Ordinance 2004-28
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~ \I1 ",' AN ORDINANCE OF THE BOARD OF COUNTY
~~~ I,.~ COMMISSIONERS AMENDING ORDINANCE NUMBER.
ltLOa,69 91-102 THE COLLIER COUNTY LAND DEVELOPMENT; _.
CODE WHICH INCLUDES THE COMPREHENSIVE ZONING:~ -) .0:-
REGULATIONS FOR THE UNINCORPORATED AREA OF£f"J ~;
COLLIER COUNTY, FLORIDA BY AMENDING THE
OFFICIAL ZONING A TLAS MAP NUMBERED 0623N BY
CHANGING THE ZONING CLASSIFICA TION OF THE
HEREIN DESCRIBED REAL PROPERTY FROM "A" RURAL
AGRICULTURAL AND "TTR VC" TRA VEL TRAILER
RECREATIONAL VEHICLE CAMPGROUND TO "PUD"
PLANNED UNIT DEVELOPMENT TO BE KNOWN AS THE
COLLIER REGIONAL MEDICAL CENTER PUD FOR A
MAXIMUM OF 260,000 SQUARE FEET OF HOSPITAL AND
RELA TED USES AND 80,000 SQUARE FEET OF MEDICAL
OFFICE AND RELATED USES, LOCATED ON THE EAST
SIDE OF COLLIER BOULEVARD (C.R. 951),
APPROXIMATELY 3 MILES NORTH OF TAMIAMI TRAIL
(US. 41) AND APPROXIMATELY FOUR MILES SOUTH OF
1- 75, IN SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26
EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 60:!:
ACRES; AND BY PROVIDING AN EFFECTIVE DATE.
ORDINANCE NO. 04 - 28
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WHEREAS, Margaret Perry, AICP, of Wilsonmiller, Inc., representing Collier HMA,
Incoporated, 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, that:
SECTION ONE:
The zoning classification of the herein described real property located in Section 23,
Township 50 South, Range 26 East, Collier County, Florida, is changed from from "A" Rural
Agricultural and "TTRVC" Travel Trailer Recreational Vehicle Campground to "PUD" Planned
Unit Development to be known as the Collier Regional Medical Center PUD for a maximum of
260,000 square feet of hospital and related uses and 80,000 square feet of medical office and related
uses in accordance with the Collier Regional Medical Center PUD Document, attached hereto as
Exhibit "A" and incorporated by reference herein. The Official Zoning Atlas Map numbered
0623N, 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.
Page 1 of 2
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PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida, this ~ day of ~. 2004.
"
BOARD OF COUNTY COMMISSIONERS
COLLIER COU TY, FLORIDA
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BY:
DONNA IALA, CHAIRMAN
This ordinance filed with the
~f!~.w.tary of State's Offj.ç~ .the .
t.:::E.. day of trJ/l..t..L-, ~
and ocknowl-edge~e!"t ~thot
filing received tâs day
Of~ L
By ÿl
OeD
,/JC.
Marjorie Student
Assistant County Attorney
PUDZ-2003-AR-46 74/RB/sp
Page 2 of 2
EXHIBIT A
COLLIER REGIONAL MEDICAL CENTER
A
PLANNED UNIT DEVELOPMENT
PREPARED FOR:
Collier HMA, Inc.
5811 Pelican Bay Boulevard, Suite 500
Naples, FL 34108
PREPARED BY:
WilsonMiller, Inc.
3200 Bailey Lane, Suite 200
Naples, Florida 34105
and
Roetzell and Andress
850 Park Shore Drive
Trianon Centre, Third Floor
Naples, FL 34103
DATE FILED: 8/28/03
DATE REVIEWED BY CCPC: 4/15/04
DATE APPROVED BY BCC: 5-1(-0/1
ORDINANCE NUMB~ -Ør~~
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SECTION
TABLE OF CONTENTS
STATEMENT OF COMPLIANCE AND SHORT TITLE
SECTION I
SECTION II
SECTION III
SECTION IV
SECTION V
SECTION VI
EXHIBITS
EXHIBIT A
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LEGAL DESCRIPTION, PROPERTY OWNERSHIP,
AND GENERAL LOCATION AND EXISTING ZONING
PROJECT DEVELOPMENT
HOSPITAL SUBDISTRICT
MEDICAL OFFICE SUBDISTRICT
PRES EVE SUBDISTRICT
GENERAL DEVELOPMENT COMMITMENTS
COLLIER REGIONAL MEDICAL CENTER PUD MASTER PLAN
(WifsonMiller file #D-3925-04)
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111
STAT EMENT OF COMPLIANCE
The purpose of this Section is to express the intent of Collier HMA, Inc., a subsidiary of Health
Management Associates, Inc., hereinafter referred to as the developer, to create a Planned Unit
Development (PUD) on 60t acres of land located in Section 23, Township 50 South, Range 26
East, Collier County, Florida. The name of this Planned Unit Development shall be Collier
Regional Medical Center. The development of the Collier Regional Medical Center PUD will be
consistent with the planning goals and objectives of Collier County as set forth in the Collier County
Growth Management Plan (GMP), The development will be consistent with the adopted Land
Development Code (LDC) and other applicable regulations, unless otherwise provided, for the
following reasons:
1. Collier Regional Medical Center is located within two land use designations of the GMP,
Approximately 50 acres of the project are designated Urban Residential Fringe Subdistrict
and approximately 10 acres are designated Mixed Use Pctivity Center Subdistrict.
2, Within the urban area (which includes both the urban residential fringe and mixed use
activity center subdistricts), essential services, as defined by the most recent Land
Development Code, are permissible, As defined in Section 2.6,9,2 of the LDC, a hospital is
an essential service. Therefore, location of a hospital on this property is in compliance with
the GMP,
3, Urban designated areas also can accommodate support medical facilities such as physicians'
offices, medical offICes, treatment, research and rehabilitative centers, and pharmacies
provided the dominant use is medically related and located within X mile of an existing or
approved hospital or medical center, Approval of such support medical facilities may be
granted concurrent with the approval of new hospitals. Therefore, the support medical offices
within the Collier Regional Medical Center PUD are in compliance with the GMP.
4. Per policy 6.1.1 of the Conservation and Coastal Management Element of the GMP, within the
project, a minimum of 15% of the native vegetation present shall be preserved,
5. Areas that fulfill the required native vegetation standards shall be set aside as preserve areas,
shall be identified as separate preserve tracts, and protected by a permanent conservation
easement to prohibit further development. These on-site preserve areas shall be part of and
counted toward the open space requirements.
SHORT TITLE
This ordinance shall be known and cited as the "COLLIER REGIONAL MEDICAL CENTER
PLANNED UNIT DEVELOPMENT ORDINANCE",
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SECTION I
LEGAL DESCRIPTION, PROPERTY OWNERSHIP, AND GENERAL DESCRIPTION
1.1
PURPOSE
The purpose of this Section is to set forth the legal description and ownership of the Collier
Regional Medical Center PUD, and to describe the location and existing zoning of the
property proposed to be developed, The Collier Regional Medical Center PUD is located
within Collier County.
1.2
LEGAL DESCRIPTION
A TRACT OR PARCEL OF LAND SITUATED IN THE STATE OF FLORIDA, COUNTY
OF COLLIER, LYING IN THE NORTHWEST QUARTER OF SECTION 23, TOWNSHIP
50 SOUTH, RANGE 26 EAST, BEING FURTHER BOUND AND DESCRIBED AS
FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF THE NORTHWEST QUARTER
OF SAID SECTION 23; THENCE N.89°04'19"E. FOR 1328,58 FEET TO THE EAST
LINE OF A PARCEL OF LAND DESCRIBED IN OFFICIAL RECORDS BOOK 2192,
PAGE 2057 OF THE PUBLIC RECORDS OF SAID COLLIER COUNTY, THE EAST
LINE OF THE WEST HALF OF SAID NORTHWEST QUARTER AND THE POINT OF
BEGINNING OF THE HEREIN DESCRIBED PARCEL OF LAND; THENCE
N.01°03'36"E. ALONG SAID EAST LINE OF SAID PARCEL AND SAID FRACTION
FOR 562.27 FEET; THENCE N.88°56'23"W. ALONG THE NORTH LINE OF SAID
PARCEL FOR 170.00 FEET TO AN INTERSECTION WITH THE WEST LINE OF A
FLORIDA POWER AND LIGHT COMPANY EASEMENT AS DESCRIBED IN OFFICIAL
RECORDS BOOK 808, PAGE 1324 OF SAID PUBLIC RECORDS; THENCE
S.01°03'36"W. ALONG THE WEST LINE OF SAID PARCEL AND SAID EASEMENT
FOR 85,74 FEET; THENCE S,86°52'06"W. ALONG THE NORTH LINE OF SAID
PARCEL FOR 1061.83 FEET TO AN INTERSECTION WITH THE EAST RIGHT-OF-
WAY LINE OF A COLLIER COUNTY CANAL; THENCE N.Ooo54'15"E. ALONG SAID
EAST RIGHT-OF-WAY LINE FOR 1190.00 FEET TO AN INTERSECTION WITH A
LINE PARALLEL WITH AND 1630.70 FEET NORTH OF (AS MEASURED ON A
PERPENDICULAR) THE SOUTH LINE OF SAID NORTHWEST QUARTER; THENCE
N.89°04'19"E. ALONG SAID PARALLEL LINE FOR 1232.97 FEET TO AN
INTERSECTION WITH SAID EAST LINE OF SAID WEST HALF OF THE NORTHWEST
QUARTER; THENCE N.01°03'36"E. ALONG SAID FRACTIONAL LINE FOR 68.31
FEET TO AN INTERSECTION WITH A LINE PARALLEL WITH AND 1698.98 FEET
NORTH OF (AS MEASURED ON A PERPENDICULAR) THE SOUTH LINE OF SAID
NORTHWEST QUARTER; THENCE N,89°04'19"E. ALONG SAID PARALLEL LINE
FOR 701.42 FEET TO AN INTERSECTION WITH A LINE PARALLEL AND 701,00
EAST OF (AS MEASURED ON A PERPENDICLUR) THE EAST LINE OF SAID WEST
HALF OF THE NORTHWEST QUARTER; THENCE S.01 °03'36"W, ALONG SAID
PARALLEL LINE FOR 1700,00 FEET TO AN INTERSECTION WITH THE SOUTH LINE
OF SAID NORTHWEST QUARTER; THENCE S.89°04'19"W. ALONG SAID SOUTH
LINE FOR 701.42 FEET TO THE POINT OF BEGINNING. '
PARCEL CONTAINS 60.00 ACRES, MORE OR LESS.
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PARCEL SUBJECT TO EASEMENTS, RIGHTS-OF-WAY, RESTRICTIONS AND
RESERVATIONS OF RECORD.
ASSUMED NORTH BASED ON THE SOUTH LINE OF THE NORTHWEST QUARTER
OF SECTION 23, TOWNSHIP 50 SOUTH, RANGE 26 EAST AS BEARING
N.89°04'19"W.
1.3
PROPERTY OWNERSHIP
The project owner and developer is Collier HMA, Inc., a Florida Corporation, whose
address is 5811 Pelican Bay Boulevard, Suite 500, Naples, FL 34108.
1.4
GENERAL LOCATION AND EXISTING ZONING OF PROPERTY
A
The total site area is 60:t acres and is located on the east side of Collier
Boulevard (CR. 951), approximately 3 miles north of Tamiami Trail (U.S. 41) and
approximately four miles south of 1- 75, This parcel is located within Section 23,
Township 50 South, Range 26 East, Collier County, Florida,
B.
The zoning classification of the subject property prior to the date of this approved
PUD Document was "ARura! Agricultural" and "TTRVC- Travel Trailer
Recreational Vehicle Campground,"
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SECTION"
PROJECT DEVELOPMENT
PURPOSE
The purpose of this Section is to generally describe the plan of development for the
Collier Regional Medical Center PUD, and to identify relationships to applicable County
ordinances, policies, and procedures,
GENERAL DESCRIPTION OF PROJECT PLAN AND PROPOSED LAND USES
The Collier Regional Medical Center PUD has an area of 60:t acres and shall consist of
a maximum of 260,000 square feet of hospital and related uses, 80,000 square feet of
medical office and related uses, and preserve and open space areas,
The Collier Regional Medical Center PUD Master Plan is illustrated graphically on
Exhibit "A" (WM, Inc. File No, D-3925-04) , A Land Use Summary indicating approximate
land use acreages is shown on the PUD Master Plan. The location, size, and
configuration of individual tracts shall be determined at the time of site development plan
approval, in accordance with Division 3.3 of the Collier County LDC,
COMPLIANCE WITH COUNTY ORDINANCES
A
Regulations for development of the Collier Regional Medical Center PUD shall be in
accordance with the contents of this PUD Ordinance, and to the extent they are not
inconsistent with this PUD Ordinance, applicable sections of the LDC which are in
effect at the time of issuance of any development order to which said regulations
relate which authorizes the construction of improvements, such as but not limited to
final subdivision plat, final site development plan, excavation permit and preliminary
work authorization, Where this PUD Ordinance does not provide developmental
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.
B.
C.
Unless modified, waived or excepted by this PUD Document or by subsequent
request, the provisions of other applicable sections of the LDC remain in effect with
respect to the development of the land which comprises this PUD.
All conditions imposed herein are part of the regulations which govern the manner
in which the land may be developed.
D,
The Subdivisions Division of the LDC (Article 3, Division 3.2) shall apply to the
Collier Regional Medical Center PUD, except where an exemption is set forth
herein or otherwise granted pursuant to LDC, Section 3.2.4.
The Site Development Plans Division of the LDC (Article 3, Division 3.3) shall apply
to the Collier Regional Medical Center PUD, except where an exemption is set forth
herein or otherwise granted pursuant to LDC, Section 3.3.4.
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B,
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ROADWAYS
Standards for roads shall be in compliance with the applicable provisions of the LDC
regulating subdivisions, unless otherwise modified, waived or excepted by this PUD or
approved during the preliminary subdivision plat approval process, if said process is
required. The developer reserves the right to request substitutions to Code design
standards in accordance with Subsection 3.2.7.2 of the LDC. The developer also retains
the right to establish gates, guardhouses, other access controls, signs and monuments as
may be deemed appropriate by the developer on all project roadways.
Roadways within the Collier Regional Medical Center PUD s hall be designed and
constructed in accordance with Section 3.2.8 of the LDC with the following substitutions:
A
LDC, Subsection 3.2.8.3,17: A pedestrian pathway network shall be established
throughout the project and will serve to link the hospital area, the medical office
area, and lake/open space areas. This pedestrian pathway shall be six feet wide
on one side of the internal driveway, and any required breaks in the pathway for
vehicular access 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 movements throughout the site. The pathway shall
feature canopy trees or palms with ground level landscape plantings, Bike fanes
will not be provided within the project.
LDC, Subsection 3.2.8.4.16,5: All internal streets shall considered local streets
and their standard right-of-way width shall be 50 feet.
LDC, Subsection 3.2,8.4.16.9: The requirement that curved streets have a
minimum tangent of 75 feet at intersections shall be waived.
B.
C.
D.
LDC, Subsection 3.2.8.4,16.10: The requirement for tangents between reverse
curves shall be waived.
LDC, Subsection 3.2.8.4.16.12.d: The requirement for asphaltic courses shall be
waived to allow the use of a surface course of paver brick or decorative concrete
pavement.
E.
F.
LDC, Subsection 3.2.8.4.16.12.e: The requirement that grass be required for all
non-paved areas of the right-of-way shall be waived to allow for the installation of
decorative planters and alternative ground cover.
LAKE SETBACK AND EXCAVATION
A
As depicted on the Collier Regional Medical Center PUD Master Plan, lakes and
water management areas have been preliminarily sited, with the ultimate location
and configuration to be determined during the site development review stages of
project development.
Lake banks and edges 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, beach and earthen berms,
consistent with the intent of Subsection 2.4.7,3,1 of the LDC. Sidewalks may be
constructed along the lake edges,
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C.
Wet detention ponds shall have a littoral shelf with an area equal to 7% of the
ponds surface area measured at the control elevation and be planted with native
aquatic vegetation.
Final lake area determinations shall be in accordance with the South Florida
Water Management District stormwater criteria and Section 3.5.7 of the LDC.
D.
E.
Lake Setbacks
Lake excavations shall be located so that the control elevation shall adhere to
the minimum setback requirements, unless bulkheading is provided, per LDC
and Florida Department of Transportation (FDOT) standards:
1.
F,
Lakes and stormwater management features may be located adjacent to
internal roads. The roads shall be designed to (AASHTO) rqad standards
and shall incorporate such factors as road alignment, travel speed, bank
slope, road cross-sections, and need for barriers.
Blasting may be utilized in the excavation process provided such excavations
meet the setback requirements and other provision of this PUD Document for
lakes. Unless otherwise addressed herein, blasting shall be governed by the
applicable provisions of the LDC.
G,
The site has been evaluated for basin storage impacts and has been determined
to be an exporter property for the 100-year, 72-hour design storm event. As
such, the post-development discharge volume shall not exceed the pre-
development discharge volume up to the 100-year, 72-hour design storm event.
CONSTRUCTION OFFICES
2.6
Construction offices, and other similar uses and structures shall be permitted principal
uses throughout the Collier Regional Medical Center PUD. These uses may be either
wet or dry facilities, and may use septic tanks or holding tanks for waste disposal subject to
permitting under Chapter 10D-6 of the Florida Administrative Code (FAG) and may use
potable water, existing lakes or irrigation wells for irrigation. These uses shall be subject
to the requirements of Subsection 2.6.33.3 of the LDC. The construction offices
temporary use permits shall be valid through the buildout of the project with no extension of
the temporary use required.
CHANGES AND AMENDMENTS TO PUD DOCUMENT OR PUD MASTER PLAN
2.7
Changes and amendments may be made to this PUD Ordinance including the Collier
Regional Medical Center PUD Master Plan as provided in Subsection 2.7.3.5 of the
LDC.
The Community Development and Environmental Services Administrator shall be
authorized to approve minor changes and refinements to the Collier Regional Medical
Center PUD Master Plan upon written request of the developer.
A
The following limitations shall apply to such requests:
1, The minor change or refinement shall be consistent with the Collier County
GMP and the Collier Regional Medical Center PUD Document.
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B.
C,
D,
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2.
The minor change or refinement shall not constitute a substantial change
pursuant to Subsection 2.7.3.5.1. of the LDC,
The following shall be deemed minor changes or refinements:
1.
Reconfiguration of lakes, ponds, canals, or other water management
facilities where such changes are consistent with the criteria of the South
Florida Water Management District and Collier County,
Intemal realignment of rights -a-way, other than a relocation of access
points to the PUD itself, where water management facilities, preservation
areas, or required easements are not adversely affected or otherwise
provided for.
2.
3.
Reconfiguration of parcels when there is no encroachment into the preserve
area,
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.
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 site development plan approval, however sLCh 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,
LANDSCAPE BUFFERS, BERMS, FENCES AND WALLS
Landscape buffers, berms, fences and walls are generally permitted as a principal use
throughout the Collier Regional Medical Center PUD. The following standards shall
apply:
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B.
Landscape berms shall have the following maximum side slopes:
1.
2.
Grassed berms 4:1
Ground covered berms 3:1
The maximum height of all fences or walls is eight feet, as measured from the
finished grade of the ground at the base of the fence or wall. For the purpose of
this provision, finished grade shall be considered to be no greater than 18 inches
above the highest crown elevation of the nearest existing road,
Upon submission of a landscape plan, the County Landscape Architect may
approve landscape buffers, berms, fences and walls to be constructed along the
perimeter of the Collier Regional Medical Center PUD prior to site development plan
submittal. Subsequent to construction, all such areas shall be included in a
landscape easement or tract or identified in a separate recorded instrument.
C.
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D.
Fence or wall setbacks:
Fences, walls and similar structures shall have a minimum of a five foot setback
from development boundaries where adjacent to a public right-of-way and a two
foot setback from all other land uses. A fence or wall adjacent to the 'TTRVC"
zoned property to the south shall not be required or constructed; instead, a 20-foot
wide Type B buffer/berm with double hedge rows shall be provided.
Pedestrian pathways, water management systems, drainage structures, signs and
utilities are allowed in landscape buffers/easements per the LDC subject to review
and approval by the County Staff at time of SDP review.
CLEARING AND FILL STORAGE
E.
A
Fill storage is generally permitted as a temporary principal use throughout the
Collier Regional Medical Center PUD until buildout of the project. Fill material may
be transported and stockpiled within areas which have been disturbed. Prior to
stockpiling in these locations, the developer shall notify the Community
Development and Environmental Services Administrator per Subsection 3,2.8.3,6,
of the LDC. The following standards shall apply:
1. Stockpile maximum height: 45 feet
2.
B,
Fill storage areas in excess of five feet 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 to 1 (Le. 3 to 1).
Soil erosion control shall be provided in accordance with Division 3,7 of the LDC.
PRELIMINARY SUBDIVISION PLAT PHASING
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,
GENERAL PERMITTED USES
Certain uses shall be considered general permitted uses throughout the Collier Regional
Medical Center PUD except in the Preserve Subdistrict. General permitted uses those
uses which are typically part of the common infrastructure.
A
General Permitted Uses:
1.
2.
Essential services as set forth under LDC, Section 2.6.9.1,
Water management facilities and related structures.
3,
4,
Temporary sewage treatment facilities.
Water management facilities and related structures including lakes with
bulkheads or other architectural or structural bank treatments.
5.
6,
Guardhouses and access control structures.
Architectural features and elements including walls, fences, arbors, gazebos
and the like,
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7.
Temporary construction and administrative offices for the developer and
developer's authorized contractors and consultants, including necessary
access ways, parking areas and related uses,
Landscape/hardscape features including, but not limited to landscape
buffers, berms, fences, water features and walls subject to the standards set
forth in Section 2.8 of this PUD,
8.
9,
Fill storage, site filling and grading are subject to the standards set forth in
Section 2.9 of this PUD.
Any other uses which are comparable in nature with the foregoing uses
and are approved through the process set forth in the LDC in effect at the
time of the request for such use,
10,
Development Standards:
Unless otherwise set forth in this Document, the following development standards
shall apply to General Permitted Uses:
1.
Guardhouses, signage, landscape features, and access control structures
shall have no required setback.
Other general permitted uses shall be set back a minimum of five feet from
property lines,
2.
3,
Minimum distance between structures, which are part of an architecturally
unified grouping - Five feet
Minimum distance between unrelated structures - Ten feet
4.
5.
Maximum height of General Permitted Uses buildings - 35 feet (Note: For
the purposes of this PUD, height is defined as the vertical distance from the
first finished floor to the highest point of the roof surface of a flat 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. This height
limitation does not apply to spires, belfries, cupolas, flagpoles, antennas,
ventilators, chimneys, or other appurtenances usually required to be placed
above the roof level and not intended for human occupancy,)
Minimum floor area - None required,
6.
7.
Minimum lot or parcel area - None required,
Standards for parking, landscaping, signs and other land uses where such
standards are not specified herein or within the Collier Regional Medical
Center PUD are to be in accordance with the LDC provision in effect at the
time of permit application.
8.
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OPEN SPACE REQUIREMENTS
A combination of the lakes, preserve, water management, and other open space shall
fully meet the 30 percent open space requirement for development of the project.
NATIVE VEGETATION RETENTION REQUIREMENTS
Per Policy 6.1,1 of the CCME, a minimum of 15% of the native vegetation present shall
be preserved within the project. Areas that fulfill the native vegetation retention
standards shall be set aside as preserved areas and shall be protected by a permanent
conservation easement. A management plan shall be submitted to identify actions that
must be taken to ensure that the preserved areas will function as proposed, The plan
shall include methods to address control and treatment of invasive exotic species, fire
management, and maintenance of permitted facilities.
EXOTIC VEGETATION REMOVAL
An exotic vegetation removal, monitoring, and maintenance (exotic-free) plan for the
site, with emphasis on the preserve area, shall be submitted to the Environmental
Services Department review staff prior to construction plan approval. A schedule for
exotic removal within the preserve area shall be submitted with the above-mentioned
plan. The maintenance plan shall be implemented on a yearly basis at a minimum to
effectively control exotics, and shall describe specific techniques to prevent re-invasion
by prohibited exotic vegetation of the site in perpetuity.
SIGNAGE
General
1, All Collier County sign regulations in force at the time of permit approval shall apply
unless such regulations are in conflict with the conditions set forth in this Section, in
which case the PUD Document shall govern,
2. For the purpose of this PUD Document, each platted parcel shall be considered a
separate parcel of land and shall be entitled to any sign as permitted herein,
3, Should any of the signs be requested to be placed within a County dedicated right-
of-way, a right-of way permit shall be applied for and approved,
4. All signs shall be located so as not to cause sight line obstructions,
5. All internal project rights-of-way may be utilized for decorative landscaped entrance
features and signage subject to review and approval from the Planning Services
Department for consistency with the requirements set forth herein,
6. Signs may be allowed in landscape buffers/easements,
7. All ground mounted project and free-standing use signs shall be of a consistent
architectural style and shall feature like building materials and sign structures. Sign
structures shall be uniform in size, color and building material. Pole signs shall be
prohibited.
2-8
B.
Traffic Signs
C.
1, 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.
Project Entrance Signs
1. A project entrance sign may be located at both entrances to the project and may be
one, two or three-sided. The size of words, letters, graphics, and the typography and
color scheme used in each business or directional identification on the entrance signs
shall be similar to and consistent with the other identifications placed on the same sign.
A maximum of two one-sided, one two-sided, or one three-sided entrance signs may be
permitted at the project entrances.
2. No sign face area shall exceed 100 square feet and the total sign face area of the
entrance sign shall not exceed 200 square feet. If the sign is a single, two-sided
sign, each sign face shall not extend beyond 100 square feet in area. The sign face
area shall not exceed the height or length of the wall or monument upon which it is
located.
3. The setback for the sign from any rights-of-way and any perimeter property line shall
be five feet.
4, The entrance sign may be lighted provided all lights are directed to the sign or are
shielded.
5. The entrance sign shall not exceed a height of 20 feet above the finished ground
level of the sign site. For the purpose of this Section, finished grade level shall be
considered to be no greater than 18 inches above the highest crown elevation of the
nearest road unless the wall or monument is constructed on a perimeter landscape
berm.
D.
Internal Signs
1. Directional or identification signs may be allowed internal to the project. Such signs
may be used to identify the location of or direction to approved uses such as
hospital, emergency room, medical office, etc. Individual signs shall be a maximum
of six square feet per side in size, Signs maintaining a common architectural theme
may be combined to form a menu board with a maximum size of 64 square feet per
side and a maximum height of eight feet. No building permit shall be required unless
such signs are combined to form a menu board.
E.
Construction Entrance Signs
1. Two "construction ahead" signs may be located ahead of a construction entrance
with a maximum of 20 square feet each in size.
2. One sign, with a maximum of 20 square feet in size, may be located at each
construction entrance to identify the entrance as such.
3, Employment signs, with a maximum of 20 square feet in size, may be located at
each construction entrance to advertise for construction help.
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2.17
2.18
2.19
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4. No building permit is required for construction entrance signs.
SITE LIGHTING
Lighting facilities shall be arranged in a manner which will protect roadways and
neighborhood residential properties from direct glare or other interference.
ARCHAEOLOGICAL RESOURCES
Pursuant to Subsection 2.2.25,8,1 of the LDC, if, during the course of site Clearing,
excavation or other construction activity an historic or archaeological artifact is found, all
development within the minimum area necessary to protect the discovery shall be
immediately stopped and the Collier County Code Enforcement Department contacted,
MONITORING REPORT AND SUNSET PROVISIONS
A
An annual monitoring report shall be submitted pursuant to Section 2.7.3.6 of the
LDC.
B.
The Collier Regional Medical Center PUD shall be subject to the time limits of
Section 2.7.3.4 of the LDC.
ARCHITECTURAL AND SITE DESIGN STANDARDS
Development of the Collier Regional Medical Center PUD will be in compliance with
Division 2.8 of the LDC, Architectural and Site Design Standards and Guidelines for
Commercial Buildings and Projects.
3.1
PURPOSE
3-1
SECTION III
HOSPITAL SUBDISTRICT
The purpose of this Section is to identify permitted uses and development standards for
areas within the Collier Regional Medical Center PUD designated on the Collier
Regional Medical Center PUD Master Plan as "H."
GENERAL DESCRIPTION
3.2
Areas designated as "H" - Hospital on the PUD Master Plan are designed to
accommodate a maximum of 260,000 square feet for hospital (100-bed facility) and
hospital-related uses,
3.3
PERMITTED USES AND STRUCTURES. "H" SUBDISTRICT
No building or structure, or part thereof, shall be erected, altered or used, or land use, in
whole or part, for other than the following:
A
B.
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03925-QOH)OO- PPUD-27410
Principal Uses:
1.
Hospitals (Groups 8062, 8069)
Accessory Uses:
1.
2,
Drug stores and proprietary stores (Group 5912)
Offices and clinics (Groups 8011,8021,8031,8041,8042,8043,8049)
Laboratories (Groups 8071, 8072)
Home health care services (Group 8082)
3.
4.
5.
6.
Health and allied services (Groups 8092, 8093, 8099)
Individual and family social services (Group 8322)
7,
8,
Child day care services (Group 8351)
Air transportation (Group 4522, limited to air ambulance service)
Eating places (Group 5812, restricted to cafeterias and restaurants, no
drive-through service)
9.
10,
Customary accessory uses or structures incidental to hospital and
hospital-related uses, including structures relating to the electrical and
mechanical operation of the hospital facility.
Any other accessory use which is comparable in nature with the foregoing
uses and is approved through the process set forth in the LDC in effect at
the time of the request for such use,
11,
---------------'
3.4
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DEVELOPMENT STANDARDS
A
Minimum Yard Requirements:
1.
Setback from public road rights -of-way and project boundaries - Thirty feet
(30'), except that roofed parking structures shall be set back a minimum of
twenty feet (20').
2.
Distance between free-standing principal uses: Fifteen feet (15').
Distance between principal and accessory structures- Ten feet (10'),
3,
4.
Distance between accessory structures - Zero feet (0').
5.
Setback from a lake for all principal and accessory uses may be zero feet
(0') provided architectural bank treatment (retaining wall which is
architecturally consistent with other structures on the property) is
incorporated into the design and subject to approval from Collier County
Planning Services Department.
6.
Setback from boundary of any preserve shall be twenty-five feet (25') for
principal structures and ten feet (10') for accessory structures and all other
site alternations.
B.
C.
Maximum height of structures: 100 feet
Minimum floor area for principal structures: 1,000 square feet
D.
Minimum lot or parcel area: 10,000 square feet
E.
Minimum lot width: 75 feet
4.3
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03925-001-000- PPUD-27410
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SECTION IV
MEDICAL OFFICE SUBDISTRICT
4.1
PURPOSE
4.2
The purpose of this Section is to identify permitted uses and development standards for
areas within the Collier Regional Medical Center PUD designated on the Collier
Regional Medical Center PUD Master Plan as "0."
GENERAL DESCRIPTION
Areas designated as "0" - Medical Office on the PUD Master Plan are designed to
accommodate a maximum of 80,000 square feet of medical office and medical-related
uses. The medical office/medical-related uses shall be constructed concurrent with, or
following construction of the hospital facility as required in the Future Land Use Element.
PERMITTED USES AND STRUCTURES - "0" SUBDISTRICT
No building or structure, or part thereof, shall be erected, altered or used, or land use, in
whole or part, for other than the following:
A
Principal Uses:
1.
2.
Drug stores and proprietary stores (Group 5912)
Offices and clinics (Groups 8011, 8021, 8031, 8041, 8042, 8043, 8049).
Laboratories (Groups 8071, 8072)
3,
4.
Home health care services (Group 8082)
Health and allied services (Groups 8092, 8093, 8099)
5.
6.
B,
Professional membership organizations (Group 8621, medical-related
only)
Accessory Uses:
1,
2.
Individual and family social services (Group 8322)
Child day care services (Group 8351)
Eating places (Group 5812, restricted to cafeterias and restaurants, no
drive-through service)
3.
4.
Customary accessory uses or structures incidental to medical office
related uses,
Any other accessory use which is comparable in nature with the foregoing
uses and is approved through the process set forth in the LDC in effect at
the time of the request for such use,
5,
'--"----_W
4.4
B,
C.
D.
E.
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DEVELOPMENT STANDARDS
A
Minimum Yard Requirements:
1.
Setback from public road rights -of-way and project boundaries - Thirty feet
(30'), except that roofed parking structures shall be set back a minimum of
twenty feet (20').
2.
Distance between free-standing principal uses: Fifteen feet (15'),
3.
Distance between principal and accessory structures - Ten feet (10').
Distance between accessory structures - Zero feet (0').
4,
5.
Setback from a lake for all principal and accessory uses may be zero feet
(0') provided architectural bank treatment (retaining wall which is
architecturally consistent with other structures on the property) is
incorporated into the design and subject to approval from Collier County
Planning Services Department.
6.
Setback from boundary of any preserve shall be twenty-five feet (25') for
principal structures and ten feet (10') for accessory structures and all other
site alternations.
Maximum height of structures: 75 feet
Minimum floor area for principal structures: 1,000 square feet
Minimum lot or parcel area: 10,000 square feet
Minimum lot width: 75 feet
---'.--
- .---..----"
5.2
5.3
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SECTION V
PRSERVE SUBDISTRICT
5.1
PURPOSE
The purpose of this Section is to identify permitted uses and development standards for
the area within the Collier Regional Medical Center PUD designated on the Collier
Regional Medical Center PUD as "P".
GENERAL DESCRIPTION
Areas designated as "P" - Preserve Subdistrict on the Collier Regional Medical Center
PUD Master Plan are designed to accommodate customary uses in preserve areas.
PERMITTED USES AND STRUCTURES
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
Permitted Principal Uses and Structures
1,
2.
3.
4,
5.
Conservation and preserve.
Passive recreational areas, pervious nature trails, boardwalks and
recreational shelters,
Water management structures.
Mitigation areas and mitigation maintenance activities.
Any other preserve and related open space activity or use which is
comparable in nature with the foregoing uses and is approved through the
process set forth in the LDC in effect at the time of the request for such
use.
6.3
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SECTION VI
GENERAL DEVELOPMENT COMMITMENTS
6.1
PURPOSE
The purpose of this Section is to outline the general development commitments for the
Collier Regional Medical Center PUD.
6.2
UTILITIES
A
Water distribution, sewage collection and transmission systems shall be
constructed throughout the project by the developer. Potable water and sanitary
sewer facilities constructed within platted rights-of-way, or within dedicated utility
easements, shall be conveyed to Collier County Utilities pursuant to Collier
County Ordinance No. 01-57, as amended,
Temporary construction trailers may use septic tanks or holding tanks for waste
disposal subject to permitting under Rule 10D-6, F.A.C" and may use potable or
irrigation wells.
B.
C.
Within the project, landscaping (including palm trees, shrubs and ground cover)
and pedestrian pathways will be allowed within a utility easement, including
placement within three feet of a utility line. Canopy trees shall be located seven
feet from the utility line. Said seven feet being measured from the trunk of the
tree to the center of the utility line. Reconstruction of pedestrian pathways, or
modification/ reinstallation of plant materials due to the necessary maintenance
of utility lines shall be the responsibility of the developer, its successors, or
assigns.
Easements shall be provided to Collier County Utilities Division for three separate
well locations. Two well locations will be adjacent to the northern property
boundary. The 50' by 50' site is located in the northwest corner, and the 75' by
75' site is to east of the FPL easement. The third well site is 100' by 150' where
the southern property boundary meets the FPL easement, and is intended to
provide for a well house. These sites shall be spaced a minimum of 'Y4 of a mile
apart, The lateral raw water pipelines shall be within the access roadway's
County utility easements, The Public Utilities Division shall be also granted an
easement for the raw water transmission pipeline within the existing north-south
FPL easement. If the County installs the raw water transmission main after
improvements have been constructed within the north-south FPL easement, the
County shall be responsible to repair and restore such improvements after
installation of the transmission main,
D.
TRANSPORTATION
The development of the Collier Regional Medical Center PUD shall be subject to and
governed by the following stipulations.
I.
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A
All traffic control devices and design criteria used shall be in accordance with the
minimum standards as adopted by the Florida Department of Transportation
(FDOT), as amended, as required by Florida Statutes - Chapter 316 Uniform Traffic
Control Law.
B.
Arterial level street lighting shall be provided at project entrance(s). Said lighting
must be in place prior to the issuance of the first permanent certificate of occupancy
(CO) pertaining to that phase of construction.
C,
External and internal improvements determined by Collier County Transportation
Staff to be essential to the safe ingress and egress to the development shall not be
considered for impact fee credits. All such improvements shall be in place prior to
the issuance of the first CO pertaining to that phase of construction.
D.
Road Impact Fees will be paid in accordance with Collier County Ordinance 01-13,
as amended, and Division 3.15 of the LDC, as amended, unless otherwise
approved by the Collier County Board of County Commissioners.
E.
Any and all points of ingress and/or egress as shown on any and all plan
submittal(s) , are conceptual in nature and subject to change as determined by
Collier County Transportation Staff. Collier County Transportation Staff res eNes
the right to rnodify, or close any ingress and/or egress location(s) determined to
have an adverse affect on the health, safety and welfare of the public. These
include, but are not limited to, safety concerns, operational circulation issues,
roadway capacity problems.
F.
Any and all median opening locations shall be in accordance with the Collier County
Access Management Policy, as amended, and LDC, as amended, Median access
and control will remain under Collier County Transportation Staffs authority. Collier
County Transportation Staff reserves the right to modify or close any median
opening(s) determined to have an adverse affect on the health, safety and welfare
of the public. These include, but are not limited to, safety concerns, operational
circulation issues, roadway capacity problems.
G.
Nothing in any development order will vest the right of access over and above a
right in/right out condition, Neither will the existence of a point of ingress, egress
and/or median opening, nor the lack thereof, be the basis for any future cause of
action for damages against the County by the developer(s), its successor(s) in title,
or assignee(s).
H.
The development shall be designed to promote the safe travel of all users including
pedestrians. All sidewalk design criteria used shall be in accordance with the
minimum standards as adopted by the Florida Department of Transportation
(FDOT) - Design Standards, as amended, as required by Florida Statutes - Chapter
316 Uniform Traffic Control Law.
The developer(s) shall provide any and all site related transportation
improvement(s) including, but not limited to, any and all necessary turn lane(s)
improvement(s) at the development entrance(s) prior to the issuance of the first
permanent CO. Said improvements are considered site related, and therefore, do
not qualify for impact fee credits. When turn lane improvement(s) described below
6.4
A
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6-3
are determined to be necessary, if additional right-of-way and/or compensating
right-of-way is required, it shall be provided in conjunction with said improvement(s),
as determined by Collier County Transportation Staff. The subject development
turn lane improvements shall be as follows:
1,
Southbound left turn lane and northbound right turn lanes at the project
entrances on Collier Boulevard.
2.
Turn lanes shall be provided at intersections within the project as required
by Ordinance No, 93-64, as amended, and the Collier County Public Right-
of-Way Construction Standards Handbook.
All turn lane design criteria used shall be in accordance with the minimum
standards as adopted by the Florida Department of Transportation (FDOT) - Design
Standards, as amended, as required by Florida Statutes - Chapter 316 Uniform
Traffic Control Law. The turn lane queue length determinations shall be in
accordance with the criteria/calculations within the Highway Capacity Manual -
Chapter 17.
J.
All work within Collier County right-of-way shall meet the requirements of Collier
County Ordinance No. 93-64, as amended.
K.
All internal accesses, drive aisles and sidewalks not located within County right-of-
way, shall be privately maintained by the developer, its successors in title, or
assignees.
L.
If, in the sole opinion of Collier County, a traffic signal, or other traffic control
device, sign or pavement marking improvement within a public right-of-way or
easement is determined to be necessary, the cost of such improvement shall be
borne by the developer and shall be paid to Collier County before the issuance of
the first CO.
M.
Adjacent properties to the north and east shall be provided shared access or
interconnections with this development. The PUD Master Plan indicates these
locations. The developer, or assigns, shall assure that any such shared access
or interconnection is utilized and shall accommodate the perpetual use of such
access by incorporating appropriate language into the development covenants or
plat.
N.
The developer shall provide a six foot (6') pathway/sidewalk adjacent to, or within,
the CR 951 Big Cypress Basin Canal easement. The pathway shall extend the
length of the project's CR 951 frontage, and shall be installed prior to the
issuance of a CO for the hospital. The exact location of the pathway shall be
determined in cooperation with the Collier County Transportation Department.
ENVIRONMENTAL
The development of this project shall be consistent with the environmental
sections of the CCME of the GMP and the LDC in effect at the time of final
development order approval unless otherwise noted within this Document.
412112004.126194 V""OII.MPERRY
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B,
The development of this project shall comply with the guidelines for impacts to
protected species of the U.S. Fish and Wildlife Service, the Florida Fish and
Wildlife Conservation Commission, and the LDC in effect at the time site
development plan approval is requested. A habitat management plan for those
species shall be submitted to Environmental Review Staff for review and
approval prior to site plan approval.
C,
All preserve areas shall be identified as separate tracts and be protected by a
permanent conservation easement to prohibit further development.
D.
All category I invasive exotic plants, as defined by the Florida Exotic Pest Plant
Council, shall be removed from within preserve areas and subsequent annual
removal of these plants in perpetuity shall be the responsibility of the property
owner.
E.
A preserve area management plan shall be provided to Environmental Review
Staff for approval prior to site/construction plan approval. The plan shall identify
methods to address treatment of invasive exotic species, fire management, and
maintenance.
F.
All approved agency (SFWMD, ACOE, FFWCC) permits shall be submitted prior
to final site plan/construction plan approval.
G.
Per the recommendation of the Environmental Advisory Council on April 7, 2004,
the applicant shall consider off-site mitigation for impacting on-site wetlands.
This stipulation will be addressed during the site development plan approval
process.
TO 1-75
:1:4 MILES
TO RATTLESNAKE HAMMOCK
:1:1000 FEET
NEW DIRECIlOlW. LHT
SERRA MEADOWS
PUD
AC1MTY CENTIR 17 BOU~----
r-----------
EDISON VLLAGE
PUD
L___--------
LELY CULTURAl PARKWAY
EXISTING SIGNAUZED
INTERSEcnON
(fUlL TURNING 1ICMWENTs)
LB.. Y, A RESORT COMMUNrTY
PUD
- TO V.S, 41
:1:3 MILES
"-'1M" VFCFTATInN
44 ACRES OF NATI\Æ 'ÆGETATION ARE ON SITE.
PER POIJCY 8.1.1 OF COWER COUNIY'S CONSERVATION AND
COASTAL ~ flDIENT. 19 PRESERVATION REQUIRED.
OR 8.8 ACRES.
OPEN SPACF.
PER SECTION 2.8.32 OF THE COWER COUNTY IDe, JmI: OF THE
GROSS AREA SIW.J.. BE DEVDTm TO USAIII£ OPEN SPACE.
18 ACRES OF OPEN SPACE REQURED.
w
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f
GDlFIW NOm;.
1, THE lDCATION AND CONF1GURATION OF OPEN SPACE. WATER IIANAGEIÆNT
\/EHICUlAR USE, PRESERIIE. IIEDICÞt. omœ. AND HOSPITAL ARE
CONcEFIUALI.Y SHOWN HEREON FOR 1U.lJSTRA11VE PURPOSES AND ARE
SU8JECT TO CHANGE DURING FINAL DESIGN AND PERWI111NG. ACREN)[
CALCUlA11QNS SHOWN ARE _JOIIA1E.
2, 1'fjQ lDCATIONS ARE SHOWN ÞS RESEJM:D BY THE OWNER TO ~
FUTURE ACCESS IImRCONNECTIONS TO ADJACENT PROPERTY.
3. HOSPITAL PHASE 1 (PI) AND PHASE 2 (P2) ARE SHOWN.
4. ALONG BOUNIWIY AR£AS SHOWN WITH REQUIRED BUF1'ER PROVIDED
IN PRESERIIE AR£AS. IF AFTER REIIO\IAL OF EXanes THE REllAlHING
VEGETATION DOES NOT WEEr BUF1'ER REQUIREIIENTS, SUPPLEIIENTAL PI.NmNG
SIW.J.. BE IWP1.ÐIENTED TO IŒET REQUIREMENTS.
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, 100' x ISO' POTENTIAL
COWER COUNTY "Ell.
EASEIÆNT
LAND USE SUMMARY
Land _Use
Acres
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c:=:J
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7.8
14.2
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BUF1'ER -
~ED BY
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êC'C" by
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. 2004-28
Which was adopted by the Board of County Commissioners on
the 11th day of May, 2004, during Regular Session.
WITNESS my hand and the official seal of the Board of
County Commissioners of Collier County, Florida, this 12th day
of May, 2004,
DWIGHT E, BROCK
Clerk Çlf- Gour~s and Clerk
Ex-aff'iciõ\,:'t;.o.;aoard of
cou~tý¥éo~~išsiQ~ers
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! ":r. ......- 'j\'" -" . i
t". .,:nprN) ..--
- "\,\"",...,,..,,-'~"