Ordinance 2005-71
ORDINANCE NO. 2005- 71
AN ORDINANCE OF THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY FLORIDA,
AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED,
THE COLLIER COUNTY LAND DEVELOPMENT CODE,
WHICH INCLUDES THE COMPREHENSIVE ZONING
REGULATIONS FOR THE UNINCORPORATED AREA OF
COLLIER COUNTY, FLORIDA BY AMENDING THE
APPROPRIATE ZONING ATLAS MAP OR MAPS; TO
CHANGE THE ZONING CLASSIFICATION OF THE REAL
PROPERTY FROM THE AGRICULTURAL (A) ZONING
DISTRICT TO THE RESIDENTIAL PLANNED UNIT
DEVELOPMENT (RPUD) ZONING DISTRICT TO ALLOW
DEVELOPMENT OF A MAXIMUM OF 148 SINGLE-FAMILY, . .
TWO-FAMILY, DUPLEX OR MULTI-FAMILY DWELLING
UNITS IN A PROJECT KNOWN AS MANCHESTER SQUARE
LOCATED AT 13275 LIVINGSTON ROAD, IN SECTION 12,
TOWNSHIP 49 SOUTH, RANGE 25 EAST, COLLIER
COUNTY, FLORIDA, CONSISTING OF 36.9± ACRES; AND
,
PROVIDE FOR AN EFFECTIVE DATE.
j
WHEREAS, Community School of Naples, Inc., represented by D. Wayne Arnold,
AICP, ofQ. Grady Minor and Associates, P.A., in Petition No. PUDZ-2005-AR-7299, petitioned
the Board of County Commissioners to change the zoning classification of the subject 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 subject real property located in Section 12, Township 49
South, Range 25 East, Collier County, Florida, is changed from the Agricultural (A) zoning
district to the Residential Planned Unit Development (RPUD) zoning district to allow
development of a maximum of 148 single-family, two-family, duplex or multi-family dwelling
units in project Manchester Square in accordance with the Manchester Square PUD Document,
attached hereto as Exhibit "A" and incorporated by reference herein. The appropriate zoning
atlas map or maps; as described in Ordinance Number 2004-41, as amended, the Collier County
Land Development Code, is hereby amended accordingly.
SECTION TWO:
This Ordinance shall become effective upon filing with the Florida Department of State.
Page 1 of 2
PASSED AND DULY ADOPTED by super-majority vote of the Board of County
Commissioners of Collier County, Florida, this \~ day of kc.e.rnbe.c-
,2005.
ATTEST:
DWIGHT E/SROCK, CLERK
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
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" Òep ty Clerk
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BY: ~W.~
FRED W. COYLE, CHAIR N
Approved as to form
and legal sufficiency
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Patrick G. White
Assistant County Attorney
I'LJ DZ-2005-^R-7299/KD/Jc
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Page 2 of 2
MANCHESTER SQUARE
A
RESIDENTIAL PLANNED UNIT DEVELOPMENT
36.9± Acres Located in Section 12
Township 49 South, Range 25 East,
Collier County, Florida
PREPARED FOR:
WCI COMMUNITIES, INC.
24301 Walden Center Drive
Bonita Springs, Florida 34134
PREPARED BY:
Q. GRADY MINOR & ASSOCIATES, P.A.
3800 Via Del Rey
Bonita Springs, Fl 34134
(239) 947-1144
(239) 947-0375 Fax
and
Goodlette Coleman and Johnson, P.A.
4001 Tamiami Trail North, Suite 300
Naples, Florida 34104
EXHIBIT "A"
TABLE OF CONTENTS
PAGE
T. \ TEMENT OF COMPLIANCE AND SHORT TITLE
11
':C'TION I
LEGAL DESCRIPTION, PROPERTY OWNERSHIP, &
GENERAL DESCRIPTION
1-1
'lION II PROJECT DEVELOPMENT 2-1
, 'TION III RESIDENTIAL 3-1
. . l 'TION IV RECREA TION 4-1
, 'r/ONV GENERAL DEVELOPMENT COMMITMENTS 5-1
P: !) ! ":- ¡ 4-('15 ll(,~lIì t 2\.Juc 11
EXHffiIT A
EXHIBIT B
EXHffiIT C
EXHIBIT D
EXHIBIT E
TABLE I
LIST OF EXHIBITS
MANCHESTER SQUARE RPUD MASTER PLAN
BOUNDARY SURVEY
LEGAL DESCRIPTION
LOCATION MAP
AL TERNA TIVE SIDEWALK PLAN
DEVELOPMENT STANDARDS
\1..\\:CHrSTER S()I\RF riD I 2- :~-(i, Ck811(2),doc III
ST A TEMENT OF COMPLIANCE
IJe purpose of this Section is to express the intent of the Developer, to create a Residential Planned
i_ ;1Ìt Development (PUD) of 148 units on 36.9± acres of land located in Section 12 Township 49
:uuth, Range 25 East, Collier County, Florida. The name of this Residential Planned Unit
)c'.'elopment shall be Manchester Square RPUD. The development of Manchester Square RPUD
-,iJJ be in compliance with the planning goals and objectives of Collier County as set forth in the
~ j rowth Management Plan. The Development will be consistent with the gro\V1h policies and land
,~c\clopment regulations adopted pursuant to the Gro\V1h Management Plan, Future Land Use
.~ !_'l11ent and other applicable regulations for the following reasons:
The entire 36.9± acres of the subject property is within the (Urban Mixed Use District,
Urban Residential Subdistrict), as identified on the Future Land Use Map of the Future
Land Use Element (FLUE). The purpose of the Urban Mixed Use Residential District is to
provide for a variety of residential and mixed-use developments such as Planned Unit
Developments.
The proposed residential density of the Manchester Square PUD is 4 dwelling units per acre
and is consistent \vith the maximum density permitted by the FLUE Density Rating System
and is therefore consistent with FLUE Policy 5.1. A maximum of 148 residential dwelling
units are permitted within the PUD.
The Manchester Square RPUD is compatible with and complementary to existing and
future surrounding land uses as required in Policy 5.4 of the FLUE.
Improvements are planned to be in compliance with applicable land development
regulations as set forth in Objective 3 of the FLUE.
The development of the Manchester Square RPUD will result in an efficient and
economical extension of community facilities and services as required in Policy 3.1. of the
FLUE.
The Manchester Square RPUD is a residential community, and is planned to encourage
ingenuity, innovation and imagination as set forth in the Collier County Land Development
Code (LDC), Residential Planned Unit Development District.
The Manchester Square RPUD is planned to incorporate natural systems for water
management in accordance with their natural functions and capabilities as may be required
by Objective 1.5 of the Drainage Sub-Element of the Public Facilities Element.
.\11 final local development orders for this Project are subject to the Collier County
,'\dequate Public Facilities Ordinance, Chapter 6 of the Land Development Code.
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SHORT TITLE
This ordinance shall be known and cited as the "MANCHESTER SQUARE RESIDENTIAL
PLANNED UNIT DEVELOPMENT ORDINANCE".
MANCHESTER SQl'\RE PlD 12-1";-,':' Clean (2),doc V
SECTION I
LEGAL DESCRIPTION, PROPERTY OWNERSHIP, AND GENER~L DESCRIPTION
.,
PURPOSE
The purpose of this Section is to set forth the legal description and ownership of the
\1anchester Square RPUD, and to describe the existing condition of the property proposed
to be developed.
LEGAL DESCRIPTION
See attached Exhibit "c"
, PROPERTY OWNERSHIP
Community School of Naples, Inc.
13275 Livingston Road
"Japles, Florida 34109-3859
Contract Purchaser:
WCI Communities, Inc.
24301 Walden Center Drive
Bonita Springs, Florida 34134
GENERAL DESCRIPTION OF PROPERTY
.-\.. The Project site is located in Section 12 Township 49 South, Range 25 East Collier
County, Florida. The site is generally bordered on the West by the Collier County
School Board and Citrus Groves; on the north by Orange Groves on the east by
Livingston Road and on the south by the Community School of Naples.
B. The zoning classification of the subject property at the time of RPUD application is
A, Rural Agriculture.
C. Elevations within the site are approximately 10' above MSL. Per FEMA Firm Map
Community No. 120067, Panel No. 385 D, dated June 3, 1986, the Manchester
Square RPUD property is located within Zone "X" of the FEMA flood insurance
rate map.
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D. The entire site has been altered through past agricultural uses and contains a FPL
power line corridor and fallow agricultural land.
E. The soil types on the site generally include fine quartz sands, including Ft. Drum,
Malabar, and Holopaw fine sands. This information was derived from the Soil
Survey of Collier County, Florida, 1998.
F. The property is located in the Airport Road South Canal Basin of the Collier County
Drainage Atlas.
1.5 DENSITY
A. Acreage of the Manchester Square RPUD is approximately 36.9± acres and the
number of dwelling units authorized to be built pursuant to this RPUD is a
maximum of 148. The gross project density, therefore, will be a maximum of 4
units per acre.
MA1\C1!ESTER SQl\RF rlî) 12-1":-(1~ C!can 12Ldoc 1-2
SECTION II
PROJECT DEVELOPMENT
2.1 PURPOSE
The purpose of this Section is to generally describe the plan of development for the
Manchester Square RPUD, and to identifY relationships to applicable County ordinances,
policies, and procedures.
')' GENERAL DESCRIPTION OF PROJECT PLAN AND PROPOSED LAND USES
A. The Manchester Square RPUD will be developed as a residential community, which
may feature a mix of residential dwelling types, and accessory recreational
amenities.
B. The Conceptual Master Plan is illustrated graphically as Exhibit "A". A Land Use
Summary indicating approximate land use acreage is shown on the plan. The
Master Plan is conceptual, and the location, size, and contìguration of individual
tracts and water management facilities shall be deternlined at the time of Final Site
Development Plan and/or Preliminary Subdivision Plat approval with minor
adjustments at the time of Final Plat approval, in accordance with Chapters 1,4 and
10 of the LDC.
TYPE
ACREAGE
\csidential
RI
R2
Single Family
Multi-family
11.8±
4.2±
),ccreation Area
~O\V
~ikcs
1.±
5.4±
3.7±
8.2±
2.6±
: PL Easement / Recreation
: u ft~rs , Other Open Space
TOTAL ACRES
36.9
C. Access to the property shall be from Livingston Road with potential access from
Osceola Trail.
D. The project shall be served with centrally provided potable water, sanitary sewer,
electrical power and telephone. Additional services shall be provided as deemed
appropriate.
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2.3 COMPLIANCE WITH COUNTY ORDINANCES
A. Regulations for development of the Manchester Square RPUD shall be in
accordance with the contents of this RPUD Ordinance and applicable sections of the
LDC (to the extent they are not inconsistent with this RPUD Ordinance), and the
Growth Management Plan. Where this RPUD Ordinance does not provide
developmental standards, then the provisions of the specific section of the LDC that
are otherwise applicable shall apply. Where specific standards are specified in this
PUD, these standards shall prevail over those in the LDC.
B. Development permitted by the approval of this PUD will be subject to the Adequate
Public Facilities Ordinance, Chapter 6 of the LDC.
C. Unless a deviation is approved as part of this RPUD or by subsequent request, the
provisions of other sections of the Land Development Code remain in effect with
respect to the development of the land which comprises this RPUD.
D. All conditions imposed herein or as represented on the Manchester Square
Conceptual Master Plan are part of the regulations which govern the manner in
which the land may be developed.
E. The subdivision requirements of the LDC, shall apply to the Manchester Square
PUD, except where a deviation is approved as part of this RPUD, or otherwise
granted pursuant to the Land Development Code.
F. Recognizing that the plans for development of tracts have not been designated with
a specific dwelling unit type, the type of dwelling unit which characterizes the initial
development of any platted tract shall be carried out throughout the development of
that entire tract. However, tracts platted for the purpose of establishing prototypical
model homes shall be not be required to develop with a singular dwelling unit type.
2.4 ROADWAYS
A. Standards for roads shall be in compliance with the applicable provisions of the
LDC regulating subdivisions, unless otherwise modified, waived or excepted by this
RPUD, or approved during subdivision plat approval. The developer reserves the
right to request substitutions to Code design standards in accordance with Chapters
I, 4 and 10 of the LDC. In compliance with the LDC the developer retains the right
to establish gates, guardhouses, and other access controls as may be deemed
appropriate by the developer on all privately owned and maintained Project
roadways and roadways built and/or maintained by the Manchester Square RPUD.
2.5 DEVIATIONS FROM LDC
\1:\NClIESTER SQL\Rr: rCD i :-1-\-11' ,i-:un t:)Joc 2-2
A. Roadways within the Manchester Square RPUD shall be designed and constructed
in accordance with the Construction Standards Manual and Chapters I, 4 and 10 of
the LDC with the following substitutions:
Streets and access improvements
Street Right-of-Way Width
Street right-of-way width: The minimum right-of-way width to be utilized for local
streets and cul-de-sacs shall be fifty (40) feet.
B. Sidewalks
Sidewalks shall be permitted in accordance with the sidewalk plan prepared for
Manchester Square and attached to the PUD as Exhibit E.
C. Accessory Recreational Facilities Parking Requirements
Recreational facilities shall be pernlitted to provide parking at 75% of the normal
LDC requirements.
,,:ì USE OF RIGHTS-OF-WAY
The Developer may be allowed to place landscaping, signage, lighting, water management
facilities, berms, decorative walls and fences, utilities, parking or decorative entry features
within a private right-of-way within the project, subject to permitting agency approval.
CHANGES AND AMENDMENTS TO PUD DOCUMENT OR PUD MASTER
PLAN
Changes and amendments may be made to this RPUD Ordinance or the RPUD Master Plan
as provided in Chapter 10 of the LDC. Minor changes and refinements as described herein
may be made by the Developer in connection with any type of development or permit
application required by the LDC.
7. . ~
COMMON AREA MAINTENANCE
Common area maintenance will be provided by the Developer or by a property owners'
association. For those areas not maintained by the Developer, the Developer will create
property owners' association or associations, whose functions shall include provisions for
the perpetual maintenance of common facilities and open spaces. The Developer or the
property owners' association, as applicable, shall be responsible for the operation,
maintenance, and management of the surface water and storm water management systems
··.:·~F PLD 12-j-l.-(1S Ckan (2),d~~L.:
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and preserves serving the Manchester Square RPUD, in accordance with the provisions of
Chapter of the LDC together with any applicable permits :&om the South Florida Water
Management District.
2.9 LANDSCAPE BUFFERS, BERMS, FENCES AND WALLS
Landscape buffers, berms, fences and walls are generally permitted throughout the
Manchester Square RPUD. The following standards shall apply:
A. Landscape berms shall have the following maximum side slopes:
1.
2.
Grassed berms 4:1
Ground covered berms
Perimeter
Internal to project
3:1
3:1
3. Bulkheads
B. Fence or wall maximum height: Six feet (6').
C. Landscape buffers, berms, fences and walls may be constructed along the perimeter
of the Manchester Square RPUD boundary prior to preliminary subdivision plat and
site development plan submittal, when the landscape and irrigation plans are
submitted and approved prior to plat construction.
D. Pedestrian sidewalks and/or bike paths, water management systems, drainage
structures, and utilities may be constructed in landscape buffers, per LDC Chapter 4.
E. Landscape berms located within the Manchester Square RPUD boundary and
contiguous to a property line and/or right-of-way line may be constructed such that
the toe of slope is located 5' off the property line and/or right-of-way line as
specified in Section 4.06.2.D.4 of the LDC.
2.10 FILL STOR~GE
Fill storage is generally permitted as a principal use throughout the Manchester Square PUD
during construction. The following standards shall apply:
A. Stockpile maximum side slope 2: 1, if protected by a six foot (6') high fence,
othem"ise a 4: I side slope shall be required.
B. Stockpile maximum height: Thirty feet (30')
MANCHESTER SQL'\RE PLD 12-1-+-\" C Can (2).doc 2-4
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C. Fill storage areas in excess of six feet (6') in height shall be located no closer than
one hundred feet (100') from any existing residential unit or residential unit under
construction.
D. Soil erosion control shall be provided in accordance with LDC.
2. 11 DESIGN GUIDELINES AND STANDARDS
A. The Manchester Square RPUD is a planned community and will be developed under
unified control. The Developer will establish design guidelines and standards to
ensure a high and consistent level of quality residential units and related community
features and facilities, which include features and facilities such as landscaping,
hardscapes, waterscapes, signage, lighting, pedestrian systems, bicycle paths,
pavement treatments, roadway medians, fences, walls, buffers, berms and other
similar facilities.
!.12 GENERAL PERMITTED USES
Certain uses shall be considered general permitted uses throughout the Manchester Square
RPUD. General permitted uses are those uses which generally serve the Developer and
residents of Manchester Square RPUD and are typically part of the common infrastructure
or are considered community facilities.
A.. General Permitted Uses:
I. Essential services as set forth under LDC, Chapter 2.
2. Water management facilities and related structures.
3. Temporary sewage treatment facilities.
4. Lakes including lakes with bulkheads or other architectural or structural
bank treatments. Fishing piers, community boat docks and similar structures
are permitted within lake areas.
B. Development Standards:
Unless otherwise set forth in this document, the following development standards
shall apply to structures:
1. Setback from back of curb or edge of pavement of any road - twelve feet
(12') except for guard houses, gatehouses, fences/walls, and access control
structures which shall have no required setback.
OPEN SPACE REQUIREMENTS
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A minimum of 30 percent of the overall gross project area shall be devoted to usable open
space.
2.14 NATIVE VEGETATION REQUIREMENTS
No native vegetation exists on-site; therefore, no native preserve areas are required within
the Manchester Square PUD.
2.15 SUBSTITUTIONS TO SUBDIVISION DESIGN STANDARDS
The Developer reserves the right to request substitutions to subdivision improvement and
utility design standards in accordance with the Construction Standards Manual.
2.16 MODEL HOMES / SALES CENTERS / SALES OFFICES / CONSTRUCTION
OFFICES
A. Models, sales/rental centers and other uses and structures related to the promotion
and sale, resale, and/or rental of real estate such as, but not limited to, pavilions,
viewing platforms, gazebos, tents, parking areas, and signs, shall be permitted uses
throughout the RPUD subject to the requirements of Chapter 4.05.00, 4.06.00,
5.06.00 and 5.04.04 of the LDC for temporary use permits.
B. Temporary use permits for sales centers, and model homes may be approved
subsequent to zoning approval. Temporary use permit applications, and, where
required, associated SDP or site improvement plan (SIP) application(s) for
residential models, shall be submitted, and approved pursuant to Chapter 4.05.00,
4.06.00, 5.06.00 and 5.04.04 of the LDC, with applications for subdivision plat.
The location of the model units within a future platted lot shall be depicted on the
SDP or SIP as the case may be. All model units shall be located on lots that will be
platted through subsequent development order approvals, and shall comply with all
development standards applicable to said lots.
C. Temporary uses for sales centers may be serviced by temporary well and septic
systems.
D. A portion, of the clubhouse facilities may be used as a temporary sales facility to be
utilized to market residential products, including the re-sale of residences within the
boundaries of the RPUD. The use of a portion of the clubhouse as a temporary sales
facility must cease when the project is released to the control of the homeowners'
association. .
2.17 SIDEW ALKS/BIKEP A THS, BIKE LANES
MANCHESTER SQUARE PUD 12-1..1-1\5 Clcanl2),doc 2-6
A. Sidewalks: A specific sidewalk plan has been prepared for the project and is
attached as Exhibit E of this PUD.
B. Pursuant to Chapter 6.06.02 of the LDC, sidewalks/bike paths shall be permitted
as foIlows:
I. An internal pedestrian walkway system is permitted within drainage
easements. Where such a pedestrian system is provided, no sidewalk shall
be required adjacent to the right-of-way serving the adjacent residential
tract.
2. Sidewalks may be located outside platted right-of-way, when located
within a separate sidewalk easement.
3. Sidewalks may be located within landscape buffers and/or easements;
however, the landscape buffer shall be increased in width by an amount
equal to the encroachment, at the point of encroachment, as specified in
Section 4.06.02.DA of the LDC.
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SECTION III
RESIDENTIAL
"R"
3.1 PURPOSE
The purpose of this Section is to identify permitted uses and development standards for
areas within the Manchester Square RPUD designated on the Master Plan as "R",
Residential.
3.2 MAXIMUM DWELLING UNITS
A maximum of 148 dwelling units may be constructed on lands designated "R",
Residential on the RPUD Master Plan.
3.3 GENERAL DESCRIPTION
Areas designated as "R," on the Master Plan are designed to accommodate a mix of
residential dwelling types and general permitted uses as described by Section 2.14, of this
PUD, recreational facilities, essential services, and customary accessory uses.
The approximate acreage of the area designated for residential development is indicated on
the RPUD Master Plan. This acreage is based on conceptual designs and is approximate.
Actual acreage of all development tracts will be provided at the time of Site Development
Plan or Preliminary Subdivision Plat approvals. Residential tracts are designed to
accommodate internal roadways, open spaces, and other similar uses found in residential
areas.
3.4 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 - "Rl" Areas:
I. Single family dwellings.
2. Two-family dwellings.
B. Principal Uses - "R2" Areas:
I. Single family dwellings, townhomes.
2. Two-family dwellings.
\1A'\CIIESTER SQUARE Plll) I ~-1-+-1)5 l]~an 121.dl1C 3-1
3. Multi family dwellings.
C. Accessory Uses and Structures:
1. Model homes and model home centers including offices for project
administration, construction, sales and marketing.
2.
Recreational facilities
pedestrianlbikeways.
such
as
parks,
playgrounds,
and
3. Accessory uses and structures customarily associated with the principal uses
permitted in this District, including but not limited to swimming pools, spas
and screen enclosures, recreational facilities designed to serve the
development, and essential services.
4. Guardhouses, gatehouses, and access control structures.
5. Community and neighborhood parks, boat docks and other recreational
facilities.
6. Temporary construction, sales, and administrative offices for the Developer
and Developer's authorized contractors and consultants, including necessary
access ways, parking areas and related uses.
~ DEVELOPMENT STANDARDS
A. Table I sets forth the development standards for the land uses within the
Manchester Square RPUD Residential Development Area.
B. Site development standards for single family, two-family, duplex, single-family
attached and town home uses apply to individual residential lot boundaries. Multi-
family standards apply to parcel boundaries.
C. Standards for parking, landscaping (excluding landscape buffer width), signs and
other land uses, where such standards are not specified herein, are to be in
accordance with the LDC in effect at the time of site development plan approval.
Unless otherwise indicated, required yard, height, and floor area standards apply to
principal structures.
D. Development standards for uses not specifically set forth in this Section shall be in
accordance with those standards of the zoning district which permits development
that is most similar to the proposed use.
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E. During the platting process, the developer shall identify the specific housing type
intended for each platted tract.
MANCil ESTER SQl'.\RE PUD '2- 1-+-0:' Clean (2),Joc 3-3
TABLE I
MANCHESTER SQUARE
DEVELOPMENT STANDARDS FOR
"R" RESIDENTIAL AREAS
PERJ'\llITTED USES AND Single Two Family Townhome Multi-Family
STANDARDS Family
Detached
\Iinimum Lot Area 5,000 SF 3,500*2 1,408 SF 9,000 SF
i .\1inimum Lot Width *3 50' 35' 16' 90'
i \;1 inimum Lot Depth 100' 100' 88' 100'
\!inimum Yard
Principal Uses: *6 and *7
Front 20' 20' 20' 20'
Side 6' 0' and 6' 0' and 6' *4 10'
Rear 15' 15' 15' 15'
Waterbodv * 1 20' 20' 20' 20'
\ccessory Uses: *6 and *7
Front 20' 20' 20' 20'
Side 6' 0'and6' 0' and 6' *4 10'
Rear 10' 10' 10' 10'
Waterbody * I 20' 20' 20' 20'
\jJximum Building Height 45 feet not to 45 feet not to
! /oned height) exceed 3 exceed 3
35 feet 35 feet stories stories
'\ i inimum Distance Between
i )ctached Principal Structures
\ccessory Structures *5 12' 12' 12' 20'/10'
-1oor Area Min. (S.F.) 1000 SF 1000 SF 1000 SF 750 SF
~
,~"nc~, arc in feet unless otherwise noted,
'''lncipal and accessory structures on wateriTont lots may be permitted to be constructed up to, but not encroaching into a drainage easement,
'!11nimum setback rrom lake control elevation of ~O',
x:, haifofa duplex unit requires a lot area allocation 00.500 square tèet lor a total minimum lot area 01'7.000 square tèet.
: I:l1l11um lot width may be reduced by 20% for cul-de-sac lots provided the minimum lot area requirement is maintained,
c:'.\ I~)()t ¡O') minimum side setback on one side of building as long as a minimum I ~ toot separation between principal structures is maintained.
;: ¡ding distance may be reduced at garages to a minimum of 10 feet if detached or 0 feet where attached garagcs are provided. Multi-family
'Iii huildings shall be separated a minimum of~O' and garages a minimum of I 0',
'ding garagcs must be setback a minimum of 13' from edge of any provided sidewalk, Minimum ~O' front yard may be reduced to 15'
': ~ residence is served by a side-loaded or rear entry garage,
::c11'31 and accessory uses shall not be permitted to encroach into any landscape buffer,
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SECTION IV
RECREATION
4.1 PURPOSE
The purpose of this section is to identify permitted uses and development standards for
areas within the Manchester Square RPUD designated on the Master Plan as "Recreation".
4.2 GENERAL DESCRIPTION
The approximate acreage of the Recreation areas are indicated on the Master Plan. This
acreage is based on conceptual designs and is approximate. Actual acreage of all
development tracts will be provided at the time of Site Development Plan or Preliminary
Subdivision Plat approvals in accordance with Chapter 4, and Chapter 10 respectively, of
the LDC. The Recreation Area is designed as an area which will accommodate a variety of
active recreational and personal services for the Manchester Square RPUD residents and
guests.
4.3 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. Indoor or outdoor recreational facilities and structures such as pools, fitness
facilities, clubhouses, community buildings, playgrounds, playflelds, walking trails
and tennis courts.
B. Permitted Accessory Uses and Structures.
I. Accessory uses and structures customarily associated with principal uses
permitted in this District.
C. Florida Power and Light Easement Area.
I. Permitted uses shall include;
a. Open space, recreational uses, pathways, landscaping and water
management
b. Project signage
2. Prior to local development order approval, the developer shall obtain
approval from FP&L for any improvements located within the FP&L
easement area.
MANCHESTER SQUARE PUD 12-1'¡-(ì~ Clean (2),doc 4-1
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~A DEVELOPMENT STANDARDS
A. Minimum Yard Requirements:
1. Front Yard: Fifteen feet (15')
2. Side Yard: Ten feet (10').
3. Rear Yard: Fifteen feet (15').
4. In no instance shall there be an encroachment into a required landscape
buffer area.
B. Exterior lighting shall be arranged in a manner which will protect roadways and
residential properties fÌ'om direct glare or unreasonable interference.
C. Maximum height of structures - Thirty-five (35) feet; except clock towers or similar
architectural features, which shall be permitted up to forty (40) feet.
D. Minimum distance between structures - Ten feet (10') or greater if required by local
fire codes at time of development.
E. Parking for uses and structures constructed in the Recreation Area: Parking shall be
provided at 75% of the normal LDC requirement for accessory recreational facilities
in accordance with the deviation noted in Section 2.5 of the Manchester Square
RPUD.
F. The developer must provide a CPSC and ASTM certified commercial grade
playground designed for 2-12 year old children for use of residents and guests.
The playground must be provided within the common area. The playground area
must be operational before the issuance of any certificates of occupancy for any
residential units. Developer must provide documentation to the PUD file that the
playground meets these requirements.
"'1 >\.)( \RF PtD 12-1'+-il' Clean 121.Jnc 4-2
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SECTION V
GENERAL DEVELOPMENT COMMITMENTS
5.1 PURPOSE
The purpose of this Section IS to set forth the development commitments for the
Manchester Square RPUD.
5.2 PUD MASTER DEVELOPMENT PLAN
A. All facilities shall be constructed in accordance with the fmal site development
plans, final subdivision plans and all applicable State and local laws, codes and
regulations except where specifically noted.
B. The RPUD Conceptual Master Plan (Exhibit A) is an illustration of the conceptual
development plan. Tracts and boundaries shown on the plan are conceptual and
shall not be considered final. Actual tract boundaries shall be determined at the
time of preliminary/final subdivision plat or site development plan approval.
C. All necessary easements, dedications, or other instruments shall be granted to
insure the continued operation and maintenance of all utilities.
5.3 ENGINEERING
Except as noted herein, all Project development will occur consistent with the LDC.
5.4 UTILITIES
A. Water distribution, sewage collection and transmISSIon systems shall be
constructed throughout the Project by the Developer. Potable water and sanitary
sewer facilities constructed within platted rights-of-way or within dedicated
County utility easements shall be conveyed to Collier County, pursuant to the
Collier County Land Development Code, as amended, except as may be provided
in this RPUD Document.
B. Upon completion of the utility facilities, they shall be tested to ensure they meet
Collier County's utility construction requirements in effect at the time
construction plans are approved.
C. All customers connecting to the potable water and sanitary sewer system shall be
customers of the County and subject to Ordinance 2004-31.
MANCHESTER SQL,\RE PUD 1 :-1-1-05 Ckan (2),doc 5-1
5.5 WA TER MANAGEMENT
A. In accordance with the Rules of the South Florida Water Management District,
this Project shall be designed for a storm event of a 3-day duration and 25-year
return frequency.
B. An Excavation Permit will be required for the proposed lakes in accordance with
Chapter 3 of the LDC. All lake dimensions will be approved at the time of
excavation permit approval.
C. The Manchester Square RPUD conceptual surface water management system is
described in the Surface Water Management and Utilities Report which has been
included in the RPUD Rezone application materials.
5.6 ENVIRONMENTAL
A. An exotic vegetation removal, monitoring and maintenance plan for the site shall
be submitted to Environmental Services Department Staff for review and approval
prior to final site plan/construction plan approval. A schedule for exotic
vegetation removal shall be submitted with the above-mentioned plan.
B. All approved Agency (SFWMD, ACOE, FFWCC) permits, if applicable shall be
submitted prior to final Site Plan/Construction Plan approval.
C. This PUD shall be consistent with the Environmental Section of the GMP
Conservation and Coastal Management Element and the LDC at the time of final
development order approval.
D. This PUD shall comply with the guidelines of the USFWS and FFWCC for
impacts to protected species. A Habitat Management Plan for those species shall
be submitted to environmental review staff for review and approval prior to
Site/Plan approval.
3. -: TRANSPORTATION
The development of this PUD Master Plan shall be subject to and governed by the
following conditions:
A. All traffic control devices, signs, pavement markings and design criteria shall be
in accordance with Florida Department of Transportation (FDOT) Manual of
Uniform Minimum Standards (MUMS), current edition, FDOT Design Standards,
current edition, and the Manual On Uniform Traffic Control Devices (MUTCD),
current edition. All other improvements shall be consistent with and as required
by the Collier county Land Development code (LDC).
:1 R S(Jl'\RE Pl'[) 12-1-+-(1) Ckan (2)d')ê 5-2
B. Arterial level street lighting shall be provided at all access points. Access lighting
must be in place prior to the issuance of the first Certificate of Occupancy (CO).
C. Access points, including both driveways and proposed streets, shown on the PUD
Master Plan are considered to be conceptual. Nothing depicted on any such
Master Plan shall vest any right of access at any specific point along any property
frontage. All such access issues shall be approved or denied during the review of
required subsequent site plan or final plat submissions. All such access shall be
consistent with the Collier County Access Management Policy (Res. 01-247), as it
may be amended from time to time, and with the Collier County Long-range
Transportation Plan. The number of access points constructed may be less than the
number depicted on the Master Plan; however, no additional access points shall be
considered unless a PUD Amendment is approved.
D. Site-related improvements (as apposed to system-related improvements) necessary
for safe ingress and egress to this project, as determined by Collier County, shall
not be eligible for impact fee credits. All required improvements shall be in place
and available to the public prior to the issuance of the first CO.
E. Road impact fees shall be paid in accordance with Collier County Ordinance 01-
13, as amended, and the LDC, as it may be amended.
F. All work within Collier County rights-of-way or public easements shall require a
Right-of-way Permit.
G. All proposed median opening locations shall be in accordance with the Collier
County Access Management Policy (Resolution 01-247), as it may be amended,
and the LDC, as it may be amended. Collier County reserves the right to modify
or close any median opening existing at the time of approval of this PUD which is
found to be adverse to the health, safety and welfare of the public. Any such
modifications shall be based on, but are not limited to, safety, operational
circulation, and roadway capacity.
H. Nothing in any development order shall vest a right of access in excess of a right
in/right out condition at any access point. Neither will the existence of a point of
ingress, a point of egress or a median opening, nor the lack thereof, shall be the
basis for any future cause of action for damages against the County by the
developer, its successor in title, or assignee.
I. All internal roads, driveways, alleys, pathways, sidewalks ånd interconnections to
adjacent developments shall be operated and maintained by an entity created by
the developer and Collier Country shall have no responsibility for maintenance of
any such facilities.
MANCHESTER SQUARE PUD 1:-14-05 Cbn (2),doc 5-3
J. If any required turn lane improvement requires the use of existing County right-
of-way or easement, compensating right-of-way, shall be provided without cost to
Collier County as a consequence of such improvement.
K. If, in the sole opinion of Collier County, a traffic signal, or other traffic control
device, sign or pavement marking improvement within a public right-of-way or
easement is determined to be necessary, the cost of such improvement shall be
borne by the developer and shall be paid to Collier County before the issuance of
the first CO.
L. Access points to Osceola Trail Boulevard are not to be used unless authorized by
the Collier County School District.
M. The conceptual master plan identifies a potential interconnection with the property
to the north. The interconnection shall occur if this northern project entrance is
constructed, and agreement is reached with the adjoining property owner, in
which the property owner agrees to pay 50% of the construction costs of that
portion of the access drive from Livingston Road to the interconnection, and a
proportionate share of the on-going maintenance costs. The maintenance costs
shall be based on the number of dwelling units and/or square footage, if property
is developed with non-residential uses for each project. The left turn directional
acceS5 from Livingston Road depicted on the RPUD master plan may be
eliminated in the event the County determines that the access creates an
operational hazard.
N. The developer shall disclose in all sales contracts that the left directional access to
the project from Livingston Road, may be modified or eliminated by Collier
County.
~_:; ¿-\ffordable Housing
Collier County and the Developer of the Manchester Square RPUD have cooperated to
address affordable housing impacts associated with the Manchester Square RPUD. The
following financial contribution shall be paid by the developer, or its successors and
assigns, to the Collier County Affordable housing Trust Fund.
A. One thousand dollars ($1,000.00) per residential dwelling unit constructed within
the project shall be paid to Collier County within seven (7) days of the closing on
each residential dwelling unit.
The payment of the sums set forth in this Section shall reflect a credit to the project's
obligations to pay fees that may be adopted in the future by the County relating to the
provision of affordable or workforce housing.
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MANCHESTER SQUARE
EXHIBIT B
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LEGAL DESCRIPTION
(MANCHESTER SQUARE P.UD.)
A PARCEL OF LANO SITUATED IN SECTION 12, TOWNSHIP 49 SOUTH. RANGE 25 EAST, COLLIER COUNTY,
FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SECTION 12, TOWNSHIP 49 SOUTH, RANGE 25 EAST,
COLLIER COUNTY, FLORlOA:
THENCE ALONG THE NORTH UNE OF SECTION 12, N 89·33'49" W FOR 275.07 FEET TO THE WEST RIGHT-OF-
WAY LINE OF LIVINGSTON ROAD. AS RECORDED IN OFFICIAL RECORDS BOOK 3179, PAGE 43, AND 3179,
PAGE 35 OF THE PUBLIC RECORDS OF COLlIER COUNTY, FLORIDA, ALSO BEING THE POINT OF
BEGINNING OF THE PARCEL HEREIN DESCRIBED;
THENCE lEAVING THE SAID NORTH LINE AND PROCEEDING ALONG THE SAID WEST RIGHT-OF-WAY LINE THE
FOLLOWING THREE (3) DESCRIBED COURSES:
1) THENCE S 00"50'38" E FOR 1033.33 FEET;
2) THENCE S 10·27'01" W FOR 51.06 FEET;
3) THENCE S 00"50'38" E FOR 542.82 FEET:
THENCE LEAVING THE SAID WEST RIGHT-OF-WAY, N 89·33'47" W FOR 304.41 FEET TO A POINT OF
CURVATURE;
THENCE 223.84 FEET ALONG THE ARC OF A TANGENTIAL CIRCULAR CURVE TO THE RIGHT. HAVING A RADIUS
OF 285.00 FEET, THROUGH A CENTRAL ANGLE OF 45·00'00· AND BEING SUBTENDED BY A CHORD WHICH
BEARS N 67"03'47" WEST FOR 218.13 FEET, TO A POINT OF TANGENCY;
THENCE N 44°33'47" W FOR 156.37 FEET TO A POI NT OF CURVATURE;
THENCE 302.38 FEET ALONG THE ARC OF A TANGENTIAL CIRCULAR CURVE TO THE LEFT, HAVING A RADIUS
OF 385.00 FEET, THROUGH A CENTRAL ANGLE OF 45°00'00" AND BEING SUBTENOED BY A CHORD WHrCH
BEARS N 67·03'47" WEST FOR 294.67 FEET, TO A POINT OF TANGENCY LYING ON THE SOUTH LINE OF THE
NORTH 1/2 OF THE NORTHEAST 1/4 OF SAID SECTION 12;
THENCE ALONG THE SAID SOUTH LINE, N 89'33'47" W FOR 201.94 FEET TO THE SOUTHWEST CORNER OF THE
NORTHEAST 114 OF THE NORTHEAST 1/4 OF SAID SECTION 12;
THENCE ALONG THE WEST LINE OF THE EAST 1/2 OF THE NORTHEAST 1/4 OF SAID SECTION 12, N 00013'29"W
FOR 1319.31 FEET, TO A POINT ON THE SAID NORTH LINE;
THENCE ALONG THE SAID NORTH LINE, S 89'33'49" E FOR 1079,56 FEET TO THE POINT OF BEGINNING OF
THE PARCEL DESCRIBED HEREIN.
CONTAINING 1,608,054 SQUARE FEET OR 36.9 ACRES +1-.
SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD:
A STATE PLANE COORDINATE SYSTEM, EAST ZONE, 1983 NORTH
ATURE AND THE ORIGINAl RAISED SEAL OF A FLORIDA LICENSED SURVEYOR
PUDZ-2005-AR-7299
MANCHESTER SQUARE
EXHIBIT C
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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 and correct
copy of:
ORDINANCE 2005-71
Which was adopted by the Board of County Commissioners
on the 13th day of December, 2005, during Regular Session.
WITNESS my hand and the official seal of the Board of
County Commissioners of Collier County, Florida, this 19th
day of December, 2005.
, .'
DWIGHT E. BROCK" " ~¡;I'
..', - (
Clerk of Courts and Clerk,
Ex-officio t'ò Boà:fd'_,of
... I ,', ,;. ., N
County CommissJ.òners,.... ~~'J ','
~ '01'" \,' :,', -^,', ; /., --
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By: Heidi R."; ~tó'(?,khn.,l~;',"'-;
~,n '( ;J '+
Deputy Clerk