Ordinance 92-082 ORDINANCE NO. 92- ~?
~ ORDIN~CE WENDING ORDINANCE .~BER
~-~0~ ~S CO~X~ CO~ ~n
D~E~PM~T CODE ~IC~ INCLUDES THE
COMPREHENSIVE ZONING REG~TIONS FOR THE
~INCORPO~TED ~ OF COLLI~ CO~TY,
F~RIDA BY ~ENDING THE OFFICIAL ZONING
AT~S ~P N~B~ 9634N; BY C~GING THE
ZONING C~SSIFICATION OF THE HEREIN
-'~ESCRIBED R~L PROPERTY FROM "A" TO "PUD"
-~ATE H~L~ P~ ~ICH WILL CONSIST OF A
.~FFICES ~D A RESIDZNTIAL ~E~PMEST NOT
~TO~/__ EXCEED 280 DWELLING ~ITS FOR PROPERTY
~CATED ON THE WEST SIDE OF C.R. 951,
~PPROXI~TELY ~500 rem NORTH OF THE
NORTH 1-75 ~P, ~CATED IN SE~ION 34,
TO'SHIP 49 SO~, ~GE 26 ~ST,
COLLIER CO~TY, F~RIDA, CONSISTING OF
74.23 ACRES; ~D BY PROVIDING ~
EFFE~IVE DATE.
W~EREAS, Golden Gate Investments Limited, Inc., through
its representatives ~arbara Cawley of Wilso~.,_Miller, Barton
& Peek, Inc., and Donald A. P.[ckworth, 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:
.. The Zoning Classification of the herein described real
property located in Section 34, Township 49 South, Range 26
East , Collier County, Florida,is changed from "A" to "PUD"
Planned Unit Development in accordance with the Golden Gate
Health Park PUD Document, attached hereto as Exhibit "A" and
incorporated by reference herein. The Official Zoning Atlas
Map Number 9634N, as described in Ordinance Number 91-102,
the Collier County Land Development Code, is hereby amended
accordingly.
-1-
SECTION TWO:
This Ordinance shall become effective upon receipt of
notice from the Secretary of State that this Ordinance has
been filed with the Secretary of State.
PASSED AND DULY ADOPTED by the Board of County
Commissioners of Collier County, Florida, this ~_~__~day of
BOARD OF COUNTY CO~MISSIONERS
' ~ ' COLLIER. _ GOUNT~, FLORIDA
ATTEST: ' ~- BY:
%~P~ROVED.'AS?%O FORM
~D L~%~UFFICI~CY '
~O~E M. S~DENT
ASSIST~ CO~Y A~O~EY
P~-92-40~IN~CE ~ts o~i~e fll~d wl~ the
nb/7593 ~ of Stq~'s Offl~e~
=~ ac~ledgeme9~~ that
fll~ recelv~ t~ ~Y ,
GOLDEN GATE HEALTH PARK
A PLANNED UNIT DEVELOPMENT
Pr~parexi By:
Barbara Cawle¥, AICP
Wilson, Miller, Bm'ton & Peek, Inc.
3200 Bailey Lane
Naples, Florida 33942
APPROVED BY CCPC:...~ptember 17.1992
APPROVED BY BCC: October 27 1992
ORDII'{ANCE NUMBER:, 92-82
APPENDIX "A"
TABLE OF CONTENTS
List of Exhibita Page ii
Statement of Complianc8 Page iii
Section I - Property Ownerahip and Legal Description Page I-I
Section II - Project Development Page II-1
Section ITI- Zone A - Hospital, Medical Center,
Medical-Related Office/Retail Page III-1
Section IV - Zone AB - Medical-Related Offi~ and
Group Housing Page IV-I
Section V - Zone B - Residential Page V-1
Section VI - Open Space Areas Page VI-1
Section VII - Development Commitments Page VII-1
Exhibits Page E-1
Table 1 - Phasing Schedule Page II-3
Table 2 - Development Standards, Zone B Residential Page V-4
LIST OF EXHIBITS & TABLES
Exhibit A - PUD Master Plan
Exhibit B - Aerial Photograph/Location Map
Exhibit C 1 - Topo~'aphic Map
Exhibit C 2 - Vegetation/Soils
Exhibit D - Conceptual Water..M.a~. agement Plan
Exhibit E - Community Services Map
Exhibit F - Survey ·
Table 1 - Phasing Schedule
Table 2 - Developmen! Standard;
Zone B Residential
STATEMENT OF COMPLIANCE
The purpose of this section is to express the intent of Naples Communiv/Hospital, Inc., and
Golden Gate Investments, Limited, hereinafter referred to as the Developer, to create a Planned
Unit Development (PUD) on 74+ acres of land located in Section 34, Township 49 South, Range
26 East, Collier Count, Florida. The name of this proposed Project shall be GOLDEN GATE
HEALTH PARK. The development of GOLDEN GATE HEALTH PARK as a PUD will be in
compliance with the planning goals and objectives et' Collier County as set forth in the Growth
Management Plan. The development will be consistent with the growth policies and land
development r~gulations adopted thereunder of the Grovah Management Plan Furore Land Use
Element a~d other applicable regulations for the following reasons:
I. The subject property is within the Urban Mixed Use District, as identified on the Future
Land Use Map as required by Objective I, Policy 1.lA of the Future LaSd Use Element.
2. The subject properly is in the Urban Residential ~ub-district of the Future Land Use Map
wher~ the majority of the popularlon growth and new intensive land uses ar~ intended to
locate.
3. The hospital/medical center use of subject parcel complies with the non-residential use in
Urban Mixed Use Disu'ict because it is considered an essential service as del'reed by the
Land Development Code. The medical related uses are therefore consistent with the Future
Land Use Designation, Description Section since they will be consu'ucted either concurrently
with, or subsequent to, the construclion of the hospital/medical center use and they will then
be located wiflfin 1/4 mile of a hospital or a medical cenler.
4. The Project will resuh in an efficient and economical extension of community facilities and
services, as required in Policies 3. I.H. and 3.1.L. of the Future Land Use Element.
5. The Project is in compliance with Policy 5.1 of ~he Traffic Circulation Element since it will
not significantly impact a roadway segment already operating and/or projected Io operate
within one year at an unacceptable level et' service.
6. The Project is in compliance with the goals, objectives and policies of the Conservation and
Coastal Management Element.
7. The Project is compatible and complementary to existing and future surrounding land uses,
as required in Policy 5.4 o£ the Future Land Use Element.
8. The Project is designed to incorporate water management and buffering ar~as, as required
by the Land Development Code and Objective 1.5 of the Drainage Sub-Element of the
Public Facilities Element.
~0~, (]57,,~. 213'
9. The Group Housing in thc Project is comp~,~ible with Policy 5.8 of the Futu~ Land Use
Element 'Fne Projec~ is located in the Urban Designated Ar~a of the Coufity and the
allowed d~nsity does not exceed the permitted density of 26 units per acr~.
10. The proposed density of ? units per gross acre is consistent with the number of units
allowed under the density rating system of the Futur~ Land Use Element. This project is
permitted a base density of four (4) dwelling units per gross acr~ and a bonus density of
three (3) units per gross acres for being located within one mile of an Activity Center.
l
SECTION I
PROPERTY OWNERSHIP AND LEGAL DESCRIPTION
1. I Pur~os~
The purpose of this Section is to set forth the location and ownership of the property,
and to describe the existing conditions of the property proposed to be developed under
the name of the Golden Gate Health Park.
1,2 Property Ownership
The subject property is curnmtly owned by Golden Gate Investmcnt, Limited, 3451
Bonita Bay Boulevard S.W., Suite 202, Bonita Springs, FL 33923 (hereinafter ~ferred
to as "Applicant" or "Developer").
1.3 Legal Descripti0n : ~' :'
The subject property is described as follows:.
Legal Description as furnished
(Deed - O.IL Book 826, Page 89 & 90)
That pordon of the North 1/2 of the Northeast 1/4 .of Section 34,
Township 49 South, Range 26 East, lying North of the 60 ft. easement
known as Access Road #2 said easement being described as follows:
COMMENCE at the Southeast coroer of the N.E. 1/4 of said Section 34,
Township 49 South, Range 26 East; thence, run South 88°48'27" West,
a distance of 100.01 feet to the Westerly Right of Way line of C. EL S-
951; thence, North 0°29'15" West, along said Right of Way line, a
distance of 1,355.48 feet for the POINT OF BEGINNING; thence, South
87°42'52'' West, a distance of 2,531.44 feet; thence, North 0°20'07"
West, a distance of 60.03 feet; thence, North 87°42'52" East, a distance
of 2,531.28 feet; thence, South 0°29'15" East, a distance of 60.03 feet
to the POINT OF BEGINNING.
The East 100 feet of the above described property is excepted from this
conveyance, said East 100 feet having been previously conveyed to the
State of Florida by special Warranty Deed dated July 8, 1957 and
recorded in the records of the Clerk of the Circuit Court in and for
CoUier County, Florida in OR Book 13, Page 77. This conveyance is
also subject to road right-of-way easements, drainage easements and all
other easements, restrictions, and reservations or record.
1.4 General Description of Property Area
The general location of the subject property is as follows:
A. The parcel of land located on the west side of CR-951 dirccdy south of the Golden
Gat~ Canal.
B. The site is cunently undeveloped sad the existing vegetation consists of pine flat
woods with palmettos.
C. The zoning classification prior to the date of this approved PUD was A.
1.5 Shc?r~ Title
This Ordinance shall be known as and cited as the "Golden Gau: Health Pa~k Planned
Unit Development Ordinance".
SECTION II
PROJECT DEVELOPMENT
2.1 Purpose
The purpose of this section is to delineate and generally describe the plan of
development, and its relationship to applicable Collier County ordinances.
2.2 General Plan of Devcloomenl
It is the developer's intention to create a Health Park with a full range of compatible
and complimentary land uses including residential, medical-related reu~il and office,
assisted congregate living facilities and group housing, hospiutl and medical center
buildings. These uses arc planned and integrated for compatibility to support long term
development of the hospital and health care related activities. It is the purpose of this
document to provide the required standards.~and to set'roi'th guidelines for the furore
dcvelopmem of thc Project.
2.3 m fiance with A licable 'nance
A. Regulations for development of Golden Gate Health Park shall be in accordance
with the contents of this document. Additionally, sections of the Collier County
Land Development Code and ordinances in effect at the lime of development
order application shall apply to the extent that applicable ordinances or codes do
not conflict with development rights and development conditions contained in
this document Where this document fails to provide development standards, the
provisions of the most similar district in the Land Development Code shall apply.
B. Unless otherwise def'mcd herein, or as necessarily implied by context, the
definitions of all terms shall be the same as the definitions set forth in the Land
Development Code in effect at the time of building permit application.
C. All f'mal local development orders for this Project am subject to the Collier
County Adequate Public Facilities Ordinance.
D. All conditions imposed and all graphic material presented depicting restrictions
for thc development of Golden Gate Health Park shall become pan of the
regulations which govern the manner in which thc PUD site may be developed.
E. Unless modified, waived or excepted by this PUD, thc provisions of other land
development codes, where applicable, remain in full for~e and effect with respect
to thc development of thc land which comprises this PUD.
2.4 Subdixis[on Approval
The rcview and approval of all subdivisions with.in the Project shall follow the design and
development standards and review procedures in Article 3 of the Land Development Code
in effect at the time of development approval. The developer reserves the fight to request
substitution of design changes pursuant to Sub-Section 3.2.7.2 LDC to the standards set
forth in applicable regulations.
2.5 Land Uses
A. Th~ location of land uses are shown on the PUD Master Plan, Exhibit A. Minor
changes and variations in building u'acts, location and acreage of these uses shall
I~ permitt~xl al preliminary subdivision plat approval, prelimina~ site
development plan approval and f'mal site development plan approval to
accommodate topography, vegetation, and other site conditions subject to the
provisions of Article 2, Division 2.7, Section'2.7.3.5, of the CoLlier County Land
Development Code. The specific location and sii~ b'f individual trac~s and the
assignment of dwelling units or medical office/retail square footage shall be
determined at the time of site development plan approval.
B. Since the property is to be developed over an estimated 9-year time period, any
projection of Project development can be no more than an estimate based on
current marketing knowledge. The estimate may change depending upon future
economic factors. Table I indicates, by Project year, the estimated absorption
schedule of residential units, hospital beds and non-residential square footage.
Year one on the table begins when the impacts of the use occurs, i.e., when uses
receive a certificate of occupancy.
C. Roads and other infraslructure may be either public or private, depending on
location, capacity, and design. The determination as to whether a road shall be
public or private shall be made by the developer at the time of subdivision
approval. Developer shall create appropriate associations which will be
responsible for maintaining the roads, streets, drainage, 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 County Code
regulating subdivisions, unless otherwise approved as an exception during
subdivision approval. Developer reserves the right to request substitutions to
Code design standards in accordance with Section 3.2.7.2 of the Land
Development Code.
t I I
TABLE 1
ESTIMATED ABSORPTION SCHEDULE
Year Medical Officc/Rclail Rcsidcnlial Hospital Medical C.~nter
(Square Feet) (Units) Beds or Square Feet Square feet
I - 14,000 s.f.
2 30,000 63
3 20,000 70
4 20,000 70
5 20,000 70
6 20.000 - 50 beds/65.000 s.f.
7 20.000 .
8 20,000 - 50 beds/40,O00 s.f.
9 20,000 .
The total acreage of the Golden Gate Health Park is approximately 74+ acres. The non-
residential uses occupy approximately 4-34 acres and are set forth on the PUD Master
Plan, Exhibit A. The residential uses occupy approximately +40 acres. The gross
residential density of 273 units does not exceed the permitted 7 units per acre. The
residential density on individual parcels of land throughout the Project will vary
according to thc type of housing placed on each pan:el of land.
2.7 Site Clcaripg gn~ Drainag~
Cica.ring, grading, carthwork, and sltc drainage work shall be performed in accordance
with thc Collier County Land Development Code and thc standards and commitments
of this document.
2.8 Ea meats for Utilities
All necessary easements, dedications, or other instrumeni~'s~all be granted to insu.~ the
continued operation and maintenance of all service utilities in compliance with
applicable regulations in effect at the time approvals are requested.
2.9 Temo Wastewater Treatm nt Plants
The location and operation of the temporary wastewater treatment plan shall be in
compliance with the applicable sections of the Collier County land Development Code,
the Sanitary Sewer Element of the Collier County Comprehensive Plan and Florida
Department of Environmental Regulation regulations.
2.10 Lake Siting
'.
As depicted on the PUD Master Plan, lakes have been preliminarily sited. The goal of
this Master Plan is to achieve an overall aesthetic character for the Project, to permit
opdmum use of the land, and to increase the efHciency of the water management
network. Accordingly, the setback requLr~ments described in Section 3.5.7 of the Land
Development Code may be reduced with the approval of the County Engineer.
2.11 Off-Street Parking. and Loading
Ail off-s~'eet parking and loading facilities shall be designed in accordance with
Division 2.3 of the Land Development Code.
2.12 Use
Utilization of the Hghts-of-way for landscaping decorative entrance ways and signage
shall be reviewed and approved by the Transportation Administrator prior to ,-.ny installations.
2.13 Amendments to PUD Document or PUD Master Plan
Amendments may be made to the PUD as provided in Anic]¢ 2, Division 2.7, Section
2.7.3.5. I, of the Collier County Land Development Code.
2.14 Limltadons of Planned Unit Development App..royal
As provided for vdthin Article 2, Division 2.7, S~cdon 2.7.3.4, of the Collier County
Land Development Code.
2.15 Pollin~ Places
Polling places shall be provided, in accordance with Article 3, Division 3.2, Section
3.2.8.3.14, of the Collier County Land Development Code.
2.16 ,PUD Monitoring
:. ::':'
An annual monitoring report shall be submitted pursuant to Article 2, Division 2.7,
Section 2.7.3.6, of the Collier County Land Development Code.
2.17 Site Development Plan Approval
The provisions of Ardcle 3, Division 3.3 of due Collier County Land Development Code
shall apply to thc development of platted tracts or parcels of land prior to the issuance
of a building permit or other development order.
2.18 impact ]=ecs
Development within the Project shall be subject to all lawfully adopted impact fees
appropriate for each land use in effect at the time of development.
2.19 ^gencv Jurisdiction
The Applicant has conducted site inspections within the U.S. Army Corps of Engineers,
the Florida Department of Environmental Regulation, and the South Florida Water
Management District. These agencies have confirmed that the site contains no wetlands
under their respective jurisdictions.
2.20 Dedication and Maintenance of Facilities
The Developer shall create appropriate homeowner or property owner associations which
will be responsible for maintaining the roads, streets, drainage, water and sewer
improvements where such systems are not dedicated to the County.
,0aun.o~u, oe~,~.u, ii - 5
SECTION
ZONE A .HOSPITAL MEDICAL CENTER MEDICAL-RELATED OFFICFJRETAIL
The purpose of this section is to delineate and generally describe the Zone A plan of
development, the respective land uses included in Zone A, and thc development criteria
for Zone A.
Regulations for development in Zonc A shall be in accordance with thc contents of this
document.
3.3 P rmittcd Uses and S~ructures
Thc hospital, medical center, and medical-~lated office/retail uses in. Zonc A an:
identified in this PUD by thc numbering system in the Standard Indusa'ial Cock: (SIC),
either by Industry Group or by Indusu3t Number, Zonc A uses an: divided into
permitmd principal uses and permitted ancillary uses. All uses listed as permitted
principal uses in Section 3.3A shall be allowed within Zone A of the PUD. Permit't~d
ancillary uses listed in Section 3.3B arc uses only allowed within a principal structur~
where the majority of the su'ucturc is occupied or r~served for permitted principal uscs.
No building or structure, or part thereof, shall be erected, altered or used, or land or
water used, in whole or in pan, for other than the following:
A. Zone A Ps'sci al Uses
5912 - Drugstores and Proprietary Stores (Drugstores and Pharmacies, only)
5995 - Optical Goods
7352 - Medical Equipment Rental and Leasing
7991 - Physical Fimcss Facilities
80** - Health Services
8011 - Offices and Clinics of Doctors of Medicine
8021 - Offices and Clinics of Dentistry and Health Insurance
8031 - Offices and Clinics of Doctors of Osteopathy
8041 - Offices and Clinics of Chiropractors
8042. Offices and Clinics of Optometrists
8043 - Offices and Clinics of Podiatrists
8049 - Offices and Clinics of Health Practitioncr~
8062 - General Medical and Surgical Hospitals
8069 - Specialty Hospitals
8071 - Medical Laboratories
8072 -Dcntal Laboratorlcs
8082 -Homc Health Carc Scrviccs
8092 - Kidney Dialysis C. cntcrs
8093 - Specialty Outpatient Facilities
8099 - Health and Allied Scrviccs
8249 - Vocational Schools (Nursing Schools - Practical, only)
83** - Social Services
8322 - Individual and Family Social Scrviccs
8351 - Child Day Carc Services
8399 - Social Services
8621 - Profcssional Mcmbcrships (Dcntal, Mcdical & Scicnti_qc Associations,
only)
8731 - Commercial Physical and Biolog!cal Rcscarch (Biological, Chemical
and Physical Rcscarch, only)
8733- Non-Commercial Rcscarch:OrganizatiOnf' (Biological, Mcdlcal and
Scicntlfic Rcscarch, only)
9431 - Administration of Public Hcalth Programs
Tcmporary Wastcwatcr Treatment Plants
Any other usc or scrvicc which is compantblc in nature with thc fore:going uscs
and which thc Dcvclopmcnt Services Director dctcrmincs to bc compatible in thc
dis~ct.
B. Zonc A Ancillary Uscs
5441 - Candy, Nut and Confcctloncry Stores ·
" 5812- Eating Placcs (Coffcc shops, grills, .lunch counters, sandwich shops,
only)
5942 - Book Storcs
5947 - Gift Shops
5992- Florists
5994- News Dcalcrs and Ncwsstands
6321 - Accident and Hcalth Insurancc
6324 - Hospital and Mcdical Scrvicc Plans
6371 - Pcnsion, Health and Wclfarc Funds
Any othcr usc or scrvicc which is comparable in naturc with thc forcgoing uses
and which thc Dcvcloprncnt Services Director dctcm~incs to bc compatiblc in thc.
disn'ict.
ll~l~J']-Oi~lIZlJ III - 2
C. Permitted Accessory Uses and Str~.ctur~s
1. Customary accessory uses and structures
2. Parking garages
3. Signs, in accordance with Section 2.5 of the Land Development Code.
4. Caretakers r~sidencc(s)
5. Commercial Eanhmining in accordance with Section 7.2 of this
.. document.
6. Water management facilities; essential services, in accordance with
Section 2.6.9 of the Land Development Cod~..
i.'
3.4 D~v¢lopment Standards
A. ltospital, Medical Center and Medical-Related Office/Retail
1. Minimum Lot An:a: Ten thousand (10,000) squar~ feet.
2. Maximum Height: Fifty (50) feet, except that the maximum height for
buildings north of the main entx7 road shall be 35'.
Building heights shall be defined as the vertical distance measured from
the first finished floor to the highest point of the roof surface of a Hat
" or Bermuda roof, to the deck line of a mansard roof and to the mean
height level between eaves and ridge of gable, hip and gambrel roofs.
When: minimum floor elevations in flood prone an:as have been
established by law, the building height shall be measured from such
required minimum floor elevations.
3. Minimum Lot Width: Seventy-five (75) feet.
4. Minimum Yard Setback Requirements:
a. Front Ya4'd - Twenty-five (25) feet.
b. Side Yard - Fifteen (15) feet. '.
: c. Rear Yard - Fifteen (15) feet.
cl. Lal~fmnt - Zero (0) feet, provided architectural bank txeatment is
incorporated into the design, otherwise twenty (20) feet to conu'ol
elevation. S~tbacks of less than twenty (20) feet shall be
specifically approved by Project Review Services with respect to
maintenance and access.
e. Canal Maintenance Easement - Fifteen (15) feet.
5. Buffers - All buffer setbacks shall be measured from platted lot
boundaries. The largest siz~ buffer shall be located on thc property
with the most intense land use. When the land uses ar~ of equal
intensity, each parcel shall be required to provide the minimum buffer.
External - All external buffers shall comply with the buffer
provisions of Section 2.4.7 of the Land Development Code except
that the minimum buffer between the office/retail use and the
adjacent golf course sh.all be twentx. ~0) feet.
b. Imemal -
1) Minimum buffer 'between internal office/r~tall parcels shall
be five (5) feet.
2) Minimum buffer between internal hospital parcel and
office/r~tail shall be tcn (I0) feet.
3) Minimum buffs' between internal office/retail and SIC
number 8051, 8052, 8059, and 8361 uses shall bc fifteen
· ' (15) feet.
4) Minimum buffer between internal office/retail parcels and
internal rights-of-way shall bc ten (10) feet.
.!
225
SECTION IV
ZONE AB - MEDICAL-RELATED OFFICE AND GROUP HOUSING
The purpose of this section is to delineate and generally cl~scribe the Zone AB plan of
development, the r~spective land uses included in Zone AB and thc development criteria
for Zone AB.
4.2
Regulations for development in Zone AB shall be in accordance with the contents of this
docurneflL
4.3 Permimd Uses and Struc ;. :'-' :'
.,
The medical-r~lated office and special-nee& housing uses in Zone AB are identified in
this PUD by the numbering system in the Standard Industrial C. ode (SIC) either by
Industry Group or by Industry Number. All uses listed in these Industry Groups or
Industry Numbers shall be permitted uses within this PUD. No building or structure,
or part thereof, shall be erected, altered or used, or land or water used, in whole or in
part, for other than the following:
A. Zone AB Uses
6321 - Accident and Health Insurance
" 6324 - Hospital and Medical Scrvicc Plans
6371 - Pension, Health and Welfare Funds
7991 - Physical Fitness Facilities
80'* - Health Services
8011 - Offices and Clinics of Doctors of Medicine
8021 - Offices and Clinics of Dentists
8031 - Offices and Clinics of Doctors of Osteopathy
8041 - Offices and Clinics of Chiropractors
8042 - Offices and Clinics of Optometrists
8043 - Offices and Clinics of Podiatrists
8049 - Offices and Clinics of Health Practitioners
8051 - Skilled Nursing Facilities (Gwup Itousing)
8052 - Intermediate Care Facilities (Group Housing)
8059 - Nursing and Personal Cam Facilities (Group Housing)
8062 - General Medical and Surgical Hospitals
8069 - Specialty Hospi~s
8071 - Medical Laboratories
8072 - Dental Laboratories
8082 - Home Health Care Services
8092 - Kidney Dialysis Centers
8093 - Specialty Outpatient Facilities
8099 - Health and Allied Services
8249 - Vocational Schools (Nursing Schools - Practical, only)
8361 - Resid:ntial Car~ (Group Housing)
Temporary Wastewater Treatment Plants
Any other use or service which is comparable in natur~ with the for~golng uses
and which the Development Services Director d~,,'rmines to be compatible in the
district.
B. Permit~d Accessory Uses and Structures
I. Customary accessory uses and. su'uctur~s:~- -:
2. Parking garages.
3. Signs, in accordance with Section 2.5 of the Land Development Coda.
4. Caretakers r~si~nce(s).
5.. Commercial Earu'unining in accordance ..with Section 7.2 of this
document.
6. Water management facilities; essential services, in accordance with
Section 2.6.9 of the Land Developmen.t Code.
4.4 Der lo rnent Standard
A. Mexlical-R¢lated Office
1. Minimum Lot Area: Ten Thousand (10,000) squar~ feet.
2. Maximum Height: Fifty (50) feet, except that thc maximum height for
buildings north of the main cnu'y road shall be 35'.
Building heights shall be defined as the vertical distance measured from
the £~rst £mished Hoer to the highest point of the roof surface el' a fiat or
Bermuda roof, to the deck line of a mansard roof and to the m¢~ height
level between caves and fldg¢ of gable, hlp and gambrel roofs. Where
minimum floor elevations in flood prone areas have been established by
law, thc building height shall be measured from such required minimum
floor elevations.
3. Minimum Lot Width: Seventy-five (75) feet.
4. Minimum Yard Setback Requirements:
a. Front Yard - Twenty-five (25) feet.
.. b. Side Yard - Fifteen (15) feet.
c. Rear Yard - Fifteen (15) feet..
d. Lakefront - Zero (0) f~.t, provided_arcAitectural bank treatment is
incorporated into the design, otherwis~ twenty (20) feet to control
'. elevation. Setback~ of less than twenty (20) feet shall be
specifically approved by Project Review Services with respect to
maintenance and access.
e. Canal Maintenance Easement - Fifteen (15) feet.
5. Buffer~ .Ail buffer ~etbacks shall be measured from platted lot
boundaries. The largest size buffer shall be located on the property with
the most i~tense land use. When the land uses ~re of equal intensity,
each parcel shall be required to provide the minimum buffer.
a. External - All external buffer~ shall comply with thc buffer
provisions of Section 2.4.7 of the Land Development Code except
that the minimum buffer between the office/group housing use
and the residential units across the canal shall be twenty (20) feet.
b. Internal -
1) Minimum buffer between internal office parcels shall be
five (5) feet.
2) Minimum buffer between internal hospital parcel and
office shall be ten (10) feet.
3) Minimum buffer between internal office and SIC number
8051, 8052, 8059, and 8361 uses shall be fifteen (15) feet.
4) Minimum buffer between internal office parcels and
internal fights-of-way shall be five (5) feet.
B. SIC Number~ 8051, 8052, 8059, and 8361 (Group Housing)
I. Minimum Habitable Floor Area: 1,500 square feet plus 200 square feet
per live-in person, beginning with the seventh live-in person.
2. Minimum Lot An:a: 6,000 square feet plus 1,500 square feet per live-in
person, beginning with the seventh live-in person.
: 3. Parking Requirements: 2 parking spaces per 5 beds.
4. No structure shall be erected within 20 feet of any abutting multi-family
residential lot or parcel.
5. No structure shall be erected ~thin 25 fe~t ~f a mad right-of-way.
6. Sctb~k from C~nal Maintenance Easement: Tcn (10) feet.
7. Thc m~drnum density for thc SIC Numbers 8051, 8052, 8059 Md 8361
(Group Housing) units shall be 26 units per acre. For each acre of Group
Housing, the total office square footage allowed in thc project will be
reduced by 10,000 square feet. For example, ff 4 acres of Group
: Housing units are provided, the office square'footage will be reduced by
40,000 square feet. The maximum number of acres which may be
converted from office square footage to Group Housing in Zone AB shall
be seven (7) acres.
8. Landscaping Requirements: As required in Division 2.4 of the Land
: Development Code, unless otherwise stated in this PLrD.
tonsm-~oo~,u. IV - 4
SECTION V
ZONE B - RESIDENTIAL
$. 1 ..Purpose
The purpose of this section is to delineate and generally describe the Zone B plan of
development, the respective land uses included in Zone B and the development criteria
for Zone B. The concept for the r~sidential component of the project is to provide
flexibility in residential uses, with the specific character of the residential use or uses
to be determined by market conditions and by the specific nature and character of the
medical uses developed within Golden Gate Health Park. Thus it is important that the
r~sidential component be broad and flexible enough lo accommodate this purpose. The
project presents a unique design concept in that it affords the opportunity for uses of the
facilities, or employees, or combinations thereof to r~side in close proximity to the
medical facilities. "
5.2 Oeneral Descrintion
The areas designated as Zone B on the Master Land Use Plan are designed to
accommodate residential dwelling units.
: 5.3 Permitted Uses and Sa'uctures
A. Zone B Uses
1. Single-fantily dwellings.
: 2. Multiple-family dwellings. ..
3. Duplexes.
4. Group Housing (in accordance with Section 2.6.26, Land Development
Code).
$. Cjuster Development per 2.6.2?, Land Development Code.
6. Model Homes (in accordance with Section 2.6.33, Land Development
Code.)
7. Child care centers.
8. Any other use which is comparable in nature with the foregoing uses and
which the Collier County Planning Services Manager determines to be
compatible in the district.
B. Uses Accessory to Permitted Uses
1. Customary accessory uses or structures.
2. Signs, in accordance with Section 2.5 of the Land Development Code.
3. Recreational facilities that serve as an integral part of the residential
development.
4. Non-commercial boat launch facilities;
5. Commercial Earthmining in~'accordanc~'~vith Section. 7.2 of this ..
: document.
;, 6. Essential services, in accordance with Section 2.6.9 of the Land
Development Code; water management facilities; lakes, including lakes
with bulkhead and other types of architectural bank m~atment.
5.4 ~Development Standards
A. Table 2 sets forth the development standards for land uses within ~he Zone B
Residential District.
' B. Site development standard~ for category 1, 2 ~nd 3 uses as reflected in Table 2
apply to individual lot boundaries; standards for category ,4 uses apply to platted
development parcel boundaries.
1. Front yard setbacks for the above-referenced categories shall be measured
as follows:
a. If the parcel is served by a platted County dedicated public fight-
of-way, setback is measured from the existing fight-of-way line.
b. If the parcel is served by a platted private drive, setback is
measured from the road easement or parcel line.
c. If the parcel is served by a non-platted private drive, setback is
measured from back of curb or edge of pavement, whichever is
closer to the structure.
2. Standards for parldng, landscaping, signs, guard houses, entrance gates
and other land uses not speci/ied herein arc to bc in accordance with
Collier County Land Development Regulations in effect at thc time final
local development orders arc requested unless otherwise specified herein.
Unless otherwise indicated, setback, heights, and floor area standards
listed in Table 2 apply only to principal structures.
3. Development standards for thc Group Housing units shall be in
accordance with Section 2.6.26 of thc Land Development Code and
development standards for Cjuster Development units shall be in
accordance with Table 2 of this document.
C. Accessory Structure Setback - Subject to Section 2.6.2 of thc Land Development
Code.
D, Thc maximum density for the Group Housing units shall be 26 traits per acre.
For ~ch Group Housing unit, the total r~sidential units allowed in the project
will be reduced by .4 of a r~sidential dwelling unit. For example, if I00 Group
Housing units ar~ providexl, thc maximum total non-Group Housing ~sidentlal
units will be reduced from 273 units to 233 units. This ratio is based on an
equivalence of impacts between Group Housing and r~sidential units. The
maximum number of Group Housing units i~rmitted shall be 200 total units.
E. No attached single family homes (not including z~ro lot line homes) may be
located Igtwe~n two detached single family homes which ar~ less than 300 feet
.. apart if they am part of the same platted block.
TABLE 2
DEVELOPME .NT STANDARDS
ZONE B - RESIDENTIAL
PERMITTED USES SINGLE PATIO HOMES DUPLEXES/
STANDARDS FAMILY /ZERO LOT TOWN- MULTI-
DETACHED LINE HOUSES FAMILY
Cau:gory I 2 3 4
Minimum Site Area 6000 SF 4500 SF/Lot 4500 SF/D.U. I Acre
Minimum Lot Width Interior 60' 45' 90' 150'
Minimum Lot Width Corner 70' 50' 100' 150'
Front Yard Setback 25' 25' 25' 30' With 1'
Additional
Setback for
Each Foot
'.' '~ ': Over 35'
Side Yard Setback - 7.5' 0 or 5' 7.5' Same as Front
PKndpal A Accessory ... Yard
Rear 'lard Setback - " 20' 15' 20' Same as Front
Priacipal Yard
Maximum Building Height.1 35' 35' · 35, 50'*a
Distance between Principal 15' I0' 15' 15' or I/2
S i~-uct~a-~s SBH*~
Floor Ar~a Minimum 1000 SF I000 SF 750 SF
a. Efficiency 450 SF
b. {)ne Bedroom 600 SF
c. Two or more Bedrooms 750 SF
"~ Building heights shall be defined as the vertical distance measured from the f'u'~t finished floor to the
highest point of the roof surface of a fiat or Bermuda roof, to the deck line of a mansard roof and to
the mean height level between eaves and ridge of gable, hip and gambrel roofs. Where minimum floor
elevations in flood prone areas have been established by law, the building height shall be measured
from such required minimum floor elevations.
"" No building or structure shall exceed a height of 35' or 3 habitable stories within 200 feet of the
northern boundary of Zone B.
,5 SBH - Sum of building heights.
I,~"217~/~-04~60011.PLP V - 4
SECTION Vl
OPEN SPACE AREAS
·6.1-
The objective of this Section is to set forth the regulations for areas designated on
Exhibit A Planned Unit Development (PUD) Master Plan, as open space. Open space
a/cas are included as a part of the PUD Zones A, AB and B; however, they shall be
further limited in use according to this section.
6.2 ..Permit'sed ~se~ and 5truetT~ - Open Space Area~
No building or structure, or part thereof, shall be erected, altered or used, or land or
.... water used, in whole or in part, for other than the following:
A. Parks, passive recreational m-cas, boardwalks, observation platforms.
B. Biking, hilclng, health and nature trails, boat doc~:..fi..s, hing piers, canoe launches,
boat storage. '.'
C. Water management facilities and lakes, as approved by the South Florida Water
Management District (SFWMD), roadway crossings and utility crossings.
D. Recreational shelters and restrooms, lighting and signage.
E. Any other activity or use which is comparable in nature with the foregoing uses
and which the Collier County Planning Services Manager determines to be
compatible with the intent of this district.
.. 6.3 DeveI0pment Standards
A. Overall site design shall be harmonious with the area's hat,al characteristics.
B. All work proposed in open space a.reas designated on the Master Plan shall be
reviewed and approved by the Collier County Development Services and other
appropriate regulatory agency prior to the commencement of any such activity.
C. Setbacks and other development standards for structures shall be in accordance
with the PUD district in which the open space occurs.
SECTION VII
DEVELOPMENT ~OMMITMENTS
7.1 Water Management
A. Should the South Florida Water Management District, or any other ngcncy,
during it's review process cause changes to be mad= to the site plan or 6rainage
facilities, Project Review Services shatl reserve the right to re-review the proje, ct
and have it brought befog the Environmental Advisory Board.
B. ^ maintenance easement varying between 0' and 20' as necessary based on the
surveyexl property line of the project shall be provided to ColLier County along
the southern side of the Golden Gag Canal, the entire length of this project's
.... northern property line. This easement shall be unobstructed and accessible to the
county's maintenance equipment. The project's water management berm may be
located in the easement so long as it do~s not hinder access of maintenanc~
equipment. All buffers shall be located outside of the canal maintenance
easement. The location of the easement and the berm shall be reviewed and
approved by Project Review Services and Big Cypress Basin prior to
construction plans and plat approval. :
C. A 20 ft. maintenance easement shall I~e provided around the perimeter of each
lake along with an access easement to each lake.
7.2 Provision for Off-site Removal of Earthen M~terial
: A. The excavation of earthen material and its stock piling in preparation of water
management facilities or to otherwise develop water bodies is hereby permitted
in Zones A, AB and B. If after consideration of fill activities on those buildable
portions of the project site are such that there is a surplus of earthen material
then its off-site disposal is also hereby permitted subject to the following
conditions:
1. Excavation activities shall comply with'the definition of a "development
excavation" pursuant to Division 3.5 of the Land Development Code
whereby off-site removal shall be limited to 10% of the total up to a
maximum of 20,000 cubic yards.
2. All other provisions of said Division 3.5 am applicable.
7.3 Environmental
A. Prior to final consu'uction plans and plat approval:
1. A gopher tortoise management plan shall be submitted to Florida Game
and Fresh Water Fish Commission and Collier County Project Review
[I57- t235
Services for review and approval. The plan shall emphasize the retention
of burrows within appropriate on-site habitat.
2. It' required by the Florida Game and Fresh Water Fish Commission, a
management plan for retention of red-cockaded woodpecker forage
habitat protection shall be submitted to Florida Game and Fr:sh Water
Fish Commission and Collier County Project Review Services for review
and approval. This area may encompass all or part of the gopher tortoise
habitat areas, if appropriate to both species.
B. The project is in compliance with Section 3.9.5.5.3 of the Colfier County Land
Development Code. The 259'0 native habitat acreage as provided on the PUD
Master Plan, shall be monitored at each t'mal subdivision plat submittal. The
petitioner shall receive credit fi.om any phase wher~ thc 25% amount is exceeded
to be applied to a phase wher~ it is not. In any phas~ of development where
credit toward the 25% is needed, the petitioner shall delineate on the final
subdivision plat the percentage of viable naturally functioning native vegetation
retained and/or areas of landscaping and open space which ar~ planted with
native species. The petitioner shall show the calculations on each f'mal
subdivision plat which totals the overall 259'0 for the project build-out.
C. The approximate limits of ground water protection zone W-4 shall be delineated
on the final plat.
D. Prior to final site development plan approvals, a management plan for all
individual areas of preserved plant communities larger than one half (~A) acre in
area, as required by Collier County Land Development Code Section 3.9.5.3,
shall be provided to Project Review Services environmental staff for review and
approval.
7.4 Transportation
A. The developer shall make a fair share contribution toward the capital cost of
traffic signals at any of the project entrances when deemed warranted by the
Transportation Administrator. The signals will be owned, operated and
maintained by Collier County.
B. The developer shall provide arterial level street lighting at all project entrances.
C. All traffic control devices used, excluding street name signs, shall comply with
the Manual on Uniform Traffic Control Devices (Chapter 316.0747, Florida
Statutes).
D. Appropriat~ turn lanes shall be provided at all access points on arterial roadways
in accordance with Collier County Public Right-of-Way Manual and Ordinance
82-91.
E. Payment of road impact fees shall be in accordance with the applicable ordinance
~mm.-o~zoo:s.m.~ VII - 2
as amended with thc stipulation that payment shall occur at the time of building
permit issuance or in accordance with the requirements of the Adequate Public
Facilities Division 3.15. of the Collier County Land Development Code.
F. Except in the case of a connection required or directed by governmental
authority, when the developer connects one of the eul-de-sac's in the project to
any county road that may bc constructed on the existing 60' county road
casement on thc south side of the project, he will be required to make a fair
share contribution to cover the cost of construction of that portion of thc
easement used by thc project. Provided however that a fair share contribution
shall only bc requL-~d if the road is constructed by funds derived from
assessments or other charges levied against properties in accordance with an
apportionment of benefits.
?.s ~
A. Water distribution, sewage collection and transmission and interim water and/or
sewage treatment facilities to serve thc project ar~ to be designed, constructed,
conveyed, owned and maintained in accordance with Collier County Ordinance
No. 88-76, as amended, and other appllcablc County rules and regulations.
B. It is anticipated that thc County Utilities Division will ultimately supply potable
water to meet the consumptive demand and/or receivc and treat the sewage
generated by this project. Should the County s~stem not be in a position to
supply potable water to thc project an~or receive the project's wa~tewatcr at thc
time development commences, the Developer, at his expense, will install and
operate interim water supply and on-sit~ treatment facilltics and/or interim on-sit~
sewage treatment and disposal facilities adequate to meet all rcquircmcnts of the
appropriate regulatory agencies. An agreement shall lac entered into between the
County and thc Developer, binding on the Developer, his assigns or successors
regarding any interim treatment facilities to be utilized. Thc agreement must bc
legally sufficient to thc County, prior to the approval of construction documents
for the project and be in conformance with the requirements of Collier County
Ordinance No. 8g-76, as amendr~
C. If an interim on-site water supply, treatment and transmission facility is utilized
to serve the project, it must be properly sized to supply average peak day
domestic demand, in addition to f'ir~ flow demand at a rate approved by the
appropriate F'u~ Control District servicing the project area.
D. The utility construction documents for the project's sewerage system shall be
prepared to contain the design and construction of the on-site force main which
will ultimately connect the project to the future central sewerage facilities of the
District in the C.R. 951 rights-of-way. The force main must be extended from
the western right-of-way line of C.R. 951. It must be interconnected to the pump
station with appropriately located valves to permit for simple redirection of the
project's sewage when connection to the County*s central sewer facilities
becomes available.
VII - 3
E. Off-Site Utilities Improvements:
1. Wam.___xr
Thc existing off-site water facUities of the district must be evaluated for
hydraulic capacity to r~rve ~his project and reinforced as r~quh'ed, if
n~cessm'y, consistent with thc county's Water Master Plan to insure that
the district's water system can hydraulically provide a sufficient quantity
of water to me~t the anticipated demands of the project and the District's
existing committed capacity.
2. S~wer
The existing off-sim sewage transmission facilities of the District must be
evaluatexl for hydraulic capacity to serve this project and improved as
requb'ed outside thc project's boundary to provi~ adequate capacity to
transport the additional wastewater generated without adverse impact to
the existing transmission facilities.
COMMUNITY SERVICES MAP'
SHF.~IFF SUBSTATION
FIRE DEPARTMENT
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EXHIBIT
.o~ (~57-~243
STATE OF FLORIDA
COUNTY OF COLLIER
I, JAMES C. GILES, C/erk of Courts tn and for the
Twentieth Judicia/ Circuit, Collier County, F/or/da, do
hereby certify that the foregoing is a true copy of:
Ordinance No. 92-82
which was adopted by the Board of County Commissioners on
the 2?th day of October, 1992, during:Regular-S~ssion.
WITNESS my hand and the official seal of the Board of
County Commissioners of Collier County, Florida, this 3rd
day of November, 1992.
JAMES C.' GILES
Clerk of Courts and Clerk "'
Ex-officio to Board of
County Commissioners
~y: /s/Maureen Kenyon " ' '''
Deputy Clerk ':