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Ordinance 92-023 ORDINANCE 92-_23 . AR ORDINANCE AMENDING ORDINA}fCF. NUMBER · ;.~ 91-102 THE COLLIER COUNTY LA};D ~ DEVELOPMENT CODE WHICH INCLUDES THE ~ ~COMPREHZNSIVE ZONING REGULJ%TIONS FOR THE %k~% ~\~N¢ORPO~TED,~_ ~ O~ COLLIde COUNTY, k';ATLAS MAP NUMBERED 9523N BY C~kNGING THE ~\m ~ ~L/ZONING CLASSIFICATION OF THE HEREIN ~,' DESCRIBED REAL PROPERTY FROM "PUD" TO .. "PUD" PLANNED UNIT DEVELOPMENT KNOWN AS ~9'/'~'' WILSON PROFESSIONAL CENTER, FOR PROPERTY LOCATED ON THE SOUTHWEST COPd{F.R OF -' AIRPORT-PULLING ROAD ~ND BAILEY I.SNE, IN SECTI©N 23, TO~q{.tHIP 49 SO%3'£H, RkNGE 25 EAST, COLLIER COUNTY, i:LORIDA, CONTAINING 7.8 ACRES, MORE OR LESS; PROVIDING FOR THE REPEAL OF ORDINANCE NUMBER 87-92, THE FORMER BAILEY EXECUTIVE PARK PUD; AND BY PROVIDING AN EFFECTIVE DATE. WH~{EAS, Alan D. Reynolds of Wilson, Miller, Barton & Peek, Inc., representing Raymond W. Miller, Chairman of Wilson, Miller, Barton & Peek, Inc., petitioned the Board of County Commissioners to change the zoning classification of the herein described real property; NOW THEREFORE BE IT ORDAINED BY THE BOARD OF COUNTY COMmiSSIONERS OF COLLIER COUNTY, FLORIDA; Tho Zoning Classification of the herein described real property located in Section 23, Township 49 South, Range 25 East, Collier County, Florida, is changed from "PUD" to "PUD" Planned Unit Development in accordance with the PUD Document, attached hereto as Exhibit "A" which is incorporated herein and by reference made part hereof. The Official Zoning Atlas Map Num/)ered 9523N, as described in Ordinance Number 91-102, the Collier County Land Development Code, is hereby amended accordingly. Ordinance Number 87-92, known as th~ Bailey Executive Park PUD, adopted on November 17, 1987, ~y the Board of County Commissioners of Collier County is hereby repealed in its entirety. This Ordinance :~hall become effective upon receipt of notice from th&~Secrotary' of~ State that this Ordinance has been filed~W~h~ th~'~e~tary~ of State. $OM?" '~F ............ PASSE~;~D'.. D~Y ADOPTED by the Boated, of County ~ls ordlnanc, flied wlt~ the P~-87-14 (1) O~IN~CE $ccleta~ ol State's a~ ockn t ~ that ~' WIL~ON PROFESSIONAL C]':NTER '-! ]% PXJdTNED U~IT D~ELO~{ENT ~=_..~=Acr?s .Located .in ..Sectign 23, To,ship 49 SoutH~ .R~hge 25 East, Collier County, Flo~:ida . ..R~;ISED: APRIL 28, 1992 PREPPED BY: WILSON, MI~ER, B~TON, & PEEK, INC. 3200 BAILEY ~E AT AIRPORT ROAD NAPLES, FLORIDA 33942 :,, DATE REVIEWED BY CCPC 4/2/92 · DATE APPROVED BY BCC 4/28/92 ORDINANC~ NUMBER 92-2~ AMENDMENTS AN]) REPEAL EXHIBIT "A" · , TABLE _OF CONTENT~ PAGE SECTION I STATEMENT OF COMPLIANCE -1- SECTION II PROPERTY OWNERSHIP AND LEGAL -2- DESCRIPTION SECTION III STATEMENT OF INTENT AND PROJECT -3- DESCRIPTION SECTION IV PERNITTED USES AND DEVEI~DPMENT -4- ·STA}~DARDS SECTION V GENERAL DEVELOPMENT COMMITMENTS -5- SECTION VI EXHIBITS AND ATTACHMENTS SECTION I STATEMENT OF COMPLII%NCE The purposo of this section is to express the intent of Wilson, Miller, Barton & Peek, I~c., 3200 Bailey Lane at Airport Road, Naples, Florida 33942, horeinafter referred to as applicant or sponsor, to develop property located in part of Section 23, TDwnship 49 South, Range 25 ]last, Collier County, Florida. The name of this proposed development shall henceforth be known as Wilson Prof~ssional Center. The development of this Planned Unit Development will be in compliance with the planning gcal~ and objectives of Collier County set forth in the Growth Management..Plan. The development will be ..... consistent-wi%h the growth policies and land development regulations of the Future Land U=;e Element of the Growth Management Plan and other applicable documents for the following reasons: 1. The subject property ~s within the Urban Reside'ntial Land Use Design. ation as identified on the Future Land Use Map as required in Policy 5.3 of the Future Land Use Element. 2. The subject property's location in relation to existing or proposed con.unity facilities and services permits the development's proposed uses as required in Objective 2 of the Future Land Use Element. 3. The project development is 'compatible and complementary to existing and future surrounding land uses as required in Policy 5.4 of the Future Land Use Element. 4. Improvements are planned to be in compliance with applicable land development regulations as set forth in Objective 3 of the Future Land Use Element. 192 ~ 5. The project development will r~,sult in an efficien". and economical extension · of (:ommunity facilitie,~ and services as required in P(~licies~ 3.1.h. and 1, of the Future Land Use Element. 6. %'he project development is pl~Lnned to incorpor,te natural systems for water man~gemen~ as far a~- is practical in.. accordance ~ith ~heir nztura[ '" functions and capabilities as may be required by '~' Objective 1.5 of the Drainag,~ Sub-]~-lement of the re~ :'Public Facilities Element. i. 7~. This PUD has be~tdeemed "improved" as defined in ..... the Collier County Zoning Re.svalua~ion Ordinance .., (9.0-23). Therefore, pursuant to Policy 5.1 of the Fu~re' iLand Use Element of the Collier County ~.'. .:.:..~ Growt.h . Management Plan (GMP) , this PUD is ", ' consistent with .the GMP. 1-2 BECTION II PROPERTY OWI~ERSHIP A/~D LEGAL DEI3CRIPTION 2.1 PRO~[ER~HIP The subject 'property is currently owned by Wilson, ~.. Miller, Barton & P-ek, Inc., 3200 Bailey Lane at Airport ~,~- Road,-'.Naple~,' Florida ~3942. i 2.2 LEGAL DESCRIPTION The subject property is described as follows: i._ '' '' Parcel 1: NE 1/4 of SE 1/4 of SE 1/4 of NE 1/4 less east -.... 100.'. right-of-way, less north 30' right-of-way Parce~ 2.:. W . 1/2 of SE 1/4, of SE 1/4 of NE 1/4 less north 30' right-of-way Parcel 3: SE 1/4 of SE 1/4, of SE 1/4 of NE 1/4, less east 100' right-of-way All located in Section 23, Township 49 South, Range 25 East, Collier County, Florida. · Also see Map of Boundary Survey W~BS&P File No. 4G-662. 2-1 1[;4 SECTION III S~A~EMEFk O~:~NTENT ~ PROJECT DESCRIPTION It is the sponsor's intention to create a proCessiona] officQ park with associated support facilities. a. Regulation for development of Wilson Professional ~Center PUD shall be in accordance with the contents of this document, together with sections of the ...... '-'.Collier County Land Developmen't Code and Ordinances in effect at the time of Final SDP application, to the extent applicable ordinances or codes do not conflict with or restrict development rights, development conditions, and deve].opment mitigation contained in this document or the Development Order. Where these regulations fail to provide development standards, the provisions of the most similar district in the County Land Development Code shall apply. b. Unless otherwise noted, her(~in or in th~ Development Order, the definitions of all terms shall be the same as the definitions set forth in the Collier County Land Developm(]nt Code in effect at th. time of future d~velopment order applications. ~ ~%I~D USES The arrangement of land use types is shown on the P.U.D. Master Plan. Minor changes and variations in design and acreages shall be permitted at final design to accommodate topography, vegetation, and other site conditions. The specific location and size of individual tracts and the assignment of building area thereto shall be submitted to the Development Services Director for approval, as described in Section 3.3 of this document. The final size of the open space lands will depend on the actual requirement for water management, roadway pattern, and building unit size and configuration. The usable open space requirement of 30% 3-1 for the project shall be met. Cal¢:ulation of open space i~hal%~go~..include ~mall strip..land, scape islands in the parki~g"{~tm. ' ': ..... 3.4 ]IESERVATION OF JJJk~EGETATION_~D %~REE REMOVAL Clea~inq, grading, earthwork, and site drainago work I~hall be perforr~ed in accordance wi. th applicable Collier County Duvelopment' Code~, and the standards and q~mmit~ents 9~ thl~ document... ~ L ~_,:~ ~'~__-~..___ .~._. =.~_~.~.~ ,.~ ..- .~ · · 3. $ ~F. ASEMENTS FOR UTILITIES Easements. shall be provided for water management areas, utilities' and/other purposes as may be needed. Said easements 'and'improvements shall be in compliance with · applicableS- -sections of the Collier County Land Development Code. ' All ~'ecesSa~y e~sements, ~ed:Lcati. ons, or other instruments shall be granted to insure the continued operation and maintenance of all service utilities in compliance with applicable regula':ions in effect at the time approvals are requested. 3.~ ZXCEPTIO~ TO T~ SUDDIVISION REG~g2LTI~N~ The following requirements of Division 3.2 of the Land Development Code shall be waived subject to review by the County Engineer prior to construction plan preparation and submittal under a :~ubmission pursuant to Section 3.2.7.2 of the Land Develolpment Code. 1. Division 3.2., Section 3.~.8.4.1 'of the Land Development Code: Access. (All access shall be in accordance with Ordinance 82-~1). 2. Division 3.2, Section 3.2.8.3.11 of the Land Development Code: MQnument~ ~ CQDtrol Points: Where such monuments occur within street pavement areas, they shall be installed in a typical water valve cover, as prescribed in the current County standards Installation of all monuments shall be in accordance with State Statutes and as approved by the County Engineer. 3. Division 3.2., Section 3.2.8.4.16.8 of the Land Development Code: Curb Radii (Reduce requirements 3-2 oo, L from forty (40') foot radius to thirty (30') foot radius a~ interior street to local road ·'' intersections. ~5.~SDivisionl .f3~2,~ Section .3.2.8.3.24 of the Land Development Code: Utility ~:asln~s - approved if . all underground utilities are instal]ed p£1or ti) .street construction. ~Z DEWELOPMENT PLkN APPROVAL ~a,:~ ~velopment Plan approval shall follow the procedure as outli~ed in Division 3.3, Site Development Plans, of the Collier County Land Development Code. In the case of cjustered buildings, required property development regulations may be waived or reduced provided a site plan is approved under this section. SECTION IV PEB/~ITTED USES AND DEVELOPMEnt STANDARDS 4 · 1 PURPOS~ ' ' Th~~O~P'~'~f "-~:l~is ' Section is to set forth the permitted uses and standards for development within W~_~I~.o~. Prbfessional Center. 4.2 PERMITTED USES AND STRUCT~BES Nb.:'.".~u¥i~Yng...or: structur.e, or p~rt thereof, shall be erected'; altered, or used, or land or water used, in whole or in part, for other than the following: 1) Permitted Principal Uses and Structures: a) Offices and medical offices with a maximum of 65,000 sq. ft., limited to two buildings, and subject to the following limitations: 1. Emergency medical c~inics are prohibited. 2. Medical office us.~s ar,~ limited to a maximum occupancy of 17,396 sq. ft. 2) Permitted Accessory Uses a~ ~tructures~ a) Accessory uses and s~ructures, customarily' associated with uses permitted in this district. b) Caretaker ' s residences in accordance with applicable County regula'=ions. c) Essential services as defined in the Collier County Land Development Code. 4.3 DEVELOPMENT STAnDArDS 1) Maximum Number of Parcels: One building parcel. 2) Minimum Setback Re~uirements for Principal, Structures ~ a) Internal road easement or front yard - 25 feet. 4-1 b) Side Yard - 15 feet. c) Rear Yard - 25 feet. d) PUD Property Line '- 50 feet in which no parking is permitted. 3) '~x'f~ H~l~ht. of Structures: Thirty-five (35) feet not to exce-d two (2) stories. -4)..- Minimum Floor Area of Pr~L~al~;tructure: ONE,- thousand (1,000) square ~eet per building on ground ': :fl6or. ':' '' ~'-. 5)' Distance. Between Principal S'~ructur~ - Thirty (30) feet. 6) Minimum standards for signs, parking, lighting, and ..landscaping shall be in conformance with applicable ~' - Collier County Regulations in effect at the time permits are sought unless otherwise specified in this document. The project shall have a common -.uniform .signage. plan.. Areas shown on the Master Plan as landscaped shall be landscaped. 7) Prior to development of any building parcel, a development plan shall be approw~d in accordance with the Collier County Land Development Code. 8) Tract Coverage LimitatioDs and ArchitecturaL], Control The maximum horizontal area of each tract that may be covered by the princi~.al building, accessory buildings and future additions to either shall not exceed 25 percent of the total arena, of the tract. The building area does not include parking areas, driveways, loading areas, or sidewalks. All buildings within the Park shall have a common architectural theme and shall be of permanent type construction with a fire retardant roof. Exterior walls of all buildings shall be of exposed concrete aggregate, stucco, glass, terrazzo, brick, or other similar materials. Concrete, concrete block or wood siding, providing they meet applicable fire regulations, are also acceptable materials for exterior walls, but they shall be finished by painting, staining or other processing. Exterior metal clad buildings shall be prohibited. 4-2 A common architectural theme shall be establish(,d for the project and all structures shall be reviewed for conformity by the proJe~ct sponsors. 9) Siuns Ident ~f ication signs identifying the name and business of the persons or flrm~ occupying the premiues.~_and_.the name,, p.urp¢,s.~, an~ description of the · overall project shall be permitted. Advertising signs, billboards~ or other signs except those specifically permitted by the developer are prohibited~:? ~All signs shall conform to Colli¢,r County Regulations. ~i-'~ec~i~A~ -and. telephone service sh~ll be brought underground into the site and to the buildings from the nearest available source. ii' mounted electrical transform(~rs shall be located and screened so as to prevent viewing from any ,I , public street or adjacent property. 11) Parkin~ Off-street parking spaces sufficient to accommodate the parking demands generated by the project shall be provided on the site and/or on the adjacent church property, subject t~ a suitable agreement between the two parties and the Collier County Development Services Director concerning sharing of parking facilities. Parking areas shall be constructed to Collier County Standards. " 12) Maintenance The owner or lessee of any tract in the Wilson Professional Center must at all times keep the premises, buildings, improvements and appurtenances '~'~: in a safe, clean, wholesome condition, and comply in all respects with all government, health and !~:ii ~' policy requirements. Ail landscaping and exterior portions of structures shall be maintained in order to keep an attractive appearance. 4-3 20O ~ECTION V. G~J%L D=¥~LOPMENT COMMIT~ENTI~ Thl~ purpose of this Section is to set forth the general col~mi~ments'for development of the project. ~" a. i~erse~tion improvements at project entrances shall be provided by the developer. ;!:~: b. The' ' ~ developer shall provide a fair share contribution toward the capital cost of a traffic u~,' Signal' at-'the intersection of Airport Road and ~f,' Bailey _Lank'when' deemed warranted by the County !~' Engineer. The signal shall be owned, operated and maintained by Collier County. !~i.' c. The developer shall provide street lighting at the ~' project entrance. The operating and maintenance costs'shall be assumed by Collier County. d. The primary access to the property will be via Bailey Lane and since the increase in traffic from the proposed development will increase turning ~.;, movements, a northbound left turn lane and ~,r. southbound right turn lane may b(~ necessary. An %% existing median opening with a turn lane serves the ~,, above northbound left turn lane requirement. No southbound right turn lan~ e×ists;'accordingly a ~'i, commitment to construct a southbound right turn .~ lane is required prior to the approval of building ~,. permits for the PUD. The southbound right turn lane shall be a Joint project between the County ~ and the development wherein the County shall be responsible to obtain the necessary right-of-way, by condemnation if required, and the developer r ~ responsible for construction of the turn lane, relocation of sidewalk and utilities. Future " developments along Bailey ~ne shall be required to make a fair share contribution toward the right-of- way and construction costs of this turn lane. These contributions shall be used to reimburse the , , County for right-of-way costs and this petitioner for construction costs. 5-1 e. The location of the entrance, drtv,B off Bailey Lane shall be placed a minimum of 200 feet west of Airport,_ Road.. for sufficient westbound vehicle storag~ 'to eliminate delays and conflicts at the .. Airport Road/Bailey Lane intercection. f. An internal road exit onto Airporh Road may b~ ~ilo~ed .subject' to design approval by the rr=r. Engineering ' Department with the condition that the _ ..... ~unty.._retains the right to close-off the curb *~' ....... opening' should traffic accidents and/or unsafe conditions develop on Airport Road as a result of exiting conditions. Mountable curbing shall be provided 'on each side of the median for a distance of 100 feet in each direction from the exit. g. Th~ "'above improvements are considered "site- related" as defined in Ordinance 85-55, and shall not' be applied as credits toward any impact fees required by that Ordinance. h. In accordance with Ordinance 85-55, requiring development to contribute its proportionate share of funds to accommodate the impact of proposed development on area roads; the developer of each parcel or their successors or assigns, agrees to pay road impact fees in accordance with the ordinance, at such time as building permits are requested. i. Bailey Lane shall be reconstructed as a boulevard section along the frontago of the project and tapered to meet existing pavement. : J. The internal street shall b~m designed to avoid any conflicting turning movements into the individual parcels by configuring th~ proposed islands to eliminate any possible conflicts. k. A sidewalk shall be provided along at least one side of the internal road and along Bailey Lane from said road to Airport Road. ~J~LID WASTE DISPOSAL ~rrangements shall be made with the approved solid waste disposal service to provide for solid waste collection service to all areas of the project. 5.4 a. The PUD Peek, In,=., Drawing File No. RZ-154A) is an iljustrative preliminary devel0pme~;t plan. b. The desigl% criteria and layout iljustrated on the Master Plan shall bm understood as flexible so that the final design may satisfy the project and comply with all applicable requircments. Acrcag,s shown on. the P.U.D.i Macter Plan are approximate and subject to change~ to accommodate final engineering p~an. " " ¢:. ~l'"he~essar~' easements, dedications, or other instruments .shall .be grar~ted to. insure the Continued operation and maintenance of all service utilities. d. Minor -~esfgn'~h~anges:shall bo permitted subject to the County Development' Services Director's administrative approval. e. Landscape buffers shall be provided along the south property line and along the north property line w~st of the project entrance as identified here: 1. South property line; 6' woodcrete fence set in 5' natural vegetation buffer. 2. North property line; we:~t of project entrance 10' buffer consisting of natural vegetation. f. Outside storage areas shall be screened from adjacent properties. g. Only three (3) road accesses shall be provided, two from Bailey Lane and one from Airport Road as controlled by the Engineering Department. a. A central water supply ~ystem shall be made available to the project. The water supply source for the project shall be the City of Naples system. b. The project shall be served by an approved, on-site or off-site wastewater disposal facilities system. c. Any establishment requiring a CCPHU permit must. submit plans for review and approval. 5-3 .... ~'~"~ .... ~ "'"~'" B~ard considered the ~l~--"Water.-'M&n~gemen~ Advisory referenced petition during its regular meeting of July 8, 1987, and had no objection to its approval with thm following stipulations: a. A Master Water Management Plan and detailed sit= drainage''plane'shall be submitted to the County Engineer for review. No con~truction permits shall bo issued unless and until ~pproval of the propose~ construction in accordance with the submittfld planf~ is granted by. the County Engineer. If there is a problem with" the Staff'Review of the submitted plans, the project is to be brought back before th(J Environmental Ad~}sory Board. b. P~ior to the initiation of any project construction'i''Petitioner shall verify that the "Poinciana Village-Gordon River Outfall" has the capacity .to agggmmodate project discharge or make " appropriate improvements to the swale system if deemed necessary by the County Engineer. No b~'ildin~ permits for the project will be granted until Collier County has secured the necessary easement or agreements to permit the above described improvements. The project sponsors shall contribute their pro-rata share of the cost of acquiring a 30' easement for the 660' section of the outfall ditch currently in need of maintenance. ~RONMENTAL CONSIDERATIQ~ a. Site clearing permit review procedures shall be in accordance with Section 3.9.6 of the Collier County Land Development Code. b. The use of native species in landscape plans shall be in accordance with Section 2.4.4.1 of the " Collier County Land Development Code. c. Prohibited exotic vegetation removal shall be performed in accordance with Section 3.9.6.6 of the Collier County Land Development Code. d. Procedures regarding any historical or archaeological sites identified shall be in accordance with Section 2.2.25 of the Collier County Land Development Code. 5-4 ~'~' e. As portrayed in the revised preliminary site plan,~ ~"" dated July 7, 1987, dry retention/buffer area~ surrounding the parcel will be an average of at least 36 feet in width. Final design of the dry retention/buffer areas should incorporate retention ~' of thm maximum amount of native vegetation possible, and final design~ will bo subject to the review and approval of Project Reuiew Services Environmental Staff. !~ f. Landscaping and internal/surrounding buffer designs ,' could incorporate the sabal palm-myrsin hammock (northeast corner), the oak four-plex and, through design or transplantation, the oak saplings and i~ sabal palms. g. Petitioner should investigate using rook or paver ~?, bricks for roadways and parking lots in lieu of traditional use of asphalt paving. WILSON PROFESSIONAL CENTER PUD/PS/md L7 ' 5-5 205 '~'.":'?" ....... PRO~IECT LOCATiO'I~ MAP STAT~ OF FLORIDA ) ~COUI~ OF COLLIER ) I, JAMES C. GILES, 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. 92-23 which was adopted by the Board of County Commts~ioners on the 28th day of April0 1992, during Regular Ses~on. WITNESS my hand and the official seal of the Board of County Co~aissioners of Collier County, F/or/da, this 5th day of May, [992. JAMES C. GILES ~ ..i%~ ,'.~,.. Clerk of Courts and Ex-officio to Board of County Commissioner~ /Maureen ~enyon Deputy Clerk "?~".."."~ ' '~. "~$ 3 '! ~ :, ~ .,'