUD Master Plans and Section 2.7.3.6, Monitoring Requirements.
18
F:\PUD Documents\ARROWHEAD2PUD.doc 7/29/2002
Eo
8.4
A.
8.5
A.
Bo
Eo
Fo
Go
Ho
Amendments to this Ordinance and PUD Master Plan shall be made pursuant to Section
2.7.3.5 of the Collier County LDC in effect at the time the amendment is requested.
SCHEDULE OF DEVELOPMENT
It is anticipated based on market conditions that the Arrowhead PUD will build-out in six
years or by 2008.
TRANSPORTATION
All public street design and construction shall meet applicable Collier County
transportation standards that are in effect at the time building permits are requested.
The developer shall provide at the time of site development plan and/or preliminary
subdivision plat review turn lanes on Lake Trafford Road and Carson Road at each
project entrance as required and subject to approval of Collier County Transportation
Services Division.
The developer shall provide arterial level street lighting at each project entrance on Lake
Trafford Road and collector level street lighting at each project entrance on Carson Road
at the time of the issuance of the first certificate of occupancy for any structure.
The developer shall provide a fair share contribution toward the capital cost of a traffic
signal at any project access, residential or commercial, when deemed warranted by the
County.
All traffic control devices used, excluding street name signs, shall comply with the
Manual on Uniform Traffic Control Devices as required by Chapter 316.0747, Florida
Statutes.
Sidewalks on both sides of the main access road shall be five feet. All other streets shall
have one five foot wide sidewalk.
Cul-de-sacs or dead end streets may exceed the 1,000 foot limitation set forth in Section
3.2.8.4.16.6 of the LDC.
A reduction in the street right-of-way width from 60 feet to 50 feet for a local road as
required in Section 3.2.8.4.16.5 of the LDC is approved as part of this Ordinance.
Roads will be public and dedicated to Collier County at the time of platting.
Adjacent to the PUD boundary, along the eastern property line, the developer shall
provide up to 100 feet of clear road right-of-way to meet the needs for the Carson Road
Extension when required by the Collier County Transportation Services Division.
Additionally, adjacent to the PUD boundary, along the northern property line, the
developer will reserve right-of-way for Lake Trafibrd Road up to 50 feet wide as
19
F:\PUD Documents\ARROWHEAD2PUD.doc 7/29/2002
determined by the Collier County Transportation Services Division for infrastructure
improvements.
Ko
The developer shall construct the Carson Road extension south of Lake Trafford Road to
Immokalee Drive and shall also construct Immokalee Drive within the westerly 450-feet
which is currently unpaved. The roadways will be two-laned, rural design, asphalt, paved
and 24-feet wide for Carson Road and 20 feet wide for Immokalee Drive.
Lo
The developer shall construct improvements to the intersection of Lake Trafford Road
and Carson Road to consist of the following:
1. Dedicated left turn lanes for eastbound and westbound Lake Trafford Road.
2. Dedicated left turn lanes for southbound Carson Road.
Modify signalization for left turn movements only if and at such time warranted
by future traffic conditions.
The developer shall construct improvements to Lake Trafford Road from Carson Road to
S.R. 29 to improve safety conditions. Such improvements will consist of repairs to
pavement edges and construction of newly stabilized and paved shoulders up to five feet
wide or as conditions allow.
No
The developer shall pay for modifications to signalization to optimize capacity at the
intersection of S.R. 29 and Lake Traftbrd Road.
O°
The developer shall construct improvements to the intersection of S.R. 29 and Immokalee
Drive to consist of the following:
1. Dedicated right turn lanes for eastbound Immokalee Drive.
2. New signalization to provide protected left turn movements on S.R. 29.
Unless otherwise stated, improvements described in Paragraphs 8.5 K and 8.5 L shall be
constructed as part of the first phase of development. Improvements described in
Paragraphs 8.5 M, 8.5 N, and 8.50 shall be constructed as part of whichever phase
results in exceeding 50 percent of project development based upon the number of
residential dwelling units.
Qo
All conditions and improvements described in Paragraph 5.5 J through 8.50 inclusive
may be considered eligible for road impact fee credits. Credits will be considered only if
or when the Road Impact Fee Ordinance 2000-13 is amended to allow for impact fee
credits for roads that are not contained in the Capital Improvement Element of the Collier
County Growth Management Plan. Impact fee credits shall also be subject to a separate
Developer's Contribution Agreement to be approved by the Collier County Board of
County Commissioners.
20
F:\PUD Documents\ARROWHEAD2PUD.doc 7/29/2002
To
Uo
8.6
A.
Do
Fo
Property value determinations for the purpose of impact fee credits shall be made at the
time of property transfer based upon fair market value as determined by qualified
appraisers. Furthermore, fair market value shall be based upon the highest and best land
use (Agricultural Zoning) as existed prior to approval of Petition R-90-6 by the Board of
County Commissioners on May 28, 1991.
Road impact fees shall be as set forth in Ordinance 2000-13, and any amendment thereof,
and shall be paid at the time building permits are issued unless otherwise approved by the
Board of County Commissioners.
Access improvements described in Paragraphs 8.5 B and 8.5 K shall be in place before
any certificates of occupancy are issued.
In consideration of the implementation of the Adequate Public Facilities Ordinance in
Division 3.15, and the potential of adjacent roadways not conforming to appropriate
service level standards due to the rate of increase of traffic volumes versus
scheduled/funded roadway capacity improvements, the developer is advised that future
land development activities in the area may be subject to development use controls
consistent with the above regulations.
ENGINEERING
Detailed paving, grading, site drainage and utility plans shall be submitted to Project
Review Services for review. No construction permits shall be issued unless and until
approval of the proposed construction in accordance with the submitted plans is granted
by Project Review.
Design and construction of all improvements shall be subject to compliance with the
appropriate provisions of the Collier County Subdivision Regulations.
An Excavation Permit will be required for the proposed lake(s), in accordance with
Division 3.5, Excavation, of the Collier County LDC and SFWMD Rules. Lake setbacks
shall be in conformance with Division 3.5, Excavation, of the Collier County LDC.
Work within Collier County right-of-way shall meet the requirements of Collier County
Right-Of-Way Ordinance 93-64.
Access improvements into each tract as shown on the Master Plan is informational only.
The location and number of access improvements is subject to Subdivision Master Plan
or SDP approval.
This project is recommended for approval for rezone purposes only. A Subdivision
Master Plan shall be submitted which complies with all the design standards of the
subdivision regulations unless specific exceptions are requested and supported by sound
engineering reasoning during its approval process. Approval of this rezone does not
21
F:\PUD Documents\ARROWHEAD2PUD.doc 7/29/2002
constitute an approval to any subdivision design standards contained within the petition
or supporting drawings or exhibits. The master plan submitted shall not be considered to
suffice for the Subdivision Master Plan required pursuant to Collier County LDC,
Division 3.2, Subdivisions.
Go
The project shall be platted in accordance with Collier County Subdivision Regulations to
define the rights-of-way, tracts, and easements as shown on the Master Plan.
All roads, public or private, shall be in full compliance with the County Subdivision
Regulations design and construction requirements.
All cul-de-sacs shall be in full compliance with the County Subdivision Regulations,
including design and construction requirements.
8.7 UTILITIES
Ao
Verification from the Immokalee Water Sewer District stating it has reviewed and
approved the water and sewer facilities engineering construction documents to serve this
project is required and must accompany the detailed construction plans submission.
Bo
Verification of sewage treatment capacity pursuant to Ordinance No. 80-112 to service
this project is required and must accompany the detailed construction plans submission.
Co
This project shall be designed and construction in full compliance with Ordinance 2001-
57 as amended.
D. This project shall be designed for central water and sewer systems.
8.8 WATER MANAGEMENT
The stormwater management system shall be designed in accordance with South Florida
Water Management District and Collier County rules and regulations.
Bo
A copy of SFWMD Permit or Early Work Permit is required prior to construction plan
approval.
Co
Prior to preliminary subdivision plat approval, the developer shall provide a copy of the
South Florida Water Management District Conceptual Permit.
The developer shall provide a 20-foot maintenance easement around the perimeter of all
lakes and a 20-foot access easement from public roads to each maintenance easement.
Pursuant to applicable South Florida Water Management District Rules, a naturally
vegetated buffer or structural buffer shall be provided around all wetlands to be preserved
in lieu of the buffer requirements of Section 3.2.8.4.7.3 of the LDC. No construction
shall be allowed within this buffer.
22
F:\PUD Documents\ARROWHEAD2PUD.doc 7/29/2002
8.9
A.
Bo
Co
Eo
All historical off-site flows shall be routed through the project master system in
accordance with provisions as required by the South Florida Water Management District,
Collier County, and as directed by the Collier County Stormwater Management Section.
The future Carson Road drainage shall be routed through this project as shown on the
Conceptual Drainage Plan, provided in this application and in accordance with the
SFWMD Permit, Collier County, and as directed by Collier County Stormwater
Management Section.
ENVIRONMENTAL
Native vegetation preservation shall conform to the requirements of Subsection 3.9.5.5.4
of the Collier County LDC. For this site, 74.4 acres of native vegetation shall be
preserved on-site.
If, during the course of site clearing, excavation, or other construction activities, an
archaeological or historical site, artifact, or other indicator is discovered other than that
already identified, all development at that location shall be immediately stopped.
Development will be suspended for a sufficient length of time to enable the Collier
County Historic and Archeological Preservation Board, or a designated consultant, to
assess the find and determine the proper course of action in regard to its salvageability.
The Current Planning Environmental Review Staff will respond to any such notification
in a timely and efficient manner so as to provide only a minimal interruption to any
construction activity.
This PUD shall be consistent with the Environmental Sections of the Collier County
Growth Management Plan, Conservation and Coastal Management Element, and the
Collier County Land Development Code in effect at the time of final development order
approval. ·
All conservation areas, shall be designated as conservation/preservation tracts or
easements on all construction plans and shall be recorded on the plat with protective
covenants 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 LDC except wetlands
referenced in Paragraph 8.8 E. Conservation easements shall be dedicated on the plat to
the project's homeowners' association, or like entity, for ownership and maintenance
responsibility and to Collier County with no responsibility for maintenance.
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 approval by Current Planning Environmental
Staff.
23
F:\PUD Documents\ARROWHEAD2PUD.doc 7/29/2002
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 Review Staff for review and approval prior to final
plan/construction plan approval. A schedule for exotic removal within all preservation
areas shall be submitted with the above-mentioned plan.
Go
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. Removal of exotic vegetation shall not be counted towards
mitigation £or impacts to Collier County jurisdictional wetlands.
All approved Agency (SFWMD, ACOE, FFWCC) permits shall be submitted prior to
final plat/construction plan approval.
8.10 ACCESSORY STRUCTURES
Accessory structures may be constructed simultaneously with or following the construction of
the principal structure, but not before the principal structure.
8.11 SIGNS
As required by the requirements of Divisions 2.5, Signs, of the LDC in effect at the time sign
permits are requested.
8.12 LANDSCAPING FOR OFF-STREET PARKING AREAS
As required by the requirements of Division 2.4, Landscaping and Buffering, of the LDC in
effect at the time building permits are requested.
8.13 POLLING PLACES
Polling places shall be permitted and provided for as deemed appropriate by the Supervisor of
Elections, in accordance with Section 3.2.8.3.14 of the LDC, within the commercial or
recreational portion of the overall PUD as deemed appropriate by the developer.
8.14 SPECIAL CONDITIONS
An archaeological site consisting of approximately 0.26 acres is to be preserved in perpetuity and
become part of the open space area of the Arrowhead PUD. The structure contained on this site
cannot be altered in any way until approval is obtained from the Collier County Historic and
Archeological Preservation Board.
24
F:\PUD Documents\ARROWHEAD2PUD.doc 7/29/2002
8.15 ADDITIONAL REQUIREMENTS'
The road running through the single family and multi-family components of this
PUD, connecting Lake Trafford Road with Carson Drive, shall be a public
roadway.
Bo
This project shall comply with Section 2.6.32, Open Space Requirements, of the
LDC.
Co
The excavation of earthen material and its stockpiling in preparation of water
management facilities or to otherwise develop water bodies is hereby permitted.
If, after consideration of fill activities on buildable portions of the project site,
there is a surplus of earthen material, offsite disposal is also hereby permitted
subject to the following conditions:
Excavation activities shall comply with the definition of a "development
excavation" pursuant to Section 3.5.5.1.3 of the LDC, whereby offsite
removal shall not exceed ten (10) percent of the total volume excavated up
to a maximum of 20,000 cubic yards.
A timetable to facilitate said removal shall be submitted to the
Development Services Director for approval. Said timetable shall include
the length of time it will take to complete said removal, hours of operation
and haul routes.
3. All other provisions of Section 3.5 of the LDC are applicable.
Fire hydrants shall be appropriately located to meet the requirements and approval
of the local fire district. Cul-de-sac dimensions shall comply with NFPA 1,2000
Edition Section 3-5.2.
Eo
Development permitted by approval of this petition will be subject to a
concurrency review under the provisions of the Adequate Public Facilities
Ordinance contained in Division 3.15 of the LDC.
25
F:\PUD Documents\ARROWHEAD2PUD.doc 7/29/2002
LEGAL DESCRIPTION
A TRACT OF LAND LOCATED IN SECTION $1, TOWNSHIP 46 SOUTH, RANGE 29 EAST, AND SECTION 5, TOWNSHIP 47
SOUTH, RANGE 29 EAST, COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCE AT THE NORTHEAST CORNER OF THE SOUTH HALF OF SAID SECTION 51, MARKED BY AN IRON ROD 5..38
FEET SOUTH OF THE CENTERLINE OF LAKE TRAFFORD ROAD; THENCE S. 01~11'04"E., ALONG THE EAST LINE OF SAID
SECTION 31, A DISTANCE OF 34.62 FEET TO THE POINT OF BEGINNING, A POINT ON .THE ARC OF A CURVE OF THE
SOUTHERLY RIGHT-OF-WAY OF LAKE TRAFFORD ROAD FROM WHICH THE RADIUS POINT LIES N.O0'36'58"E., A '
DISTANCE OF 11499.20 FEET; THENCE CONTINUE S.0191'04"E., ALONG SAID EAST LINE OF SECTION .31, A DISTANCE OF
2626.06 FEET TO THE CORNER COMMON TO SECTIONS .31 AND 32, TOWNSHIP 46 SOUTH, RANGE 29 EAST, AND
SECTIONS 5 AND 6, TOWNSHIP 47 SOUTH, RANGE 29 EAST; THENCE S.00'44'14"E,, ALONG THE EAST LINE OF
AFOREMENTIONED SECTION 6, A DISTANCE OF .30,00 FEET; THENCE S,88'53'58"W., A DISTANCE OF 100,00 FEET;
THENCE S.00'44'14"E., ALONG A LINE 100 FEET WEST OF AND PARALLEL WITH THE EASTERLY LINE OF
AFOREMENTIONED SECTION 6, A DISTANCE OF 1182.18 FEET; THENCE S. 89'15'46"W,, A DISTANCE OF 1660.14 FEET;
THENCE N.54'44'55"W., A DISTANCE OF 626.0.3 FEET; THENCE N,45'O2'51"W., A DISTANCE OF 1245.25 FEET; THENCE
N.01'50'27'W., A DISTANCE OF 570.20 FEET; THENCE N, 75'53'21'W,, A DISTANCE OF 681.54 FEET; THENCE N.B6'
52'40"W., A DISTANCE OF 550,82 FEET; THENCE N.16'09'26"E., A DISTANCE OF 557.00 FEET; THENCE N.00~5'06'W.,
A DISTANCE OF 1427.65 FEET (1428.07 FEET CALCULATED) TO THE SOUTHERLY RIGHT-OF-WAY LINE OF LAKE
TRAFFORD ROAD; THENCE S,87'58'12"E., ALONG SAID RIGHT-OF-WAY, A DISTANCE OF 3861,86 FEET TO THE: P.C. OF
A CURVE TO THE LEFT HAVING A RADIUS OF 11499.20 FEET AND A CENTRAL ANGLE OF 01'25'10"; THENCE EASTERLY,
ALONG THE ARC OF SAID CURVE, A DISTANCE OF 284.88 FEET TO THE ~OINT OF BE~NNING: CONTAINING .307,333
ACRES, MORE OR LESS.
NOTES:
THIS PROPERTY IS SUBJECT TO EASEMENTS, RESERVATIONS OR RESTRICTIONS OF RECORD.
BEARINGS REFER TO THE EAST LINE OF THE SOUTHEAST QUARTER OF SECTION 31, TOWNSHIP 46 SOUTH, RANGE 29
EAST, COLLIER COUNTY, FLORIDA. AS BEING S.01'11'04"E.
ABSTRACT OF TITLE HAS NOT BEEN REVIEWED BY SURVEYOR,
PROPERTY DESCRiPTiON WAS PROVIDED BY CLIENT.
THE PROPERTY DESCRIPTION, AS PROVIDED, DOES NOT CLOSE MATHEMATICALLY BY APPROXIMATELY 0.42 FEET NORTH
AND SOUTH. THE PROPERTY BOUNDARY HAS BEEN ADJUSTED ALONG ITS MOST NORTHWESTERLY COURSE, AS SHOWN
HEREON, TO ACHIEVE MATHEMATICAL CLOSURE,
PROPERTY AREA: 307.`333 ACRES, MORE OR LESS.
ENVIRONMENTAL CONCERNS, ARCHEOLOGICAL SITES, WILDLIFE POPULATIONS AND JURISDICTIONAL WETLANDS, IF ANY,
HAVE NOT BEEN LOCATED OR NOTED ON THIS SURVEY.
IMPROVEMENTS EXISTING ON AND ADJACENT TO THIS PROPERTY HAVE NOT BEEN LOCATED ON THIS SURVEY.
THIS SURVEY IS NOT VALID WITHOUT THE SIGNATURE AND ORIGINAL RAISED SEAL OF A FLORIDA LICENSED SURVEYOR
AND MAPPER.
CERTIFIED TO: MDG-CAPITAL PARTNERS, INC.
I HEREBY CERTIFY THAT THIS SKETCH OF THE HEREON DESCRIBED PROPERTY WAS SURVEYED UNDER MY DIRECTION
ON 1/22/02. I FURTHER CERTIFY THAT THIS SURVEY MEETS THE MINIMUM TECHNICAL STANDARDS FOR LAND
SURVEYING IN THE STATE OF FLORIDA PURSUANT TO CHAPTER 61G17-6, F.A.C.
HOLE MONTES, INC.
CERTIFICATION OF AUTHORIZATION LB #1772
THOMAS J. GARRIS
P.L.S. #3741
STATE OF FLORIDA
· DRAIMNO NO.
BOUNDARY SURyEY
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:
ORDIND~NCE NO. 2002-40
Which was adopted by the Board of County Commissioners on
the 30th day of July, 2002, during Regular Session.
WITNESS my hand and the official seal of the Board of
County Commissioners of Collier County, Florida, this 5th day
of August, 2002.
DWIGHT E. BROCK
Clerk of Court~..~n~,,~lerk
Ex-officio
County