Ordinance 2003-33ORDINANCE NO. 03- 3 3
AN ORDINANCE AMENDING ORDINANCE NUMBER
91-102, TIlE COLLIER COUNTY LAND
DEVELOPMENT CODE, WHICH INCLUDES TIlE
COMPREHENSIVE ZONING REGULATIONS FOR THE
UNINCORPORATED AREA OF COLLIER COUNTY,
FLORIDA, BY AMENDING THE OFFICIAL ZONING
ATLAS MAPS NUMBERED 0615N AND 0615S BY
CIIANGING THE ZONING CLASSIFICATION OF TIlE
HEREIN DESCRIBED REAL PROPERTY FOR A
PROJECT PREVIOUSLY KNOWN AS NAPLES FOREST
COUNTRY CLUB TO NOW BE NAMED NAPLES
LAKES COUNTRY CLUB PUD, TO AMEND THE
COMMERCIAL COMPONENT OF THE PUD
DOCUMENT, TO REVISE THE SCHEDULE OF
PERMITTED USES IN THE COMMERCIAL/OFFICE
DESIGNATED TRACT OF THE PUD, AND TO REDUCE
TttE COMMERCIAL SQUARE FOOTAGE FROM
150,000 SQUARE FEET TO A MAXIMUM OF 110,000
SQUARE FEET, FOR PROPERTY LOCATED AT THE
NORTttWEST CORNER OF COLLIER BOULEVARD
(C.R. 951) AND RATTLESNAKE HAMMOCK ROAD
(C.R. 864), IN SECTION 15, TOWNSHIP 50 SOUTH,
RANGE 26 EAST, COLLIER COUNTY, FLORIDA,
CONSISTING OF 485.02+ ACRES; PROVIDING FOR
THE REPEAL OF ORDINANCE NUMBER 98-14, AS
AMENDED, AND BY PROVIDING AN EFFECTIVE
DATE.
WHEREAS, D. Wayne Arnold of Q. Grady Minor & Associates, representing Naples
Lakes Country Club, petitioned the Board of County Commissioners in petition number PUDZ-
2002-AR-3512 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:
SECYION ONE:
The Zoning Classification of the herein described real property located in Section 15,
Township 50 South, Range 26 East, Collier County, Florida, is changed from PUD to PUD in
accordance with the Naples Lakes Country Club PUD Document, attached hereto as Exhibit "A",
and incorporated by reference herein. The Official Zoning Atlas Maps numbered 0615N and
0615S, as described in Ordinance Number 91-102, the Collier County Land Development Code,
are hereby amended accordingly.
SECTION TWO:
Ordinance Number 98-14, as amended, known as the "Naples Forest Country Club" PUI),
adopted on February 24, 1998 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hereby repealed in its entirety.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 o~t~day of xZowe.,. ,2003.
ATTEST:
DWIGHT E. BROCK, CLERK
,,. , . .
'-';4""t .... ,:. litgna e oal. .
Legal Sufficiency
Patrick G. White
Assistant County Attorney
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
This ordinance filed with the
Secretary of State's Office the
and acknowledgemen,~, ,~_f that
filina received this ~ day
of ~, ~ ^,t_~..._
PUDZ- 2002-AR-3512/KD/sp
Attachments: Exhibit A, PUD Document
2
NAPLES LAKES COUNTRY CLUB
A
PLANNED UNIT DEVELOPMENT
REGULATIONS AND SUPPORTING MASTER PLAN GOVERNING
NAPLES LAKES COUNTRY CLUB, A PLANNED UNIT DEVELOPMENT
PURSUANT TO PROVISIONS OF THE COLLIER COUNTY LAND
DEVELOPMENT CODE
PREPARED FOR:
TBI/NAPLES LIMITED PARTNERSHIP
233956 SANCTUARY LAKES COURT
BONITA SPRINGS, FLORIDA 34134
PREPARED BY:
D. WAYNE ARNOLD, AICP
Q. GRADY MINOR AND ASSOCIATES, P.A.
3800 VIA DEL REY
BONITA SPRINGS, FLORIDA 34134
AND
RICHARD YOVANOVICH
GOODLETYE, COLEMAN AND JOHNSON
4001 TAMIAM~ TRAIL, SUITE 300
NAPLES, FLORIDA 34103
Last revision: May 19, 2003
DATE REVIEWED BY CCPC
DATE APPROVED BY BCC
ORDINANCE NUMBER
5/15/03
6/24/03
2003-33
EXHIBIT "A"
TABLE OF CONTENTS
List of Exhibits and Tables
Statement of Compliance
Section I
Section II
Section III
Section IV
Section V
Section VI
Section VII
i
ii
Legal Description, Property Ownership and General Description I-1
Project Development II- 1
Residential Development Standards 111-1
CommonskRecreation Area Development Standards IV- 1
Commercial\Office Area Development Standards V-1
Preserve Area VI- 1
Development Commitments VII- !
LIST OF EXHIBITS AND TABLES
EXHIBIT A
TABLE I
TABLE II
TABLE Ill
PUD MASTER PLAN
PROJECT LAND USE TRACTS
RESIDENTIAL\COMMONS RECREATION
DEVELOPMENT STANDARDS
DEVIATION LIST
STATEMENT OF COMPLIANCE
The development of approximately 485 acres of property in Collier County as a Planned Unit
Development to be known as Naples Lakes Country Club will be in compliance with the goals,
objectives and policies of Collier County as set forth in the Growth Management Plan. The
residential, commercial\office, and recreational facilities of Naples Lakes Country Club PUD are
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:
The subject property for development is within the Urban Mixed Use District/Urban
Residential Subdistrict as identified on the Future Land Use Map as provided for in
Objective 1 of the Future Land Use Element (FLUE), and the uses contemplated are
consistent therewith.
The subject property is located in an area identified as an Activity Center in the Growth
Management Plan for Collier County.
Activity Centers are the preferred locations for the concentration of commercial and
mixed use development activities.
The subject property is located on the northwest comer of the Rattlesnake Hammock
Road (C.R. 864) and County Road 951 intersection. This strategic location allows the
site superior access for the placement of commercial activities.
The project is a mixed use development located within, and less than one mile from, a
designated Activity Center, therefore, the proposed commercial uses and residential
densities are consistent with the Future Land Use Element of the Collier County Growth
Management Plan.
The proposed density of Naples Lakes Country Club PUD is 1.67 units per gross acre and
less than the maximum density of 7 units per acre permitted by the FLUE Density Rating
System and is therefore consistent with the Future Land Use Element, Policy 5.1.
The development will be compatible with and complementary to existing and planned
surrounding land uses.
The development of Naples Lakes Country Club PUD 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.
Naples Lakes Country Club PUD is consistent with and furthers Policy 5.5 of the Future
Land Use Element in that it is using existing land zoned for urban uses.
10.
11.
Naples Lakes Country Club PUD implements Policy 5.6 of the Future Land Use Element
in that more than 60% of the project will be open space or reserved for conservation
purposes.
The Master Development Plan, with its extensive natural, lake and golf course open
space areas, and with its low residential density, will insure that the developed project
will be an enjoyable residential neighborhood.
111
1.1
1.2
1.3
1.4
I-1
SECTION I
LEGAL DESCRIPTION, PROPERTY OWNERSHIP
AND GENERAL DESCRIPTION
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 Naples Lakes Country Club PUD.
LEGAL DESCRIPTION
The subject property being 485.02 acres is described as:
All that part of Section 15, Township 50 South, Range 26 East, Collier County, Florida,
lying south of the following described parcel:
BEGINNING at the Northeast comer of Section 15, Township 50 South, Range 26 East,
Collier County, Florida, then along the North line of Section 15, South 87° 37' 14" West
100.16 feet to the West Right-Of-Way line of County Road 951 for a PLACE OF
BEGINNING; then along the West Right-Of-Way line South 00°51'53" West 892.87
feet; then South 87°43'59'' West 4870.63 feet to the West line of Section 15: then along
the West Section line North 00015'23" West 882.49 feet to the Northwest comer of
Section 15; then North 87037, 14" East 4888.46 feet to the PLACE OF BEGINNING,
And lying west of the Right-Of-Way for County Road 951 and north of the Right-Of-
Way for Rattlesnake Hammock Road.
PROPERTY OWNERSHIP
The subject property is owned by TBI/Naples Limited Partnership
GENERAL DESCRIPTION OF PROPERTY
The development property is located in the northwest quadrant of the intersectiofi of
Rattlesnake Hammock Road (C.R. 864) and County Road 951, in Section 15, Township
50 South, Range 26 East. The project site is substantially developed in accordance with
this PUD document and master plan. The property is generally without topographic
relief, with elevations ranging from 8.2' to 10.8' above mean sea level. The site contains
extensive areas of jurisdictional wetlands including both submerged .wetlands in which
cypress and associated vegetation dominate, and transitional wetlands in which the
predominant vegetation is a mix of pine and cypress and associated upland and wetland
plants. Natural drainage is southwesterly. The proposed water management regime for
the project utilizes lake and natural wetland detention areas which will result in the post
development surface water discharge volume being no more than the pre-development
discharge volume.
1.5 PROJECT DESCRIPTION
The Naples Lakes Country Club PUD shall be a mixed use development, with residential
development centered around an 18 hole golf course, with a commercial/office
development opportunity. The commercial component of the development will be
located on a 15+ acre parcel at the intersection of County Road 951 and Rattlesnake
Hammock Road. The commercial land uses proposed are those typically associated with
major intersections, including, but not limited, convenience stores with gas pumps,
restaurants, whether fast-food and/or sit-down dining, banks, and shopping centers
anchored by a major grocery store, and/or major retail store(s). There is the potential for
professional offices to be located in a shopping center or developed in an outparcel within
the commercial/office development area. The amenities proposed to be provided in the
project include, but are not limited to, an 18 hole golf course and related support
facilities, structures and areas to provide social and recreational space, lakes, natural and
landscaped open spaces,, and a diverse variety of passive and active recreational
opportunities.
Each residential unit, and each commercial or office land use, will be served with
centrally provided potable water, sanitary sewer, electric power, and telephone.
Additional services will be provided as deemed appropriate.
Approximately 361 acres of the 584+ acre project is planned as a Stormwater
management basin. Approximately 69 acres of lakes and 29 acres of natural/preserve
area are included in this area. Stormwater originating on lands to the north of the project
will flow through the project using culvers, swales, and preserved areas of the site in a
manner intended to duplicate predevelopment conditions.
Flood protection will be provided to the project by raising buildings, roads, etc. in
conformance with South Florida Water Management District criteria. The South Florida
Water Management District criteria for building pad elevation is the 100-year, 3-
day/zero-discharge storm elevation, ~d the minimum road elevation is based on the 25
year, 3-day storm event. After heavy rainfall events, surface waters from storage areas
will be slowly discharged through small bleed-down structures into the existing preserved
wetland slough. Off-site outfalls which receive Stormwater discharge from the property
will likely undergo modification in the future due to development/modification, at which
time modifications to the Naples Lakes Country Club PUD water management plan May
be required.
1.6 SHORT TrrLE
This Ordinance shall be known and cited as the "Naples Lakes Country Club Planned
Unit Development Ordinance."
1-2
SECTION II
PROJECT DEVELOPMENT REQUIREMENTS
2.1 PURPOSE
2.2
The purpose of this Section is to delineate and generally describe the project plan of
development, relationships to applicable County Ordinances, the respective land uses of
the tracts included in the Naples Lakes Country Club PUD development, as well as other
project relationships.
GENERAL
2.3
II-1
Regulations for development of Naples Lakes Country Club PUD shall be in
accordance with the contents of this document, PUD-Planned Unit Development
District and other applicable sections and parts of the Collier County Land
Development Code and Growth Management Plan in effect at the time of building
permit application. Where these regulations fall to provide developmental
standards, then the provisions of the most similar district in the County Land
Development Code shall apply.
Unless otherwise noted, the definitions of all terms shall be the same as the
definitions set forth in the Collier County Land Development Code in effect at the
time of building permit application.
All conditions imposed and all graphic material presented depicting restrictions
for the development of Naples Lakes Country Club PUD shall become part of the
regulations which govern the manner in which the PUD site may be developed.
Unless modified, waived or, excepted by this PUD, the provisions of other
sections of the Land Development Code, where applicable, remain in full force
and effect with respect to the development of the land which comprises this PUD.
Eo
Development permitted by the approval of this petition will be subject to a
concurrency review under the provisions of Division 3.15, Adequate Public
Facilities, of the County Land Development Code, at the earliest or next to occur
of either Final Site Development Plan, Final Plat approval, or building permit
issuance applicable to this development.
DESCRIPT/ON OF PROJECT PLAN AND LAND USE TRACTS
The project Master Plan, including layout of streets and use of land for the various
tracts is illustrated graphically by Exhibit "A," PUD Master Plan. There shall be
four land use tracts, portions of which may include water management lakes or
facilities, and private street rights-of-way, the general configuration of which is
also illustrated by Exhibit "A."
TABLE I
PROJECT LAND USE TRACTS
TRACT "R"
TRACT "CO"
TRACT "CR"
TRACT "P"
TYPE UNITS/SQ.FT. ACREAGE +
RESIDENTIAL 785 110
COMMERCIAL\OFFICE 110,000 15
COMMONS~RECREATION 0 219
PRESERVE 0 141
2.4
2.5
II-2
Bo
Areas illustrated as lakes by Exhibit "A" shall be constructed as lakes or, upon
approval, parts thereof may be constructed as shallow, intermittent wet and dry
depressions for water retention purposes. Such areas, lakes and intermittent wet
and dry areas shall be in the same general configuration and contain the same
general acreage as shown by Exhibit "A". Minor modification to all tracts, lakes
or other boundaries may be permitted at the time of Final Plat or Site
Development Plan approval, subject to the provisions of Sections 3.2.6.3.5 and
2.7.3.5 respectively, of the Collier County Land Development Code, or as
otherwise permitted by this PUD document.
In addition to the various areas and specific items shown on Exhibit "A", such
easements as necessary (utility, private, semi-private) shall be established within
or along the various tracts as may be necessary.
MAXIMUM PROJECT DENSITY
A maximum of 785 residential dwelling units may be constructed in the total project area.
The gross project area, excluding commercial/office development area, is approximately
470.02 acres. The gross project density, therefore, will be a maximum of 1.67 dwelling
units per acre.
PROJECT PLAN APPROVAL REQUIREMENTS
Prior to the recording of a Record Plat for all or part of the PUD, final plans of all
required improvements shall receive approval of the appropriate Collier County
governmental agency to insure compliance with the PUD M~ster Development
Plan, the Collier County Subdivision Code, and the platting laws of the State of
Florida.
Exhibit "A", PUD Master Plan, constitutes the required PUD Development Plan.
Subsequent to, or concurrent with the PUD approval, a Preliminary Subdivision
Plat shall be submitted for the entire area covered by the PUD Master Plan. Any
Go
division of property and the development of the land shall be in compliance with
Division 3.2 of the Collier County Land Development Code, and the platting laws
of the State of Florida.
The provisions of Division 3.3 of the Collier County Land Development Code,
when applicable, shall apply to the development of all platted tracts, or parcels of
land as provided in said Division prior to the issuance of a building permit or
other development order.
The development of any tract or parcel approved for residential or
commercial/office development contemplating fee simple ownership of land for
each dwelling unit, or commercial/office unit or parcel, shall be required to
submit and receive approval of a Preliminary Subdivision Plat, in conformance
with the requirements of Division 3.2 of the Collier County Land Development
Code, prior to the submittal of construction plans and a final plat for any portion
of the tract or parcel.
Appropriate instruments will be provided at the time of infrastructural
improvements regarding any dedications and method for providing perpetual
maintenance of common facilities.
The golf course and related support facilities, including construction trailers and
golf course maintenance facilities, may be developed prior to the approval of
Subdivision Construction Plans and Plat, subject to approval of an Early Work
Agreement by Collier County Development Services Staff and the Board of'
County Commissioners. Use of the golf course may not occur until a Site
Development Plan for the golf course is approved, or the plat is recorded, and ail
support infrastructure is completed and preliminary acceptance for the
improvements is granted by the Community Development and Environmental
Services Administrator.
Prior to the development of a"zero lot line product (single-family detached units
following the development standards set forth in Sub-sections 3.4.B.2), 3.4.C.3),
and 3.4.D.3) of this document, in which each unit is on a separately platted lot, the
developer shall submit a Site Development Plan showing the building envelope
on all of the lots intended for zero lot line construction to the Customer Services
Department for purposes of indicating zero lot line relationships, provision' for
achieving the minimum space between buildings, and to ensure that no one lot is
adversely impacted by failing to provide the required sideyard in a uniform
manner.
2.6
2.7
LAKE SETBACK AND EXCAVATIONS
The lake setback requirements described in Section 3.5.7.1 of the Land Development
Code may be reduced with the administrative approval of the Collier County Community
Development and Environmental Services Administrator, or his designee. Lakes may e
excavated to the maximum commercial excavation depths set forth in Section 3.5.7.3.1 of
the Land Development Code, however, removal of fill from Naples Lakes Country Club
PUD shall be limited to an amount up to ten percent (10%) (to a maximum 20,000 cubic
yards), of the total volume excavated unless a commercial excavation permit is received.
USE OF RIGHTS-OF-WAY
All platted project streets shall be private and shall be classified as local streets.~
Utilization of lands within all project rights-of-way for landscaping, decorative
entranceways, and signage may be allowed subject to review and administrative
approval by the Collier County Community Development and environmental
Services Administrator, or his designee, for engineering and safety considerations
prior to installation.
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 than ten (10') feet in width as
measured from pavement edge shall separate any parking aisle or driveway from
any abutting road.
2.8
AMENDMENTS TO PUD DOCUMENT OR PUD MASTER PLAN
x Changes and amendments may be made to this PUD Ordinance or PUD Master
Development Plan, Exhibit "A", as provided in Section 2.7.3.5. of the Collier County
Land Development Code. Minor changes and refinements as described in Section 7.3.C
of this PUD document may be made in connection with any type of development or
permit application required by the Collier County Land Development Code..
2.9
DEDICATION AND MAINTENANCE OF COMMON AREAS & FACILITIES
Easements shall be provided for water management areas, right-of-way, utilities and
other purposes as required. 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 of adoption of this
ordinance establishing Naples Lakes Country Club PUD.
Whenever the developer elects to create land area and/or recreation amenities whose
ownership and maintenance responsibility is a common interest to all of the subsequent
purchasers of property within Naples Lakes Country Club PUD, the developer ghall
provide appropriate legal instruments for the establishment of a Property Owners'
114
Association, or, provision for the perpetual care and maintenance of all common facilities
and open space, subject further to the provisions of Section 2.2.20.3.8 of the Collier
County Land Development Code.
2.10
2.11
MODEL HOMES AND SALES FACILITIES
Model homes, sales centers and other uses and structures related to the promotion and
sale of real estate such as, but not limited to, pavilions, viewing platforms, gazebos,
parking areas, tents, and signs, shall be permitted principal uses throughout the Naples
Lakes Country Club PUD subject to the requirements of Division 2.4, Division 2.5, and
Section 2.6.33.4 of the Collier County Land Development Code. The limitation of
Subsection 2.6.33.4.1.5(a) of the Land Development Code, regarding the number of
model homes allowed prior to plat recordation shall be applicable to each subdivision
tract rather than each subdivision phase.
FILL STORAGE
Fill storage is generally permitted as a principal use throughout the Naples Lakes Country
Club PUD. Fill material generated may be stockpiled within areas designated for
residential development. Prior to stockpiling in these locations, a Letter of Notification
along with plans showing the locations and cross-sections shall be submitted to Collier
County Engineering Review Services for review and approval. The following standards
shall apply.
A. Stockpile maximum side slope: 3:1
Bo
Eo
Do
Stockpile maximum height: thirty-five (35) feet
Fill storage areas shall be screened with a security fence at least six (6) feet in
height above ground level. If fill is spread to a height less than four feet over
future residential lots which are depicted on an approved Preliminary Subdivision
Plat, no fencing is required.
Soil erosion control shall be provided in accordance with Division 3.7 of the Land
Development Code, and stockpiling retained for periods greater than 90 days be
seeded with grass. If fill is spread to a height less than four feet over residential
lots which are depicted on an approved Preliminary Subdivision Plat, erosion
control is required, but no seeding with grass is required.
Fill storage shall not be permitted in Preserve Areas.
Fill storage and stockpiling shall be permitted as a part of a golf course Early
Work Permit, and prior to platting or Site Development Plan submittal.
11-5
2.12
2.13
2.14
REQUIRED ENVIRONMENTAL PERM1TFING
Where the development of land within Naples Lakes Country Club PUD requires a
permit from a local, State, or Federal agency with jurisdiction over the property proposed
for development, the developer shall obtain such permits prior to final development order
approval.
NATIVE VEGETATION RETENTION REQUIREMENTS
Pursuant to Policy 6.4.6 of the Conservation and Coastal Management Element of the
Collier County Growth Management Plan, a minimum of 25% of the viable, naturally
functioning native vegetation on site is required to be retained. This requirement is fully
satisfied within the Preserve Area and other areas within the PUD.
LINKAGE TO COLLIER COUNTY LAND DEVELOPMENT CODE
Pursuant to Subsection 2.7.3.3 of the Land Development Code, upon adoption of the
PUD Ordinance and attendant PUD Master Plan, the provisions of the PUD document
become a part of the Land Development Code, and shall be the standards of development
for the PUD. Thence forth, development in the area delineated as the PUD District on the
Official Zoning Atlas will be governed by the adopted development regulations and PUD
Master Plan.
I1-6
3.1
PURPOSE
SECTION III
RESIDENTIAL DEVELOPMENT
3.2
The purpose of this Section is to identify specific development standards for areas
designated as Tract "R" on the PUD Master Plan, Exhibit "A."
MAXIMUM DWELLING UNITS
The maximum number of residential dwelling units allowed within the PUD shall be
established at the time of development plan review, but shall not exceed 785 dwelling
units.
3.3
USES PERMITYED
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. Principal Uses:
I) Single-Family detached dwellings.
2) Single-family attached dwellings, zero lot line and patio dwellings and/or
multi-family dwellings.
3) Model Homes (See Section 2.10 of this PUD Document).
B. Accessory Uses:
1) Customary accessory uses and structures including but not limited to private
garages, tennis facilities, and swimming pools with or without screened
enclosures.
2) Utility facilities and, or easements (including rights-of-way easements).
3) Signage (see Section 7.11 of this document).
4) Water management facilities/lakes.
5) Project sales and administrative offices, which may occur in a residential or
recreational building and/or in a temporary building until such time as
permanent structures are available.
III- 1
3.4
DEVELOPMENT STANDARDS
GENERAL: Except as provided for herein, all criteria set forth below shall be
understood to be in relation to individual parcel or lot boundary lines, or between
structures. Front yard setbacks shall be measured from back of curb or edge of
pavement, whichever is closer to the structure Condominium/homeowner's
association boundaries shall not be utilized for determining development
standards.
B. MINIMUM LOT AREA:
1) Single family lots: 5,500 square feet.
2) Attached single family, villa/patio homes, and zero lot line dwellings: 4,000
square feet of site area per dwelling unit.
3) Multi-family parcels: 1 acre.
C. AVERAGE LOT WIDTH:
1) Single family lots: 70 feet.
2) Attached single family dwelling units: 30 feet per single story dwelling unit;
25 feet per two story dwelling unit.
3) Villa/patio homesites, and zero lot line lots: 50 feet.
4) Multi-family parcels: 150 feet
D. MINIMUM YARDS: (Principal Structures):
1) Single family detached:
Front Yard: 25 feet.
Side Yard: 7.5 feet.
Rear Yard: 20 feet.
Minimum Distance Between Structures: 15 feet.
2) Single family attached:
Front Yard: 20 feet.
Side Yard: 5 feet for one story structures, and 7.5 feet for two story
structures.
Rear Yard: 15 feet.
Minimum Distance Between Structures: 10 feet.
3) Villa/patio homes, and zero lot line:
Front Yard: 20 feet.
Side Yard: 0 feet or 5 feet.
Rear Yard: 15 feet.
III-2
Minimum Distance Between Structures: 10 feet.
4) Multi-family:
Front yard: 20 feet
Side Yard: 15 feet, or where adjacent to a golf course: 0 feet; or lake: 0 feet
from the lake control elevation.
Rear Yard: 20 feet, or where adjacent to a golf course: 0 feet; or lake: 0 feet
from the lake control elevation.
Minimum Distance Between Structures: 15 feet, or one-half of the sum of the
heights of adjacent buildings, measured from exterior walls,
whichever is greater.
MINIMUM YARDS (Accessory Structures):
1) Single family detached:
Front Yard: Same as principal structure.
Side Yard: Same as principal structure.
Rear Yard: Detached: 20 feet.
1) Attached: 10 feet, or where adjacent to a golf course 0 feet; or lake 0
feet from the lake control elevation.
2) Single family attached:
Front Yard: Same as principal structure.
Side Yard: Same as principal structure
RearYard: Detached: 15feet.
Attached: 10 feet, or where adjacent to a golf course 0 feet; or
lake 0 feet from the lake control elevation.
3) Villa/patio homes, and zero lot line:
Front Yard: Same as principal structure.
Side Yard: Same as principal structure.
Rear Yard: Detached: 15 feet.
Attached: 10 feet, or where adjacent to a golf course 0 feet; or
lake 0 feet from the lake control elevation.
4) Multi-family:
Front yard: Same as principal structure.
Side Yard: Same as principal structure.
Rear Yard: Detached: 20 feet.
Attached: 10 feet, or where adjacent to a golf course 0 feet; or
lake 0 feet from the lake control elevation.
III-3
F. MINIMUM FLOOR AREA:
1) Single family detached dwelling units: 1,400 square feet.
2) All other dwelling units: 1,000 square feet.
G. OFF-STREET PARKING AND LOADING REQUIREMENTS
As required by Division 2.3 of the Collier County Land Development Code in
effect at the time of building permit application.
H. MAXIMUM HEIGHT
1) Single Family attached or detached, villa/patio homes, and zero lot line: Two
stories above the minimum flood elevation.
2) Multi-family: Four stories above the minimum flood elevation.
3)
Accessory Structure: 35 feet, or 2 stories, whichever is greater, above the
minimum flood elevation, except for attached screen enclosures, which may
be the height of the principal structure.
I. CLUSTER DEVELOPMENT
In the event a housing project (including infrastructure), is designed with a
common architectural theme, the Collier County Development Services Director
may permit variations from the 'previously listed residential development
regulations. Prior to approval and subject to the provisions of Division 3.3 of the
Collier County Land Development Code, the Collier County Development
Services Director shall insure that the plans are appropriate for and compatible
with the surrounding area, and the basic intent of the PUD standards are complied
with.
111-4
4.1
PURPOSE
SECTION IV
COMMONS/RECREATION AREA
4.2
The purpose of this Section is to set forth the development plan and development
standards for the areas designated as Tract "CR", Commons/Recreation Area on Exhibit
"A". The primary function and purpose of this Tract is to provide for access, project
infrastructure, and aesthetically pleasing open areas intended to satisfy the residents'
basic needs for a quality recreational opportunity. Any recreational, social,
administrative or maintenance facility which may be indicated on the PUD Master Plan,
Exhibit "A", shall be considered conceptual, and the placement of such facilities.
considered non-binding. Except in areas to be used for water impoundment, and
principal or accessory use areas, all natural trees and other vegetation, as practicable,
shall be protected and preserved.
USES PERM1TFED
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. Principal Uses:
1) Golf courses and golf club facilities, including temporary and permanent golf
clubhouse.
2) Tennis clubs, health spas, and other recreational clubs.
3) Structures which house social, recreational, project marketing, administrative,
or security facilities.
4)
Community and golf course maintenance areas, maintenance buildings, utility
storage buildings, chemical storage buildings, essential services, irrigation
water and effluent storage tanks and ponds, water and wastewater treatment
plants, utilities pumping facilities and pump buildings, utility and maintenance
staff offices.
5) Utility, water management and fights-of-way/access easements.
6) Lakes and water management facilities.
7) Conservation areas/mitigation areas.
8) Land use and/or landscape buffers, which may or may not be easements,
depending on the buffer use.
IV-1
9) Signage (see Section 7.10 of this document).
10) Open space uses and structures including, but not limited to golf cart paths,
nature trails, riding trails, fitness trails and shelters, boardwalks, landscape
nurseries, gazebos, and picnic areas.
11) Pedestrian and bicycle paths, or other similar facilities constructed for
purposes of access to, or passage through the commons areas.
12) Small docks, piers or other such facilities constructed for purposes of lake
recreation, for residents of the project.
13) Shuffleboard courts, tennis courts, swimming pools, and other facilities
intended for outdoor recreation.
14) Lake excavations as permitted by Division 3.5 of the Collier County Land
Development Code.
B. Accessory Uses:
Accessory, incidental and subordinate commercial activities such as but not
limited to those provided herein shall clearly be of such scope, size and proposed
intensity that they are sustainable only by the membership of the golf courses and
clubhouse.
1) Clubhouse, pro-shop, snack bars, practice driving range, golf cart barns,
restrooms/shelters, and other customary accessory uses of golf courses.
2)
Small establishments, including golf and tennis equipment sales, restaurants,
cocktail lounges, and similar uses, intended to exclusively serve patrons of the
golf course and other permitted recreational facilities.
3)
Customary accessory uses or structures incidental to recreational areas and, or
facilities, including structures constructed for purposes of maintenance,
storage, recreation or shelter with appropriate screening and landscaping.
4) One (1) caretaker's residence for the golfing/tennis facilities.
5) Telecommunications facilities, including, but not limited to digital, fiber optic,
microwave, satellite, UHF, VHF, FM, AM, Short-wave, and other sending
and receiving facilities and structures, subject to applicable permitting, and
written approval by the developer or master homeowner's association.
4.3
DEVELOPMENT REGULATIONS
A. Overall site design shall be harmonious in terms of landscaping, enclosure of
structures, location of access streets and parking areas, and location of buffer
areas.
B. Setbacks:
Fo
Go
1)
Country Club (Principal structures):
Front Yard: 50 feet from abutting residential parcels, otherwise 0 feet.
Side Yard: 25 feet from abutting residential parcels, otherwise 0 feet.
Rear Yard: None.
Accessory Structures (all yards): 10 feet, or where adjacent to golf course
0 feet; or lake 0 feet, measured from the lake control elevation.
2)
Other Recreation Areas (All buildings):
Front Yard: 20 feet, or where adjacent to golf course 0 feet' or lake 0 feet,
measured from the lake control elevation.
Side Yard: 10 feet, or where adjacent to golf course 0 feet; or lake 0 feet,
measured from the lake control elevation.
Rear Yard: 10 feet, or where adjacent to golf course 0 feet; or lake 0 feet,
measured from the lake control elevation.
Structures adjacent to one another shall be separated by a minimum of 10 feet.
Lighting facilities shall be arranged in a manner which will protect roadways and
neighboring properties from direct glare, or other interference.
A site Development Plan in compliance with Division 3.3 of the Collier County
Land Development Code shall be required, except for uses authorized by the golf
course Early Work Agreement, as set forth in Section 2.5 F. of this document.
Maximum Height:
1) Principal Structures: 60 feet.
2) Accessory Structures: 40 feet, except telecommunications facilities and
structures.
Minimum Off-Street Parking and Loading:
1)
Private Golf Courses: Four (4) spaces per hole. Additionally, one (1) space
per 200 square feet shall be provided for office/lobby/pro-shop/health club/
clubhouse/lounge/snack bar/dining room/meeting room areas, of which a
maximum one-third (1/3) of this requirement may be grassed and set aside for
future parking and shall be paved as deemed necessary by the Development
Services Director and dedicated as such on the Site Development Plan at the
time of approval pursuant to Division 3.3 of the Collier County Land
Development Code. In addition, 50% of normal requirements for exterior
recreation uses including: swimming pools, golf driving range and tennis
courts shall be provided. Golf cart, golf bag and equipment storage rooms;
maintenance buildings; and rooms for mechanical equipment shall be
computed a one (1) space per 1,000 square feet.
2) Loading Areas: As required by Division 2.3 of the Collier County Land
Development Code in effect at the time of Site Development Plan application.
H. Caretaker's Residence:
One (1) caretaker's residence shall be permitted for the golfing/tennis facilities,
subject to the following:
1)
The residence shall be constructed as an integral part of the main golf course
clubhouse facility, and shall be entered from within the respective
clubhouse/facility. All exits required to comply with fire codes shall be
permitted.
2)
The caretakers' residences shall be an accessory use, and shall be for the
exclusive use of the property owner, tenant, or designated employee operating
or maintaining the golf course.
3)
Off-street parking shall be as for a single-family residence in accordance with
Division 2.3 of the Collier County Land Development Code in effect at the
time of Site Development Plan application. Parking for the caretakers'
residences shall be in addition to any other required parking facilities.
4.4 XBUFFER DEVELOPMENT REGULATIONS
A. Buffer Types:
1)
Land use buffers shall be easements, generally located along the project's
perimeter, intended to protect residential land uses from possible impacts from
adjacent off-site roadways and/or off-site land uses. Land use buffers may
also be utilized within the project boundaries, at the discretion of the
developer. Land use buffers may be landscape buffers and, or earthen berms
and, or fences/walls.
2) Landscape buffer; existing native plant types may be utilized and, or;
3) Earthen berms and, or;
4) Fences/walls: 9 foot maximum height.
IV-4
B. Buffer Development Standards:
In addition to the development standards set forth below, the provisions of
Section 7.11 of this document shall also apply.
l)
Land use buffers, berms, fences and walls may be constructed along the
perimeter of the Naples Lakes Country Club PUD boundary prior to
Subdivision Platting and Site Development Plan submittal. All such areas
must be included in a landscape or buffer easement on Final Plats, or in a
separate recorded instrument.
2)
All other project property boundaries shall have land use buffer widths in
compliance with Division 2.4 from Collier County's Land Development
Code.
3)
Except as provided for above, and in Section 7.11 of this document, buffer
improvements shall be in conformance with Division 2.4 from Collier
County's Land Development Code.
4) Types and numbers of plantings for project perimeter land use buffers shall be
submitted with Construction Plans and Plat application(s). Plans shall depict
how the perimeter land use buffers will be irrigated.
DEVELOPMENT
STANDARDS
TABLE II
DEVELOPMENT STANDARDS
SINGLE SINGLE VILLA/PATIO
FAMILY FAMILY ZERO LOT
DETACHED ATTACHED LINE
MULTI- COMMONS
FAMILY RECREATION
USES
PRINCIPAL STRUCTURES
MINIMUM LOT AREA
5,500 S.F. 4,000 S.F. 4,000 S.F. 1 ACRE
NOT APPLICABLE
AVERAGE LOT WIDTH
70 FEET 30 FEETi 50 FEET 150 FEET
25 FEETS
NOT APPLICABLE
M~.~OORA~A
1,400 S.F. 1,000 S.F. 1,000 S.F.
1,000 S.F. NOT APPLICABLE
FRONT YARD 25 FEET 20 FEET 20 FEET 20 FEET 50 FEETS
20 FEET4
SIDE YARD 7.5 FEET 5 FEET~ O FEET OR 15 FEETs 25 FEETS
7.5 FEET2 5 FEET 10 FEETa
REAR YARD 20 FEET 15 FEET 15 FEET 20 FEETS NONE3
~o FEE~
MIN. DIST.
BETWEEN STRUCTURES
15 FEET 10 FEET 10 FEET 15 FEET4 10 FEET
MAX. BLDG. HT.
2 STORIES7 2 STORIES? 2 STORIES7 4 STORIES./ 60 FEET7
ACCESSORY STRUCTURES
FRONT S.P.S. S.P.S. S.P.S. S.P.S.
10 FEETS
S.P.S.4
SIDE S.P.S. S.P.S. S.P.S. S.P.S. 10 FEETs
,, S.P.S.4
REAR (ATTACHED) 10 FEETs 10 FEETs 10 FEETs 10 FEETS 10 FEETS
S.P.Sfi
(DETACHED) 20 FEET 15 FEET 15 FEET 20 FEET 10 FEETS
S.P.S.4
MAX. BLDG. HT. 35 FEET~
S.P.S.: Same as Principal Structures.
35 FEETa 35 FEETs 35 FEETa 45 FI~ET9
1. Applicable to single story dwelling units.
2. Applicable to two story dwelling units.
3. Applicable only to the golf course clubhouse, and only applicable from residential parcels, otherwise none (0').
4. Applicable to all other recreational buildings not associated with the golf course clubhouse. Whe~ such recreational buildings are adjacent
to golf course - none (0'), or lake - none (0') measured from the lake control elevation.
5. Where adjacent to a golf course - none (0'), or lake - none (0') measured from the lake control elevation,
6. 15 feet, or one-half of the sum of the heights of adjacent buildings, measured from exterior walls, whichever is greater.
7. Building height shall be measured from minimum flood elevation.
8. 35 feet, or 2 stories, whichever is greater, above the minimum flood elevation, except for attached sc~en enclosures, which may be the
height of the principal structure.
9. 40 feet, except telecommunications facilities and structures.
5.1
5.2
5.3
SECTION V
COMMERCIAL/OFFICE AREA
PURPOSE
The purpose of this Section is to set forth the development plan for areas designated as
Tract "CO", Commercial/Office Area on Exhibit "A", PUD Master Plan.
MAXIMUM COMMERCIAL/OFFICE SQUARE FEET
The 15+ acre Conunercial/Office Area (Tract "CO"), shall not be developed with more
than 110,000 square feet of commercial/office uses.
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:
A. Principal Uses~:
1) Travel Agencies (4724)
2) Any retail businesses as defined in the Standard Industrial Classification
Manual for the following categories:
a. 523 - Paint, Glass, and Wallpaper stores;
b. 525 - Hardware stores;
c. Major Group 53 - General merchandise stores.
3)
Any retail store engaged in'selling food as defined under Major Group 54 in
the Standard Industrial Classification Manual, except freezer food plans and
produce stands.
4)
Any retail businesses engaged in selling automobile parts and accessories; and
retail gasoline sales (without service facilities), as defined in the Standhrd
Industrial Classification Manual for the following categories:
a. 553 - Auto and Home Supply stores, not including battery dealers, tire
dealers, auto parts dealers or any installation facilities;
b. 554 - Gasoline Stations, not including service stations, marine service
stations, truck stops or service facilities;
c. 7542 - Carwashes only.
~ Reference Executive Office of the President, Office of Management and Budget, Standard Industrial
Classification Manual, 1987 Edition.
V-1
5)
6)
Any retail businesses engaged in selling apparel and accessories as defined
under Major Group 56 in the Standard Industrial Classification Manual.
Any retail businesses engaged in selling home fumiture, furnishings, and
equipment stores as defined under Major Group 57 in the Standard Industrial
Classification Manual.
7)
8)
9)
lO)
11)
Any retail establishment selling prepared foods and drinks, including
alcoholic drinks (for consumption on the premises), as defined under Major
Group 58 in the Standard Industrial Classification manual. Drinking places
(5813) shall be permitted only in conjunction with eating places (5812).
Any miscellaneous retail businesses as defined under Major Group 59 in the
Standard Industrial Classification Manual, not including Industry Group
Numbers: 593 - Used Merchandise Stores; 596 - Nonstore Retailers; 598 -
Fuel Dealers. For Group 5999, gravestones and tombstones retail, sales barns,
firework sales and auction rooms shall be prohibited.
Establishments operating primarily in the fields of finance, insurance, and real
estate as defined under Major Groups 60,61, 62, 63, 64, 65, and 67 in the
Standard Industrial Classification Manual.
Establishments operating primarily to provide personal services as defined in
the Standard Industrial Classification Manual for the following Industry
Groups:
a. 721 - Laundry, Cleaning, and Garment Services, only including 7212 -
Garment pressing, and agents for laundries and drycleaners including on
site dry cleaning;
b. 722 - Photographic Portrait Studios;
c. 723 - Beauty Shops;
d. 724 - Barber Shops; "
e. 725 - Shoe Repair Shops and Shoeshine Parlors;
f. 729 - Miscellaneous Personal Services, only including 7291 - Tax return
preparation services, and 7299 personal services, only including car title
and tag service, computer photography or portraits, dress suit and tuxedo
rental, electrolysis (hair removal), hair weaving or replacement service;
and tanning salons.
Establishments operating primarily to provide business services as defined in
the Standard Industrial Classification Manual for the following Industry
Numbers:
a. 7311 - Advertising Agencies;
b. 7313 - Radio, Television, and Publishers' Advertising Representatives;
c. 7331 - Direct Mail Advertising Services;
d. 7334 - Photocopying and Duplication Services;
v-2
5.4
12)
13)
e. 7335 - Commercial Photography;
f. 7336 - Commercial Art and Graphic Design;
g. 7338 - Secretarial and Court Reporting Services;
h. 7352 - Medical Equipment Rental and Leasing;
i. 7359 - Equipment Rental and Leasing, Not Elsewhere Classified-limited
to only allow piano, video recorder and player, and furniture uses.
Outdoor storage for any use is prohibited;
j. 7371 - 7379 - Computer Services;
k. 7383 - News Syndicates;
1. 7384 - Photofinishing Laboratories;
m. 7389 - Business Services, Not Elsewhere Classified - outdoor storage for
any use is prohibited;
n. 7841 - Video Tape Rental;
o. 7999 - Amusement and Recreation Services, Not Elsewhere Classified
including only yoga, martial arts, gymnastics instruction and similar uses;
p. 8011 - 8049 - Health Services, also including offices and clinics of
oncologists. 8071 - 8092 - Medical and Dental Laboratories, 8099 -
Health and Allied Services, Not Elsewhere Classified.
Establishments operating primarily to provide legal services as defined under
Major Group 81 in the Standard Industrial Classification Manual.
Establishments operating primarily to provide engineering, accounting,
research, and management for the following Industry Numbers:
a. 8711
b. 8712
c. 8721
d. 8732
e. 8742
f. 8743
g. 8748
-Engineering Services (no outside equipment storage);
- Architectural Services (no outside equipment storage);
- Accounting, Auditing, and Bookkeeping Services;
- Commercial Economic, Sociological, and Educational Research;
- Management Consulting Services;
- Public Relations Services;
- Business Consulting Services.
14) Offices of government as defined under Major Group 91 in the Standard
Industrial Classification Manual.
B. Accessory Uses
Accessory uses and structures customarily associated with the permitted principal
uses and structures, including, but not limited to:
1) Parking facilities and Signage.
2) One caretaker's residence.
DEVELOPMENT STANDARDS
v-3
Do
He
MINIMUM LOT AREA: 10,000 square feet.
AVERAGE LOT WIDTH: 100 feet.
MINIMUM YARDS (INTERNAL):
1) Front Yard: 20 feet.
2) Side Yard: None, or a minimum of 5 feet, with unobstructed passage from
front to rear yard.
3) Rear Yard: 15 feet.
4) Parcels with two frontages may reduce one front yard by 10 feet.
MINIMUM YARDS AND BUFFERS (EXTERNAL)
1)
Rattlesnake Hammock Road (C.R. 864): 50 foot setback, except that canopies
for gas stations must maintain a 30 foot setback, provided no gas pumps or
pump islands are located closer than 40 feet from the Rattlesnake Hammock
Road Right-Of-Way. A 20 foot landscape buffer, in accordance with Section
4.4, and Section 7.11 of this document, and Division 2.4 of the Collier County
Land Development Code, shall be provided along the entire frontage of
Rattlesnake Hammock Road.
2)
County Road 951:50 foot setback, except that canopies for gas stations must
maintain a 30 foot setback, provided no gas pumps or pump islands are
located closer than 40 feet from the C.R. 951 Right-Of-Way. A 20 foot
landscape buffer, in accordance with Section 4.4, and Section 7.11 of this
document, and Division 2.4 of the Collier County Land Development Code,
shall be provided along the entire frontage of State Road 951
MINIMUM DISTANCE BETWEEN STRUCTURES: Same as side yards.
MAXIMUM HEIGHT: 50 feet, except for architectural appurtenances, which
shall not exceed 75 feet.
MINIMUM FLOOR AREA: 1,000 square feet per principal structure, on the fh'st
finished floor. Kiosk vendor, concessions, and temporary or mobile sales
structures are permitted to have a minimum floor area of 25 square feet, and are
not subject to setback requirements set forth above.
MAXIMUM GROSS LEASABLE FLOOR AREA: 110,000 square feet.
OFF-STREET PARKING AND LOADING REQUIREMENTS:
V-4
As required by Division 2.3 of the Collier County Land Development Code in
effect at the time of Site Development Plan approval.
J. ARCHITECTURAL UNIFORMITY:
Commercial/office development in this PUD shall have a common architectural
theme for all structures. Commercial/office development site design shall
conform with the guidelines and standards of Division 2.8 of the Land
Development Code.
K. CARETAKER'S RESIDENCE:
One (1) caretaker's residence shall be permitted for the commercial/office
development area, subject to the following:
1)
The residence shall be constructed as an integral part of the shopping center or
one of the commercial/office buildings, and shall be entered from within that
structure. Exits required to comply with fire codes shall be permitted.
2) The caretakers' residence shall be an accessory use, and shall be for the
exclusive use of the property owner, tenant or designated employee operating
or maintaining the shopping center or commercial/office facilities.
3)
Off-street parking shall be as for a single-family residence in accordance with
Division 2.3 of the Collier County Land Development Code in effect at the
time of Site Development Plan application. Parking for the caretaker's
residences shall be in addition to any other required parking facilities.
v-5
6.1
6.2
SECTION VI
PRESERVE AREA
PURPOSE
The purpose of this Section is to set forth the development plan for areas designated as
Tract "P", Preserve Area on Exhibit "A", PUD Master Plan. The primary function and
purpose of this Tract is to preserve and protect vegetation and naturally functioning
habitats, such as wetlands, in their natural state.
USES PERMITYED
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, subject to regional, State and Federal
permits, when required:
A. Principal Uses:
1) Open spaces/Nature preserves.
2) Water management facilities.
3) Signage (see Section 7.10 of this document).
4) Mitigation areas.
5) Small docks, piers or other such facilities constructed for purposes of lake
recreation for residents of the project, subject to appropriate approval by
permitting agencies.
6) Hiking trails, riding trails ~nd golf cart paths, shelters, or other such facilities
constructed for the purposes of passage through or enjoyment of the site's
natural attributes, subject to appropriate approval by permitting agencies.
VI-1
SECTION VII
DEVELOPMENT COMMITMENTS
7.1
7.2
7.2
PURPOSE
The purpose of this Section is to set forth the development commitments for the
development of the project.
GENERAL
All facilities shall be constructed in strict accordance with Final Site Development Plans,
Final Subdivision Plans and all applicable State and local laws, codes, and regulations
applicable to this PUD. Except where specifically noted or stated other wise, the
standards and specifications of the Land Development Code of Division 3.2 shall apply to
this project even if the land within the PUD is not to be platted. The developer, his
successor and assigns shall be responsible for the commitments outlined in this
document.
The developer, his successor or assignee, shall follow the Master Development 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 to the developer is bound by any commitments within this agreement. These
commitments may be assigned or delegated to a homeowners' association to be created
by the Developer. Upon assignment or delegation, the Developer shall be released from
responsibility for the commitments.
PUD MASTER DEVELOPMENT PLAN
Ao
Exhibit "A", PUD Master Plan illustrates the proposed development and is
conceptual in nature. Proposed tract, lot or land use boundaries, or special land
use boundaries shall not be construed to be final, and may be varied at anytime at
any subsequent approval phas~ as may be executed at the time of final platting or
site development plan application. Subject to the provisions of Section 2.7.3.5 of
the Land Development Code, amendments may be made from time to time.
Bo
All necessary easements, dedications, or other instruments shall be granted to
insure the continued operation and maintenance of all services and all common
areas in the project.
Co
The community Development and Environmental Services Administrator, or his
designee, shall be authorized to approve minor changes and refinements to the
Naples Lakes Country Club PUD Master Plan upon written request of the
developer.
1) The following limitations shall apply to such requests:
VII-1
2)
3)
4)
The minor change or refinement shall be consistent with the Collier
County Growth Management Plan and the Naples Lakes Country Club
PUD document.
The minor change or refinement shall not constitute a substantial
change pursuant to Subsection 2.7.3.5.1 of the Collier County Land
Development Code.
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 Preserve Areas within, or
external to the PUD boundaries.
The following shall be considered minor changes or refinements, subject
to the limitations of Subsection 7.3.C. 1) of this document:
Reconfiguration of Preserve Areas, jurisdictional wetland limits, and
mitigation features as a result of regulatory agency review and
permitting. There may be no overall decrease in Preserve Area.
Reconfiguration of lakes, ponds, canals, or other water management
facilities where such changes are consistent with the criteria of the
South Florida Water Management District and Collier County.
c. Reconfiguration of golf course envelopes and design features.
d. Internal realignment of rights-of-way.
e. Modification of the County road access locations in a manner
consistent with the Collier County Access Management Plan.
f. Reconfiguration o~ residential parcels when there is no proposed
encroachment into Preserve Areas.
Minor changes and refinements, as described above, shall be reviewed by
appropriate County staff to ensure compliance with all applicable County
Ordinances and regulations prior to the Administrator's consideration for
approval.
Approval by the Administrator of a minor change or refinement may occur
independently from and prior to any application for Subdivision or Site
Development Plan approval, however, the Administrator, or his designee's
approval shall not constitute an authorization, for development or
implementation of the minor change or refinement without fa'st obtaining all
applicable County permits and approvals.
VII-2
7.4
7.5
SCHEDULE OF DEVELOPMENT/MONITORING REPORT AND SUNSET
PROVISION
This PUD is subject to the Sunset Provisions of Section 2.7.3.4 of the Land
Development Code.
Bo
An annual PUD monitoring report shall be submitted pursuant to Section 2.7.3.6
of the Land Development Code.
TRANSPORTATION
The development of this PUD Master Development Plan shall be subject to and governed
by the following conditions:
Ao
A gatehouse/limited access facility shall be permitted within the project's main
entrance areas, but shall not be located so as to impede traffic flow on Rattlesnake
Hammock Road (C.R. 864) or County Road 951, nor shall such facilities be
located within the Rattlesnake Hammock Road or County Road 951 Right-Of-
Way.
Bo
Substantial competent evidence shall be provided by the developer to the effect
that the project is designed to provide capacity and treatment for historical
roadway runoff.
Residential dwelling units proposed as either single-family detached or single-
family zero lot line units shall be considered as single-family detached dwellings,
for purposes of determining road impact fees, in accordance with Ordinance 92-
22, as amended.
Do
All access points shall be consistent with the Collier County Access Management
Policy (Resolution 92-422). ,~
Under the two-lane condition for Rattlesnake Hammock Road, any access point
may enjoy full access with respect to ingress and egress turning movements. Both
left and right-turn lanes shall be required at all access points. Under the future
four-lane condition, the developer shall be responsible for providing turn lanes~ for
both eastbound and westbound traffic. If the developer has not installed turn
lanes under the two-lane condition, then all costs of providing such turn lanes
under the four-lane condition shall be the sole responsibility of the developer.
C.R. 951 is presently a four-lane facility. All costs of providing either northbound
or southbound turn lanes at all access points shall be the developer's sole
responsibility. This requirement shall extend to any modifications of existing
facilities that may become necessitated by the developer's project.
Go
The applicant shall contribute a fair share toward the cost of traffic signals at the
project entrance, or at any other intersection significantly impacted by the
VII-3
applicant's project, within the Radius of Development Influence of the project on
both Rattlesnake Hammock Road and C.R. 951, if and when deemed warrb, nted
by the County. Such traffic signals shall be owned, operated and maintained by
the County.
Compensating right-of-way for turn lanes and median areas shall be dedicated by
the applicant to reimburse the County for the use of existing right-of-way prior to
the issuance of the first "permanent" Certificate of Occupancy. Such dedication
shall be considered site related, and there shall be no road impact fee credit to the
applicant.
The applicant shall provide a strip of land at least 25 feet in width along the entire
length of the Rattlesnake Hammock Road right-of-way for future four-laning of
Rattlesnake Hammock Road. In exchange for providing this additional right-of-
way, the applicant shall be eligible for road impact fee credits in accordance with
the provisions of Ordinance 92-22, as amended. The future right-of-way shall be
made available to the County either upon presentation of the plat for recording, or
within 120 days notice to the applicant by the County of the County's need for the
land, whichever occurs earlier. Road impact fee credits shall be subject to a
Developer Contribution Agreement approved by the Board of County
Commissioners, and shall be available to the developer upon change in title
ownership of the subject contribution.
The applicant shall be responsible for the installation of arterial level lighting at
all project entrances prior to issuance of the first "permanent" Certificate of
Occupancy.
All required improvements, excluding right-of-way donations for roadway
segments specifically mentioned in the County's Five-Ten Year Work Plan, shall
be considered "site related" as defined in Ordinance 92-22, as amended, the
Collier County Road Impact ~Fee Ordinance, and shall not be eligible for credit
toward any road impact fees required by that Ordinance.
Project entrances shall be designed to preclude the backing up of entering vehicles
onto adjacent public roadways. If access is to be controlled by means of a
gatehouse or card-controlled gate, the gate or gatehouse shall be designed, located
and operated so not to permit such vehicular backup. A minimum throat length
for vehicle stacking shall be 75 feet. Where expected Peak Hour traffic volumes
are equal to or greater than 30 vehicles, the minimum throat length shall be 100
feet.
Portions of the subject property located along CR 951 that. are subject to the
provisions of Resolution 2002-311 must be developed in compliance with
Resolution 2002-311, which may require right-of-way along CR 951 to be
reserved from the subject property to allow for widening of that road right-of-way
or other "alternative commitments" as defined in Resolution 2002-311. All such
VII-4
7.6
reserved fight-of-way or alternative commitments will be compensated under the
provisions of Resolution 2002-311.
WATER MANAGEMENT
The development of this PUD Master Development Plan shall be subject to and governed
by the following conditions:
Detailed paving, grading and site drainage plans shall be submitted to Engineering
Review Services for review and approval. No construction permits shall be
issued unless and until approval of the proposed construction, in accordance with
the approved plans is granted by Project Review Services.
An excavation permit will be required for the proposed lakes in accordance with
the Collier County Land Development Code and South Florida Water
Management District Rules.
Co
The development project area shall be designed to consider regional Stormwater
flows and include the passage of offsite flows from the north to the south through
the western portion of the property in a manner consistent with project
development plans.
Do
The Developer shall grant the necessary drainage easements outside the Naples
Lakes Surface Water Management System, and within western portions of the
project to Collier County to provide adequate regional Stormwater management
flowways and facilities. The easement shall be granted after the Naples Lakes
Country Club has received permits from the State and Federal agencies, and
within 90 days of receipt of the drainage easement documents from Collier
County. The easement rights shall be subject to, and consistent with the
Developer's development plans, including Developer's wetland mitigation plans.
The Developer shall be responsible for providing, in a manner consistent
Developer's project development plans, adequate facilities and/or flowways
necessary to pass through the project boundaries, the storm water which currently
flows towards the Naples Lakes property. Design of the improvements shall be
closely coordinated with the County Stormwater Management Department to
endeavor to maintain uniformity with the County's Lely Area Stormw'ater
Improvement project, currently under design.
1) The offsite flow rate will be calculated by the Developer's engineer, and
accepted by the South Florida Water Management District (SFWMD), based
on existing permitted projects upstream. If Collier County. disagrees with the
offsite flow estimate, the County shall provide supporting documentation to
the Developer's engineer and the SFWMD.
2) Such facilities may include, but are not limited to:
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a. Regarding of the Naples Lakes western easement area to reestablish
historic sheetflow along such portion of the property.
b. Excavation of small ponds in the flowway for additional storage area.
Construction of a control structure to detain a portion of the offsite flows.
Design of such a control structure shall be by the Developer's engineers.
The control structure will be maintained by Collier County, and the
Developer shall not have liability for impacts to properties upstream due
to the County's control of the structure's control elevation. Collier County
agrees to maintain the control structure in a manner as described in these
Stormwater conditions.
3)
Collier County acknowledges that the Developer's commitment to construct
facilities to control offsite runoff may be precluded by the inability to timely
obtain the issuance of necessary permits. The Developer's failure to timely
obtain such permits that include the offsite Stormwater runoff facilities will
not be considered a breach of these stipulations. In such an event, the
Developer agrees to provide the necessary drainage easements (subject to, and
consistent with Developer's use of the easement areas a described above), at a
later date, if Collier County obtains construction permits for the facilities as
part of the regional drainage basin improvements.
In the event a water level control structure in the flowway and/or improvements to
the capacity of the Stormwater conveyance system along Rattlesnake Hammock
Road to regulate or improve offsite Stormwater flows is required by SFWMD as
part of the Naples Lakes project permitting, the County shall reimburse the
Developer for the cost of such control structur~ and/or improvements to the
Stormwater conveyance system along Rattlesnake Hammock Road (less the
Developer's proportionate share of such cost) as soon as reasonably possible, and
not later than the time an area wide funding mechanism is established for
Stormwater improvements. Also, at the time of such reimbursement, the County
shall reimburse the Developer for the cost of excavating a flowway (excluding the
cost related solely to aesthetics) along the western portion of the property. The
Developer's proportionate share is calculated based upon the Naples Lakes
development discharge divided by the total regional discharge.
If any of the regional Stormwater improvements cause additional wetland impacts
which must be mitigated in the Naples Lakes permit, the County will pay the
Developer for the cost of such mitigation.
A South Florida Water Management District Surface Water Management Permit
will be required for this project prior to the start of any construction.
vii-6
7.7 UTILITIES
The development of this PUD Master Development Plan shall be subject to and governed
by the following conditions:
Water distribution and sewage collection and transmission facilities to serve the
project are to be designed, constructed, conveyed, owned, and maintained in
accordance with Collier County Ordinance No. 97-17, as amended, and other
applicable County rules and regulations.
All customers connecting to the water distribution and sewage collection facilities
will be considered to be customers of the County, and will be billed by the County
in accordance with the County's established rates.
Temporary construction and/or sales trailers may use septic tanks or holding tanks
for waste disposal, subject to permitting under F.A.C. 10D-6, and may use potable
or irrigation wells.
Golf course rest stations and maintenance buildings may be permitted to use
septic tanks or holding tanks for waste disposal, subject to permitting under
F.A.C. 10D-6, and may use potable or irrigation wells.
The on-site water distribution system serving the project must be connected to the
Collier County Water-Sewer District's water main available and adjacent to the
project boundaries consistent with the main size and the requirements specified in
the project's Utility Master Plan, and extended throughout the project. During the
design of these facilities, dead-end mains shall be minimized by looping the
internal pipeline network, where feasible. The County recognizes there are
environmental constraints that may prevent looping.
Fo
The project's developer, his agsigns, or successors may negotiate an agreement
with the Collier County Water-Sewer District for the use of treated effluent within
the project for irrigation purposes for the golf course and/or common area. The
developer shall be responsible for providing all on-site piping and pumping
facilities from the County's point of delivery to the project, and shall negotiate
with the County to provide full or partial on-site storage facilities, as required'by
the Florida Department of Environmental Protection ("FDEP") consistent with the
volume of treated wastewater to be utilized.
7.8 ENVIRONMENTAL
The development of this PUD Master Development Plan shall be ,subject to and governed
by the following conditions:
A. Environmental permitting shall be in accordance with the State of Florida
Environmental Resource Permit Rules, and be subject to review and approval by
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7.9
Ce
Eo
Current Planning Environmental Review Staff. Removal of exotic vegetation
alone shall not be the sole component of mitigation for impacts to Collier C6unty
jurisdictional wetlands.
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, Florida Statutes.
Buffers shall be provided around wetlands, where possible, extending at least
fifteen (15) feet landward from the edge of the wetland preserves in all places,
and average twenty-five (25) feet from the landward edge of wetlands. Where
natural buffers are not provided, structural buffers shall be provided in accordance
with the State of Florida Environmental Resource Permit Rules, and be subject to
review and approval by Current Planning Environmental Review Staff.
The petitioner shall comply with the guidelines and recommendations of the U.S.
Fish and Wildlife Service (USF&WS) and the Florida Game and Fresh Water
Fish Commission (FGFWFC) regarding potential impacts to "listed species".
Where protected species are observed on site, a Habitat Management Plan for
those protected species shall be submitted to Current Planning Environmental
Staff for review and approval prior to final site plan/construction plan approval.
An exotic vegetation removal, monitoring, and maintenance (exotic-free) plan for
the site, with emphasis on the conservation/preservation areas, shall be submitted
to current Planning Environmental Review Staff for review and approval prior to
Final Site Plan/Construction Plan approval.
ACCESSRY STRUCTURES
Accessory structures may be constructed simultaneously with, or following the
construction of the principal structure, except for a construction site office and model
center.
7.10
SIGNS
All signs shall be in accordance with Division 2.5 of Collier County's Land Developm. ent
Code in effect at the time of Site Development Plan approval, with the following
exceptions:
ho
Project Identification Signs - Two ground, wall, or gate project identification
signs may be located at each entrance to the development, and two project
identification signs may be located on Rattlesnake Hammock Road (C.R. 864)
and County Road 951, all subject to the following requirements:
1) Such signs shall contain only the name of the development, the insignia, or
motto of the development, and shall not contain promotional or sales material.
VII-8
7.11
Bo
2)
Project identification signs shall not exceed sixty (60) square feet, excluding
mounting surfaces or structures. Where signage is affixed or an integral part
of a wall or fence, the face of the sign may protrude above the upper edge of
the wall or fence, but remain subject to height restrictions.
3) No project identification signs shall exceed the height of 10 feet above the
finished ground level of the sign site.
4)
Project identification signs may be lighted, provided all lights are shielded in a
manner which prevents glare on adjacent roadways, or into adjacent
residences.
Project Promotion Signs - Two ground or wall signs may be located on the
project's frontage on Rattlesnake Hammock Road (C.R. 864), and two ground or
wall signs may be located on the project's frontage on C.R. 951 for the purpose of
promoting the development or any major use within the development, subject to
the following requirements:
1) Any promotional signs shall not exceed 100 square feet, excluding mounting
surfaces or structures.
2) No promotional sign shall exceed a height of 10 feet above the average
finished ground level of the site.
3) Promotional signs may be lighted, provided all lights are shielded in a manner
which prevents direct glare on adjacent roadways, or into adjacent residences.
Commercial/office signage shall be permitted in addition the aforementioned
signage, and shall conform with the provisions of Division 2.5 of the Land
Development Code, and where applicable, to the signage provisions of Division
2.8 of the Land Development ~ode.
LANDSCAPE BUFFERS, BERMS, FENCES AND WALLS
Landscape buffer, berms, fences and walls are generally permitted as a principal use
throughout the Naples Lakes Country Club PUD, except in Preserve Areas. .The
following standards shall apply:
Section 2.4. of the LDC establishes criteria for landscape berms. The following
deviations from Section 2.4 of the LDC landscape berm standards shall be
permitted (refer to Table m): Maximum side slopes:
1) Grassed berms 3:1
2) Ground covered berms 2:1
3) Rip-Rap berms 1:1
4) Structural walled berms may be vertical
VH-9
7.12
7.13
7.14
Fence or wail maximum height: 9 feet, as measured from the finished grade of the
ground at the base of the fence or wall. For the purpose of this provision, finished
grade shail be considered no greater than 18 inches above the crown elevation of
the nearest existing road, unless the fence or wall is constructed on a perimeter
landscape berm. In these cases, the fence or wall shail not exceed 6 feet in height
from the top of berm elevation with an average side slope of greater than 4: (i.e.
3:1, 2:1, 1:1, or verticai).
Co
Section 2.4 of the LDC requires that where sidewalks, pathways, etc. are located
within required landscape buffers, the landscape buffer shail be widened to
compensate for the encroachment. A deviation from this requirement is approved
to permit pedestrian sidewalks, golf cart paths, bike paths, equestrian riding trails,
water management facilities and structures may be allowed in landscape buffer
areas, without compensating landscape buffer width (refer to Table liD.
LANDSCAPING FOR OFF-STREET PARKING AREAS
Except where provided for elsewhere in this document, all landscaping for off-street
parking areas shail be in accordance with Division 2.4 of the Collier County Land
Development Code in effect at the time of building permit application.
POLLING PLACES
Pursuant to Section 2.6.30 of the Land Development Code, provision 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.
An Agreement between the developer and the Supervisor of Elections for the provision of
polling places shail be recorded in the official records of the Clerk of the Circuit Court of
Collier County, which shall be binding upon any and all successors in interest that
acquire ownership of such common areas including homeowners' associations.
DISCLOSURE
The Naples Lakes Country Club Master Homeowner's Association Documents shall
disclose the existence of a private airstrip to the west of the project, and that residents of
the development should anticipate to periodically see and hear private air traffic.
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TABLE IH
DEVIATION LIST (per LDC Section 2.7.3.1.2.2.2)
1) Deviation from LDC Section 2.4.4.18. for side slopes:
that requires Grassed berm 4:1
that requires Ground cover 3:1
that does not provide for Rip Rap
that does not provide for vertical
structural walled berms
to allow: 3:1
to allow: 2:1
to allow: 1:1 Rip Rap
to allow: vertical structural walled berms
2) Deviation from LDC Section 2.4.7.3.4. to eliminate the requirement for a
commensurate increase in buffer width to offset impervious uses such as sidewalks
within a buffer throughout the project.
The deviations requested are consistent with the GMP and otherwise further the intent of
the PUD district and are approved because this project design was included as part of the
original PUD document, and the project, to a great extent, has already been developed
prior to imposition of the above-stated, more stringent requirements.. Changing the PUD
document now to require compliance with these standards would render a portion of the
developed PUD non-conforming. The approved deviations will not have a detrimental
effect on the health, safety and welfare of the community (LDC § 2.7.3.1.3).
VII- 11
NAPLES LAKES COUNTRY CLUB
STATE OF FLORIDA)
COUNTY OF COLLIER)
I, DWIGHT E. BROCK, Clerk of Courts in and for the
Twentieth Judicial Circuit, Collier County, Florida, do hereby
certify that the foregoing is a true copy of:
ORDINANCE NO. 2003-33
Which was adopted by the Board of County Commissioners on
the 24th day of June, 2003, during Regular Session.
WITNESS my hand and the official seal of the Board of
County Commissioners of Collier County, Florida, this 25th day
of June, 2003.
DWIGHT E. BROCK
Clerk of Courts~.ar~Cterk
County Comm±.s~ohers'~'~