Ordinance 99-94 Clerk
of BOard
ORDINANCE NO. 99- 9 4
AN ORDINANCE AMENDING ORDINANCE NUMBER 91-102
THE COLLIER COUNTY LAND DEVELOPMENT CODE
WHICIt INCLUDES THE COMPREHENSIVE ZONING
REGULATIONS FOR THE UNINCORPORATED AREA OF
COLLIER COUNTY, FLORIDA BY AMENDING THE
OFFICIAL ZONING ATLAS MAP NUMBER 9510S; BY
CHANGING THE ZONING CLASSIFICATION OF THE
HEREIN DESCRIBED REAL PROPERTY FROM "A" RURAL
AGRICULTURE AND "RSF-3" RESIDENTIAL SINGLE
FAMILY TO "PUD" PLANNED UNIT DEVELOPMENT
KNOWN AS PINE RIDGE COMMONS FOR A MAXIMUM OF
275,000 SQUARE FEET OF RETAIL AND COMMERCIAL
USES , LOCATED ON THE NORTHEAST QUADRANT OF
THE INTERSECTION OF PINE RIDGE ROAD (C.R. 896) AND
GOODLETTE-FRANK ROAD (C.R. 851) IN SECTION 10,
TOWNSHIP 49 SOUTH, RANGE 25 EAST, COLLIER
COUNTY, FLORIDA, CONSISTING OF 31+ ACRES; AND BY
PROVIDING AN EFFECTIVE DATE.
WHEREAS, Alan D. Reynolds, of WilsonMiller, Inc., and R. Brace Anderso~ of
Young, van Assenderp, Vamadoe and Anderson, representing G-4 Parmership, P~tit[ished tbl[
Board of County Commissioners to change the zoning classification of the he?in!de4~b .exl-real
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NOW, THEREFORE BE IT ORDAINED by the Board of County c. omm!ss~lers of
Collier County, Florida:
SECTION ONE:
The zoning classification of the herein described real property located in Section 10,
Township 49 South, Range 25 East, Collier County, Florida, is changed from "A" Rural
Agriculture and "RSF-3" Residential single family to "PUD" Planned Unit Development in
accordance with the Pine Ridge Commons PUD Document, attached hereto as Exhibit "A" and
incorporated by reference herein. TIle Official Zoning Atlas Map Number 9510S, as described in
Ordinance Number 91-102, the Collier County Land Development Code, is hereby amended
accordingly.
SECTION TWO:
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//6/'~ day of.~ , 1999.
!?~ ,~:ATTEST: ' ':
: '., ' .', .... ; ;,~
DWIGHT E. BROCK, Clerk
Signature onl.v.
Approved as to Form
and Legal Sufficiency
Marjotte M. Student
Assistant County Attorney
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA /
/
'this ordinan~ ~l?d with the
S~reta~ of ~t~te's Office the
~day of ~_,
and acknowledgement of that
filin~ived this ~ ~y
g/admin/ ORDINANCE/PUD-99-24/RN/im
-2-
Exhibit "A"
Pine Ridge Commons
A
PLANNED UNIT DEVELOPMENT
31± Acres Located in Section 10
Township 49 South, Range 25 East
Collier County, Florida
PREPARED FOR:
G-4 Partnership
PREPARED BY:
WilsonMiller, Inc.
3200 Bailey Lane, Suite 200
Naples, FL 34105
and
Young, vanAssenderp, Varnadoe & Anderson, P.A.
801 Laurel Oak Drive
Suite 300
Naples, FL 34108
DATE FILED {l/27199
DATE APPROVED BY CCPC 11/18/99
DATE APPROVED BY BCC /.,A///-/,/,~./
ORDINANCE NUMBER ~ ,~_' ~.z/'
TABLE OF CONTENTS
PAGE
STATEMENT OF COMPLIANCE AND SHORT TITLE
SECTION I
LEGAL DESCRIPTION, PROPERTY OWNERSHIP, &
GENERAL DESCRIPTION
1-1
SECTION II
PROJECT DEVELOPMENT
2-1
2.1
2.2
2.3
2.4
2.5
2.6
2.7
2.8
2.9
2.10
2.11
2.12
2.13
2.14
2.15
2.16
2.17
2.18
2.19
2.20
2.21
Purpose
General Description of the Project and Proposed Land Uses
Compliance with County Ordinances
Land Uses
Water Management Siting, Excavation and Setback Requirements
Fill Storage
Use of Rights-of-Way
Sales Office and Construction Office
Changes and Amendments to PUD Document or PUD Master Plan
Preliminary Subdivision Plat and Phasing
Open Space
Surface Water Management
Environmental
Utilities
Transportation
Common Area Maintenance
Design Guidelines and Standards
Landscaping, Berms, Fences and Walls
Signage
Pedestrian and Bicycle Pathway Network
General Permitted Uses
SECTION III
COMMERCIAL DEVELOPMENT
3.1 Purpose
3.2 General Description
3.3 Permitted Uses and Structures
3.4 Development Standards
3-1
EXHIBIT A
PINE RIDGE COMMONS PUD MASTER PLAN
(WMB&P File No. D-2885-15)
EXHIBIT B
LEGAL DESCRIPTION
STATEMENT OF COMPLIANCE
The purpose of this section is to express the intent of the G-4 Partnership, and its successors and
assigns, hereinafter referred to as the Developer, to create a Planned Unit Development (PUD) on
31:L acres of land located in Section 10, Township 49 South, Range 25 East, Collier County,
Flodda. The name of this Planned Unit Development shall be Pine Ridge Commons. The
development of this site will be in compliance with the planning goals and objectives of Collier
County as set forth in the Growth Management Plan. The development will be consistent with the
policies and land development regulations adopted thereunder of the Growth Management Plan's
Future Land Use Element (FLUE) and other applicable regulations for the following reasons:
The subject property is within the GoodlettelPine Ridge Commercial Infill Sub-district as
identified in the FLUE of the Growth Management Plan and on the Future Land Use Map. In
addition to other uses allowed by the Plan, the intent of the Sub-district is to provide
shopping, personal services and employment for the surrounding residential area within a
convenient travel time and contains development intensity standards to insure that
development is compatible with surrounding land uses.
2. Pine Ridge Commons is compatible with and complementary to existing and zoned future
land uses surrounding the project as required in Policy 5.4 of the FLUE.
3. Site and building improvements will be in compliance with applicable land development
regulations unless and to the extent amended herein.
The development of Pine Ridge Commons will result in a well-designed commercial project,
through coordinated and regulated signage, building design, vehicular, bicycle, and
pedestrian access and landscaping, and will further the intent of Policies 3.1.E and F of the
FLUE.
The development of Pine Ridge Commons will be designed in a manner consistent with
Objective 7, Policies 7.1, 7.2, 7.3 and 7.5, which address access management, on-site
traffic, bicycle and pedestrian circulation.
The development of Pine Ridge Commons will result tn an effi=lent and economical
extension of community facilities and services as required in Policie~s 3.1 H and L of the
Future Land Use Element.
The Pine Ridge Commons PUD will be developed consistent with the Collier County Access
Management Plan, as required in Section 2.6.38 of the Collier County Land Development
Code.
8. All final local development orders for this project are subject to the Collier County Adequate
Public Facilities Ordinance, Division 3.15 of the Land Development Code.
iii
o
Pine Ridge Commons has received a waiver from the historical/archaeological survey and
assessment requirements of Section 2.2.25.3.10. of the Land Development Code due to the
site's location in a Iow potential area for containing historical/archaeological artifacts. The
Developer will comply with Section 2.2.25.8.2. of the Land Development Code should
accidental discovery of any historic or archaeological site, significant artifact, or other
indicator occur dudng site development or building construction.
SHORT TITLE
This ordinance shall be known and cited as the "PINE RIDGE COMMONS PLANNED UNIT
DEVELOPMENT ORDINANCE".
1.1
1.2
1.3
1.4
1-1
SECTION I
LEGAL DESCRIPTION, PROPERTY OWNERSHIP, AND GENERAL DESCRIPTION
PURPOSE
The purpose of this section is to set forth the legal description and ownership of Pine
Ridge Commons, and to describe the existing condition of the property proposed to be
developed.
LEGAL DESCRIPTION
Please refer to Exhibit "B," attached.
PROPERTY OWNERSHIP
The subject property is currently under the equitable ownership or control of G-4
Partnership, a Flodda partnership, or its assigns, whose address is 2600 Golden Gate
Parkway Suite 200, Naples, FL 34105.
GENERAL DESCRIPTION OF PROPERTY
The project site is located in Section 10, Township 49 South, Range 25 East, and
is generally bordered on the west by Goodlette-Frank Road, to the south by Pine
Ridge Road and the North Naples fire station, to the east by the Naples Area
Board of Realtors commercial building, the North Naples fire station and Pine
Ridge Middle School; and to the north by undeveloped agriculturally zoned
property.
The zoning classification of the subject property at the time of PUD application is A,
Rural Agricultural and RSF-3.
Co
Elevations within the site are approximately 7.5 to 9 feet-NGVD. Per FEMA Firm
Map Panels No. 1200670193D, dated June 3, 1986, the Pine Ridge Commons
property is located within Zones "AE-11" of the FEMA flood insurance rate map.
Prior to development, vegetation on the site primarily consists of fallow croplands
with lesser amounts of Iow quality pine flatwoods, xeric oak, and palmetto prairie
vegetation which has regenerated on the farm ditch berms since the cessation of
farming. With the exception of a cypress wetland located near the northeastern
corner of the property, all site habitats were previously cleared and farmed and
thus have been extensively disturbed. The site has been invaded by exotic plant
species, including Brazilian pepper, melaleuca, and downy rose myrtle.
2.1
2.2
2.3
2-1
SECTION II
PROJECT DEVELOPMENT
PURPOSE
The purpose of this Section is to generally descdbe the plan of development for Pine
Ridge Commons PUD, and to identify relationships to applicable County ordinances,
policies, and procedures.
GENERAL DESCRIPTION OF THE PROJECT AND PROPOSED LAND USES
Ao
Pine Ridge Commons is a 31 acre mixed use retail commercial and office
development oriented to serve surrounding residential areas within a convenient
travel distance, which will consist of general and specialty retail shops, restaurants,
business, medical and professional offices, and financial institutions. Emphasis will
be placed on common building architecture, signage, landscape design and site
accessibility for pedestrians and bicyclists, as well as motor vehicles.
The PUD Master Plan is iljustrated graphically on Exhibit A (VVMB&P, Inc. File No.
D-2885-15). A Land Use Summary indicating approximate land use acreages is
shown on the plan. The location, size, and configuration of individual tracts shall
be determined at the time of County development approvals in accordance with
the Collier County Land Development Code (LDC).
The Project shall contain a maximum of 275,000 square feet of gross leasable
area for retail commercial and office and financial institution uses. Retail
commercial uses shall be located south of the northern entrance and limited to
125,000 square feet of gross leasable area, and no individual retail tenant may
exceed 65,000 square feet of gross leasable area.
If an agreement is reached with the School Board of Collier County then the main
northern access drive may be shared with the School as access to Pine Ridge
Middle School and the parcel of land the access road lies on may be deeded to the
School Board. One or both parties, depending on the agreement between the
School Board and the Developer, shall maintain the road. The Developer, School
Board or both may request the road be public. If the access road right-of-way is
donated to the Collier County School Board, it shall be considered an internal road
or drive and not as a property line for purposes of setbacks and buffering.
COMPLIANCE WITH COUNTY ORDINANCES
Regulations for development of Pine Ridge Commons shall be in accordance with
the contents of this PUD Ordinance, and to the extent they are consistent with this
PUD Ordinance and applicable sections of the LDC and Growth Management Plan
which are in effect at the time of issuance of any development order to which such
regulations relate. Where this PUD Ordinance does not provide development
7.-2
2.4
2.5
standards, then the provisions of the specific section of the LDC that is otherwise
applicable shall apply.
Unless otherwise defined herein, or as necessarily implied by context, the
definitions of all terms shall be the same as the definitions set forth in the LDC in
effect at the time of development order application.
Development permitted by the approval of this PUD will be subject to the Adequate
Public Facilities Ordinance, Division 3.15 of the LDC.
All conditions imposed herein or as represented on Pine Ridge Commons Master
Plan are part of the regulations which govern the manner in which the land may be
developed.
The Developer shall submit to the County an annual PUD monitoring report in
accordance with LDC Section 2.7.3.6.
LAND USES
Ao
The location of land uses and general project configuration are shown on the PUD
Master Plan, Exhibit A. Changes and variations in building tracts, location and
acreage of these uses shall be permitted at time of County development approval
to accommodate utilities, topography, vegetation, and other site and market
conditions, subject to the provisions of Section 2.7.3.5. of the Collier County LDC.
The specific location and size of individual tracts and the assignment of square
footage or units shall be determined at the time of County development approval.
Roads and other infrastructure may be public, private or a combination of public
and pdvate, depending on location, design and purpose. The Developer shall
make the request for a road to be public at the time of final County development
approval. The Developer shall be responsible for maintaining the roads, streets,
drainage, common areas, and water and sewer improvements where such
systems are not dedicated to the County. Standards for roads shall be in
compliance with the applicable provisions of the County LDC unless otherwise
approved during County development approval. The Developer reserves the right
to request substitutions to Code design standards in accordance with Section
3.2.7.2. of the LDC.
WATER MANAGEMENT SITING, EXCAVATION AND SETBACK REQUIREMENTS
As depicted on the PUD Master Plan, lakes and wet or dry detention areas have
been preliminarily sited, with the ultimate location and configuration to be
determined during the site development review stages of project development.
2-3
2.6
Fill matedal from lakes and wet and dry detention areas is planned to be utilized
within the project site; however, excess fill matedal may be transported off-site.
The volume of matedal to be removed shall be limited to ten percent of the
calculated excavation volume to a maximum of 20,000 cubic yards. If the
Developer wishes to remove additional material from the project site, a commercial
excavation permit will be required. Collier County govemment shall be offered first
refusal rights to purchase surplus fill for construction of improvements to
Goodlette-Frank Road.
Lake and wet or dry detention area banks and edge of water may be sculpted for
aesthetic purposes and to complement the overall project theme and may use
combinations of vertical bulkheads (rock, concrete, wood), vegetation and earthen
berms for aesthetic purposes, consistent with the intent of Section 2.8.3.7.4. of the
LDC.
Final lake and wet or dry detention area siting determinations shall be in
accordance with South Florida Water Management District criteda and the LDC.
Setbacks: Lake excavation shall be located so that the control elevation
shall adhere to the following minimum setback requirements, unless
bulkheading is provided, per LDC and Florida Department of Transportation
(FDO'i-) standards:
a)
Lakes and stormwater management features may be located
adjacent to internal roads. The roads will be designed to AASHTO
road standards and shall incorporate such factors as road
alignment, travel speed, bank slope, road cross sections, curbs and
need for barriers.
b)
Lakes and wet or dry detention areas shall be set back a minimum
of twenty feet (20') from external property boundaries.
FILL STORAGE
Fill atorage is generally permitted aa a pdnolpal use throughout the Pine Ridge
Commons PUD dudng development phases of the project. The following standards
shall apply for stockpiled excavation material:
1. Stockpile maximum height: Thirty-five feet (35')
Fill storage areas in excess of five feet (5') in height shall be separated
from developed areas by fencing, excavated water bodies or other physical
barriers if the side slope of the stockpile is steeper than 4:1.
3. Soil erosion control shall be provided in accordance with LDC, Division 3.7.
2-4
2.7
2.8
2.9
USE OF RIGHTS-OF-WAY
The Developer may place landscaping, signage, lighting, water management facilities,
berms, decorative walls and fences, utilities or decorative entry features within any public
or private rights-of-way adjacent to or within the Pine Ridge Commons PUD, if the
applicable agency's permits and approvals are acquired.
SALES OFFICE AND CONSTRUCTION OFFICE
Sales offices, construction offices, and other uses and structures related to the promotion,
leasing and sale of real estate such as, but not limited to, pavilions, parking areas, and
signs, shall be permitted principal uses throughout Pine Ridge Commons PUD. These
uses may be either wet or dry facilities. These uses shall be subject to the requirements of
Section 2.6.33.4. Section 3.2.6.3.6. and Division 3.3 of the LDC, with the exception that
the temporary use permit shall be valid through the life of the project with no extension of
the temporary use required. These uses may use temporary septic tanks or holding tanks
for waste disposal subject to permitting under F.A.C. Rule 10D-6 and may use potable
water or irrigation wells, except that no septic systems or holding tanks shall be permitted
upon issuance of the Certificate of Occupancy for the specific facility.
CHANGES AND AMENDMENTS TO PUD DOCUMENT OR PUD MASTER PLAN
Changes and amendments may be made to this PUD Ordinance or PUD Master
Plan as provided in Section 2.7.3.5. 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.
The Community Development and Environmental Services Administrator shall be
authorized to approve minor changes and refinements to the Pine Ridge
Commons Master Plan upon written request of the Developer.
C. The following limitations shall apply to such requests:
The minor change or refinement shall be consistent with the Collier County
Growth Management Plan and Pine Ridge Commons PUD document.
The minor change or refinement shall not constitute a substantial change
pursuant to Section 2.7.3.5.1, of the LDC.
The minor change or refinement shall be compatible with external adjacent
land uses and shall not create detrimental impacts to abutting land uses,
water management facilities, and conservation areas.
2-5
2.10
2.11
2. t2
Do
The following shall be deemed minor changes or refinements:
Reconfiguration of lakes, ponds, canals, or other water management
facilities where such changes are consistent with the criteria of the South
Florida Water Management Distdct and Collier County.
2. Internal realignment of rights-of-way or intemal ddves.
3. Reconfiguration of parcels per Section 2.4 of this PUD.
Minor changes and refinements as described above shall be reviewed by
appropriate Collier County staff to ensure that said changes and refinements are
otherwise in compliance with all applicable County Ordinances and regulations
prior to the Community Development and Environmental Services Administrator's
consideration for approval.
Wdtten approval by the Community Development and Environmental Services
Administrator of a minor change or refinement may occur independently from and
prior to any application for Subdivision or Site Development Plan approval,
however such approval shall not constitute an authorization for development or
implementation of the minor change or refinement without first obtaining all other
necessary County permits and approvals.
PRELIMINARY SUBDIVISION PLAT AND PHASING
In the event platting is required, submission, review, and approval of Preliminary
Subdivision Plats for the project may be accomplished in phases to correspond with the
planned development of the property. Platting or subdivision of building tracts for separate
ownership for a building within typically connected buildings shall not require setbacks and
other requirements from the building to a property line.
OPEN SPACE
The PUD will comply with Section 2.6.32. of the LDC relating to open space.
SURFACE WATER MANAGEMENT
A South Florida Water Management District (SFWMD) Environmental Resource
Permit will be required and obtained.
A portion of the surface water management system for the northern entrance
road may be supplied by the School Board on the Pine Ridge Middle School
property.
C. The surface water management system will be designed and permitted in
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2.13
2.14
accordance with requirements of the SFWMD and the County's Wellfield
Protection regulations. Pursuant to SFWMD, Volume IV, Basis of Review
5.2.2.(e), unlined wet detention areas will be placed no closer than 300 feet from
the City of Naples water supply wells.
Pine Ridge Commons will discharge to either the existing ditch located west of
Goodlette-Frank Road or to the future outfall provided dudng the widening of
Goodlette-Frank Road that serves the upper reach of the Gordon River
Extension Drainage Basin. This basin discharges into the Gordon River and
ultimately into the Gulf of Mexico. The Developer shall coordinate the design of
the project's ouffall connection to the County's drainage system, at the time of
construction permitting, with the County Public Works and Engineering
Department.
ENVIRONMENTAL
An Environmental Impact Statement waiver was requested by the Developer and
approved by the Collier County Planning Services Department, pursuant to
Section 3.8.9. of the Land Development Code.
The PUD will comply with Division 3.9 of the LDC, Retention of Native
Vegetation. in addition, the + 0.9 acre cypress wetland indicated on the Master
Plan will be preserved and credited towards the retention of native vegetation
requirements. The landscape buffers along Pine Ridge Road and Goodlette-
Frank Road will incorporate scrub vegetation trees to the maximum extent
practical, which also will be credited towards the Retention of Native Vegetation
requirements.
Co
A Florida Fish and Wildlife Conservation Commission Gopher Tortoise Incidental
Take Permit for the gopher tortoises on-site will be obtained. The Developer
shall relocate the tortoises into an elevated site buffer with native vegetation
and/or appropriate landscaping. The tortoise relocation areas shall be fenced
and maintained per Code requirements.
Land uses shall meet all federal, state, regional and local rules for operation and
location within the regulated distances of potable water wellfields.
An exotic vegetation, removal, monitoring, and maintenance (exotic free) plan for
the site shall be submitted to Current Planning Environmental Staff for review
and approval prior to final site plan/construction plan approval.
UTILITIES
All necessary easements, dedications, or other instruments shall be granted to
insure the continued operation and maintenance of all service utilities in
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2.15
compliance with applicable regulations in effect at the time approvals are
requested.
Collier County government may replace and/or relocate existing FPL power
transmission poles within the 100 foot wide existing FPL utility easement as part
of the Goodlette-Frank Road-four laning improvement project. The Developer
does not represent that relocation can be done without approval of FPL and any
other utilities that might have rights within the easement, The Developer will not
object to the relocation of the power transmission poles so long as they do not
interfere with access or drainage to the project.
TRANSPORTATION
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The Developer will pay an appropriate fee required by the County's Road Impact
Fee Ordinance 92-22, as may be amended, as building permits are issued for
the proposed project.
The Developer will provide for a reservation of land a maximum of 50 feet in
width along the western property boundary to accommodate the programmed
Goodlette-Road Road four-laning improvements. Dedication of this land to
Collier County shall be in conjunction with final subdivision plat or site
development plan approval of the first phase of development or within 120 days
of any written request to the Developer from the County or at the initiative of the
Developer, whichever is earlier. The Developer will be entitled to impact fee
credits as permitted by and pursuant to the Road Impact Fee Ordinance for this
dedication. The developer is not responsible for resolving any conflicts created
with other easement holders within the dedication area, such as, but not limited
to, Florida Power and Light.
The Developer shall dedicate required land up to a maximum of fifteen feet in
width for a right turn lane from Goodlette-Frank Road. The Developer shall
dedicate this land as part of the Goodlette-Frank Road right-of-way and the
dedication shall not be eligible for impact fee credits. Dedication of the land to
Collier County shall be in conjunction with final subdivision plat or site
development plan approval or within 120 days of any written request to the
Developer from the County.
All project access points shall be consistent with the Collier County Access
Management Policy, including turn-lane specifications. Types of access and
locations of access to the project from Goodlette-Frank Road and Pine Ridge
Road shall be as depicted on the approved Master Plan exhibit. The Developer
will provide appropriate turn lanes at the project entrances as required at the
time of SDP approval. These improvements are considered site related and are
not subject to impact fee credits.
Artedal level street lighting shall be provided by the Developer at project
entrances to be utilized by that phase of development, prior to issuance of the
first certificate of occupancy for that phase.
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2.16
2.17
The Developer shall provide a fair share contribution toward the capital cost of a
traffic signal at the intersection of the northern entrance road and Goodlette-
Frank Road when warranted by the Collier County Transportation Department.
The signal will be designed, installed, owned, operated and maintained by Collier
County.
G. The Developer will provide the opportunity for a mutually acceptable
interconnection to adjoining commercial properties to the east.
COMMON AREA MAINTENANCE
Common area maintenance, including maintenance of the surface water management
system, will be provided by the Developer.
DESIGN GUIDELINES AND STANDARDS
The Collier County Planned Unit Development District is intended to encourage
ingenuity, innovation and imagination in the planning, design and development or
redevelopment of relatively large tracts of land under unified ownership as set
forth in the LDC, Section 2.2.20.
The Pine Ridge Commons PUD is planned as a neighborhood-oriented retail
commercial, office and financial institution site. The DevelOper will establish
guidelines and standards to ensure quality for both the common areas and the
individual parcel developments. All development will meet and enhance the
LDC, Division 2.8, Architectural and Site Design Standards and Guidelines.
Co
The Pine Ridge Commons PUD will feature an integrated and compatible
architectural building style or theme, which will be incorporated into the primary
retail center, office buildings and free-standing uses. Massing of building
facades will be reduced by transitioning building heights, widths and colors, and
adding architectural building details. Building architectural styles shall be
compatible and complementary throughout the project and shall feature unifying
and complementary elements such as roof treatments, signage, landscaping and
building materials and building colors.
The Pine Ridge Commons PUD will be a fully Integrated planned site, where
attention to the overall site design is achieved by providing well-designed and
integrated vehicular use areas, pedestrian and bicycle paths, and architecturally
unified signage, landscaping, and lighting throughout the site.
2-9
Common Areas
a)
Internal roadways will provide efficient vehicular circulation and
will be designed with streetscapes that create pedestrian-friendly
environments. The intent is to link uses throughout the project by
designing appropriately located and scaled pedestrian and bicycle
paths and vehicular circulation routes.
b) Architectural features shall be permitted throughout the site.
c)
Lake banks and wet or dry detention features shall be permitted to
provide edge offsets to complement the building architectural style
and landscape features of the project.
Free-Standing Uses
a)
Site Planning: Each free-standing use will provide a visually
appealing, articulated, identifiable path of entry for pedestrians
and vehicles from the internal drive to the site and from the site to
the buildings themselves. The orientation of a building or
structure upon a site will not only reflect the project's functional
need, but will also be responsive to the individual parcel's
characteristics and relationship to the projeCt and vehicle and
pedestrian and bicycle access ways. When adjacent to a project
lake or detention area feature, buildings may be oriented to the
feature and may provide decks, walkways, and/or seating areas
adjacent to or over the feature, depending upon the compatibility
of such features with the type of business located on the parcel.
b)
Architectural standards: Design elements for free-standing use
shall be compatible and complementary with the architectural
theme of the project, including building materials, roof materials,
colors, signage, lighting and landscaping.
c)
Landscaping: Landscape design guidelines for free-standing uses
will create a harmonious and visually pleasing landscape that is
cohesive and complementary to the overall master landscape
plan. The Pine Ridge Commons PUD landscape concept will
feature combinations of native plants and ornamental varieties
which will be designed to define and accent pedestrian and
bicycle and vehicular spaces, as well as enhance the building
architectural style. Landscape designs will create a coherent
theme, which emphasizes plant material as a primary unifying
element.
2-10
2.18
(1)
Landscape elements along public rights-of-way will be
complementary to streetscape landscaping. Hedge
material required to be installed in separate parking areas
from rights-of-way shall be installed adjacent to the parking
areas. Parcel entries will be designed to harmonize with
adjacent streetscape landscaping and clearly accentuate,
the parcel entry.
(2)
Landscaping materials will be utilized to define the main
site and building entrances.
d)
Graphics/signage: Sign graphics serve to provide continuity of
design for all signage in the project, consistent with the overall
visual impression of the project. All monument signage shall be
housed within an architecturally uniform sign structure.
LANDSCAPING, BERMS, FENCES AND WALLS
Landscaping, berms, fences and walls are permitted as a principal use throughout Pine
Ridge Commons. Required buffer treatments shall terminate at entrances to
accommodate entrance treatments and at lakes to accommodate views into the project.
The following standards shall apply:
A. Landscape buffers contiguous to public right-of-ways:
Pine Ridge Road:
Minimum width of 20'-0", measured from the property line. The minimum
number of required trees shall be calculated at 1 tree per 25 linear feet.
Plantings shall not be required to be planted on 25 foot centers in a linear
manner, but may be cjustered or planted in irregular patterns to provide
greater buffers in certain areas and to provide view corridors of key
project features in order to create greater visual interest.
The height of required trees within the buffers shall be 12 feet on
average. Canopy trees shall have a 6 foot canopy spread at the time of
planting.
Hedges, where required by the LDC shall be installed in ac~=ordance with
LDC, Division 2.4, Landscaping and Buffering.
Goodle. tte-Frank Road:
The Florida Power and Light Company and City of Naples water line
easements provide the buffer width. The required trees may be planted
within the easements with approval of the easement holders. If approval
2-11
is not received, the trees can be placed immediately adjacent to the
easements. The minimum number of required trees shall be calculated
at 1 tree per 25 linear feet. Plantings shall not be required to be planted
on 25 foot centers in a linear manner, but may be cjustered or planted in
irregular patterns to provide greater buffers in certain areas and to
provide view corridors of key project features in order to create greater
visual interest.
The height of required trees within the buffers shall be 12 feet on
average. Canopy trees shall have a 6 foot canopy spread at the time of
planting.
Hedges, where required by the Collier County Land Development Code
(LDC) shall be installed in accordance with LDC, Division 2.4,
Landscaping and Buffering.
Bo
Landscape buffers contiguous to the Pine Ridge Middle School, immediately
east of the Pine Ridge Commons, shall be installed at the time of site
development improvement adjacent to the school property and will have the
following supplementary landscaping requirements:
Canopy trees will be planted at an initial height of 12 feet on average,
with a 6 foot spread.
The buffer shall have a minimum average width of 10 feet, measured
from the property line except where wetland or other native preservation
and enhanced areas are provided. The minimum number of required
trees shall be calculated at 1 tree per 30 linear feet.
An existing fence lies on the School property. No additional fence or wall
is required.
Co
Landscape buffers contiguous to the agriculturally zoned parcel immediately north
of the Pine Ridge Commons PUD shall be at a minimum a Type "A" buffer and will
be installed at time of site development of the northem parcel.
Do
Landscape buffers contiguous to the eastem boundary not adjacent to the school
shall be a minimum Type "A" buffer.
Eo
Landscape buffers, berms, fences and walls may be constructed along the
perimeter of the Pine Ridge Commons PUD boundary concurrent with site
development improvements.
Sidewalks, signage, water management systems, drainage structures, project
architectural features, walls, fences and utilities shall be permitted within landscape
2-12
buffers per LDC, Division 2.4.
Landscape berms located within the Pine Ridge Commons PUD boundary and
contiguous to a property line and/or right-of-way line may be constructed such that
they encroach into the right-of-way when approved by the applicable owner or
agency.
2.19
SlGNAGE
A. General
All ground mounted project and free-standing use signs shall be of
consistent architectural style and shall feature like building materials and
sign structures. Sign structures will be uniform in size, color and building
material. Pole signs shall be prohibited.
Pursuant to Sections 2.8.3.6.2.1 of the LDC, the following conditions
provide for the required comprehensive sign plan for the Pine Ridge
Commons. All sign regulation, pursuant to LDC, Division 2.5 shall apply
unless such regulations are in conflict with any conditions established in
this PUD, in which case the PUD Document shall govern.
a)
Free-standing use parcels shall be considered a separate single
use parcel of land for each use for the purposes of this PUD so
that signage may comply with the LDC requirements.
b)
Signs and decorative landscaped entrance features within a public
right-of-way shall require a right-of-way permit subject to the
review and approval of the County and FDOT where applicable.
c)
A minimum setback of 5 feet from edge of pavement shall be
required, except that no sign shall be located so as to create a
vehicular line of site obstruction.
d)
All project sign structures may feature architectural treatments,
which shall be permitted to extend above the maximum height of
the sign specified herein.
B. Project Identification Signs
One project directory sign, with a maximum of 150 square feet of sign
copy per side and a maximum sign copy height of 20 feet, shall be
permitted per entrance per public right-of-way frontage. The directory
sign may be permitted within the medians of project entry drives generally
2-13
depicted on the Master Plan.
Project identification signs shall be located as generally depicted on the
PUD Master Plan. Project identification signs shall be monuments or wall
mounted signs and feature only the project name, insignia or motto of the
development.
Project identification sign copy will not exceed 80 square feet in size on
any side, and shall not exceed a maximum height of 8 feet above finished
grade, except for architectural detail treatments.
No minimum setback shall be required, except that no sign shall be so
located so as to create vehicular line of site obstructions.
Free-Standing Use Monument Signs
Each free-standing use shall be permitted one monument sign per public
road and private drive frontage. Maximum permissible sign copy shall be
80 square feet per side for public road frontage and 60 square feet for
private road frontage.
For public road frontage, the maximum height of the sign copy shall be 8
feet above finished grade. Architectural details of the sign structure may
project above the 8 foot height; however, no part of the sign or sign
structure shall exceed 10 feet in height above finished grade.
For private drive frontage, the maximum height of the sign copy shall be 6
feet above finished grade. Architectural details of the sign structure may
project above the 6 foot height; however, no part of the sign or sign
structure shall exceed 8 feet in height above finished grade.
Traffic Signs
Traffic signs such as street name signs, stop signs, and speed limit signs, may
be designed to reflect an alternative specification and common architectural
theme upon approval by the Development Services Director, in accordanc, e with
Section 3.2.8.3.19. of the LDC.
School Signs
One directional/identification sign for the Pine Ridge Middle School shall be
permitted at the Goodlette-Frank Road project entrance. Directional/
identification signage shall be ground-mounted and may not exceed 50 square
feet in area, nor exceed a height of 8 feet above finished grade. The sign can be
located independently of the project directory sign within the central median of
2-14
2.20
2.21
the entrance road or on one side of the entrance road.
PEDESTRIAN AND BICYCLE PATHWAY NETWORK
A pedestrian and bicycle path-way network shall be established throughout the
project as shown conceptually on the PUD Master Plan. The pedestrian and
bicycle system will serve to link the primary shopping and office areas with free-
standing uses at the perimeter of the project site, by providing a landscaped
walkway. Any required breaks in the pedestrian and bicycle network for vehicular
access to the site shall be identified through the use of pavers, signage, or other
traffic calming techniques deemed appropriate to reduce the speed of vehicles
and provide safe pedestrian and bicycle movements throughout the site.
This pedestrian and bicycle way shall be 6 feet wide. This pathway network area
will feature canopy trees or palms with ground level landscape plantings.
Canopy trees or palms will be planted within adjacent parking landscape islands.
Canopy trees or palms shall be planted along the pathway system and shall be a
minimum 12 feet high with a 6 foot spread for canopy trees and equivalent
specification for shade palms, at the time of planting.
Co
An 8 foot wide pedestrian and bicycle path shall be provided on the north side of
the possible shared school access road to Pine Ridge Middle School as depicted
on Exhibit "A."
GENERAL PERMITTED USES
Certain uses shall be considered general permitted uses throughout the Pine
Ridge Commons PUD. General permitted uses are those uses, which generally
serve the Developer and tenants of Pine Ridge Commons and are typically part of
the common infrastructure.
B. General Permitted Uses:
1. Essential services as set forth under LDC, Section 2.6.9.1.
2. Water management facilities and related structures.
Lake and wet or dry detention features, including features with bulkheads
or other architectural or structural bank treatments.
4. Architectural features and elements Including wells, fences, art>om,
gazebos and the like.
5. Temporary construction, sales, and administrative offices for the Developer
and Developer's authorized contractors and consultants, including
2-15
necessary access ways, parking areas, utilities and related uses.
Landscape features including, but not limited to, landscape buffers, berms,
fences and walls subject to the standards set forth in Section 2.11 of this
PUD.
7. Pedestrian and bicycle pathways.
8. Kiosk vendors.
Fill storage subject to the standards set forth in Section 2.7 of this PUD.
Site filling and grading as set forth in Section 2.7 of this PUD.
10.
Any other use which is comparable in nature with the foregoing uses and
which the Planning Services Director determines to be compatible.
Standards for parking, landscaping, signs and other land uses where such
standards are not specified herein are to be in accordance with the LDC provision
in effect at the time of Site Development Plan Approval.
Shared parking between the primary retail facility and free standing uses shall be
permitted throughout the site. Each free-standing use shall not be required to
provide 100% of the LDC minimum parking on the project site; however, the total
parking provided for the Pine Ridge Commons shall meet or exceed the minimum
parking required for the combined land uses.
3-1
3.t
3.2
3.3
SECTION III
COMMERCIAL
PURPOSE
The purpose of this section is to identify permitted uses and development standards for
areas within Pine Ridge Commons designated Commercial on the Master Plan.
GENERAL DESCRIPTION
Areas designated as "C" Commercial on the PUD Master Plan are intended to provide a
maximum of 275,000 square feet (gross leasable area) for retail commercial, office and
financial institution uses. Retail commercial uses shall be limited to a maximum of
125,000 square feet of gross leasable area on the :L2.3 acres of the site south of the
northernmost entry road depicted on the Master Plan.
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. Permitted Principal Uses and Structures:
All permitted and conditional uses in the C-1, C-l/T, C-2, and C-3 Zoning
Districts of the Collier County Land Development Code, in effect as of June
22, 1999, except those uses identified as prohibited in Section 3.3.C below.
2. Real Estate (Group 6512)
Miscellaneous Personal Services, Not Elsewhere Classified, (Group 7299)
except escort service; massage parlors; steam baths; tattoo parlors;
Turkish baths.
B. Permitted Accessory Uses and Structures
Accessory uses and structures customarily associated with principal uses
permitted in this District.
Outdoor dining shall be permitted as an accessory use to an eating
establishment.
3-2
Prohibited Uses and Structures
Any use that would be subject to regulation under Ordinance No. 91-83
and any amendment or successor ordinances thereto regulating sexually
oriented businesses.
2. 4493 - Madnas
3. 5311 - Department Stores
5941 - Sporting Goods Stores and Cycle, only: ammunitions; firearms;
hunters' equipment.
5. 5999 - Miscellaneous Retail Stores, Not Elsewhere Classified, only
fireworks.
6. 7361 - Employment Agencies, only labor contractors
7. 7363 - Help Supply Services, only: Labor pools; Manpower pools
7389 - Business Services, Not Elsewhere Classified, only: automobile
recovery services; automobile repossession service; bondspersons; gas
systems, contract conversion from manufactured to 'natural gas; metal
slitting and shearing on a contract or fee basis; repossession service;
solvent recovery service on a contract or fee basis.
9. 7922 - Theatrical Producers, only burlesque companies
10.
7993 - Coin-Operated Amusement Devices, only:
Establishments pdmadly operating coin-operated machines;
machines, coin-operated; Slot machines.
Gambling
Gambling
11.
7999 - Amusement and Recreation Services, Not Elsewhere Classified,
only: aedal tramways, amusement or scenic; amusement concessions;
amusement rides; animal shows in circuses, fairs and camivals; bath
houses, independently operated; betting information services; billiard
parlors; bingo parlors; bookies; bookmakers, race; card moms; camival
operation; circus companies; fireworks display service; fortune tellers;
gambling establishments not primarily operating coin-operated machines;
gambling machines, except coin-operated; game parlors, except coin
operated; go-cart raceway operation; go-cart rentals; motorcycle rental; off-
track betting; pack trains for amusement; pool parlors; shooting galleries;
shooting ranges; skeet shooting facilities; trapshooting facilities.
12. Homeless shelter, as defined by the LDC.
3-3
3.4
13. Soup kitchens, as defined by the LDC.
14. 8063 - Psychiatric Hospitals.
15.
8069 Specialty Hospitals, Except Psychiatric, only: alcoholism
rehabilitation hospitals; drug addiction rehabilitation hospitals; rehabilitation
hospitals drug addiction and alcoholism; tuberculosis and other respiratory
illness hospitals.
16.
8322 - Individual and Family Social Services, only: alcoholism counseling,
nonresidential; cdsis centers; cdsis intervention centers; hotlines; offender
rehabilitation agencies; offender self-help agencies; outreach programs;
parole offices; probation offices; public welfare centers; referral services for
personal and social problems; refugee services; self-help organizations for
alcoholic and gamblers; settlement houses.
17. 8361 - Residential Care
18.
8399 - Social Services, Not Elsewhere Classified, only Social service
information exchanges: e.g., alcoholism, drug addiction.
19. 9211 - Courts.
20.
9222 - Legal Counsel and Prosecution, only: public defenders' offices;
public prosecutors' offices; U.S. attorneys' offices.
21. 9223 - Correctional Institutions.
DEVELOPMENT STANDARDS
A. Minimum Lot Area: 20,000 square feet
B. Minimum Lot Width: 100 feet
C. Minimum Yard Requirements:
1. Principal Permitted Uses
a)
Goodlette-Frank Road: Zero feet (0') to the east edge of the FPL
easement
b) Pine Ridge Road: Forty feet (40') from edge of pavement.
3-4
Minimum Building Setback from North and East Perimeter Project
Boundary of the PUD: Thirty feet (30').
d) Intemal Ddves: Fifteen feet (15') from rights-of-way line.
e) Distance between Free-standing Uses: Thirty feet (30')
Water management structures: Zero feet (0') to bulkhead or dprap
at top of bank.
g) Buildings or portions of buildings under separate ownership
including connected units: Zero feet (0').
Accessory Structure Setbacks:
a)
b)
Perimeter
(1) Roofed parking facilities- Twenty feet (20')
c)
Side Yard:
(1) Common Architectural Features- Zero feet (0')
(2) Roofed parking facilities- Ten feet (10')
Lake Bank:
(1) Common Architectural Features-Zero feet (0')
(2) Seating areas- Zero feet (0')
Maximum Height:
1.
Retail Buildings: One story, not to exceed forty feet (40').
2. Office and Financial Institution Buildings: Three-stories, not to exceed fifty
feet (50').
3. Architectural features: Sixty feet (60')
Individual Retail Tenant Size
1. No individual retail tenant may exceed 65,000 square feet of groes leasable
area.
,I ;ll!l/ll UPSl!llt
SNOH~O3 ::lOC]IH ::lNId
Cl~'O~l ::i~DC]I~ ::lNIc::t
WilspnMiller
l~mIBIT B
Description of part of
Section 10, township 49 South,
Range 25 cast, Collier County, Florida
(Parcel "A")
Ali lhat part of Section 10, Township 49 South, Range 25 East, Collier County Florida, being more
particularly described as follows:
COMMENCING at the southerly I/4 c6mer of Section 10, Township 49 South, Range 25 East, Collier
County, Florida;
thence along the north-south I/4 section line ofsaid Section 10, NorthOl°iS'35'' West 69.79 feet to a point on
the northerly boundary of Pine Ridge Road (S.R. 896) and the POINT OF BEGINNING of the parcel herein
described;
thence along said boundary, South 89°07'52'' West 9.57 feet to a point of curvature on the easterly
right of way of Frank Boulevard, 100 foot fight-of-way as recorded in Plat Book 13, Page 58 of the
Public Records of Collier County, Florida:
thence along said right of way 454.08 feet along the arc of a circular curve concave the east, having a
radius of 5679.65 feet, through a central angle of 04°34'51" and being subtended by a chord which
bears North 04°48'48" East 453.96 feet;
thence continuing along said right-of-way North 07°06'13" East 1102.02 feet;
thence leaving said right-of-way North 89029'57" East 783.65 feet to a point on the boundary of the
parcel of land described in O.R. Book 503, page 206;
thence along said boundary South 00°46'24" East 1324.29 feet to a point on the bgundary of the
parcel described in O.R. Book i037, pages 1602-1605;
thence along said boundary South 89°29'57" West 190.00 feet
thence continuing along said boundary South 00°46'24'' East 232.40 feet to the northerly boundary of
said Pine Ridge Road;
thence along the northerly boundary of Pine Ridge Road, North 89035'25.. West 779.46 feet to a
point on thc north/south I/4 section line of Section 10 and the POINT OF BEGINNING of thc
parcel herein described; ~
Parcel contains 30.65 acres more or less.
Subject to easements, restrictions and reservations of record.
Bearings are based on the northerly boundary line of Pine Ridge Road (SR 896) being South 89'35'25" West.
WILSON, MILLER, BARTON & PEEK, lNG.
Registered Engine.-rs and Land Surveyors
lPlamus L. Berman, P.S.M. # 5086
Certificate of authorization LB-#43.
Not Valid unless embossed with the Professional's seal.
Reft 2G-496
W.O.: 00011-00N-SRV-GO000
Date: April 17, 1998
7/8/99-01 1000 I. B ES
Naples Fort Myers Sara$ota Bradenton Tampa
3200 Barley Lane. Swte 200 Nao/es. /:/ortaa 34105-8507 941-549-4040 '~ 94 t-543-57
www. wilsonmiller, corn
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. 99-94
Which was adopted by the Board of County Commissioners
the 14th day of December, 1999, during Regular Session.
WITNESS my hand and the official seal of the Board
County Commissioners of Collier County, Florida, th~s 15t~'~y
December, 1999.
DWIGHT E
Clerk of Courts and
Ex-officio
County Commissioners,
By: ~llie ~offman,
Deputy Clerk