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Agenda 09/09-10/2008 Item #17C AGENDA J E , No. ____._.~".__ EXECUTIVE SUMMARY! Sf: () ~ ;[10" . !yg""LD+~: '--"~""'O'''--'''"'"''"'-~''__~'-e-.,..-.... _ . ,_,.i' RZ-2008-AR-13209, Michael Corder, represented by Michael Fernandez, AICP, or--~ Planning Development Inc., is requesting a rezone from the Estates (E) Zoning District to the Commercial Intermediate (C-3) Zoning District, subject to conditions of approval, for a project to be known as the Healthcare Medical Center. The approximately 6.25-acre subject property is located on the southwest corner of the intersection of Wilson and Golden Gate Boulevards, in Section 04, Township 49 South, Range 27 East, Collier County, Florida OBJECTIVE: To have the Board of County Cornrnissioners (BCC) consider an application to rezone 6.25 acres of land from the Estates (E) Zoning District to the Commercial Intermediate (C-3) Zoning District for a project not to exceed 60,000 square feet of gross floor area, pursuant to the Golden Gate Area Master Plan (GGAMP); and to make certain that the project is in hannony with the applicahle County codes and regulations to ensure that the community's interests are maintained. CONSIDERATIONS: The petitioner seeks approval of C-3 zoning to allow medical and professional office uses, medical-related uses (such as a wellness center or physical therapy center) and other C-3 uses, as restricted by the Neighborhood Center Subdistrict of the GGAMP of the Growth Management Plan (GMP), as recently amended by Ordinance No. 2007-76, the provisions of which are explained in detail in the Growth Management Plan (GMP) Impact portion of this summary, on the following page. A site plan was neither required nor submitted with this application. Therefore, if approved, the development would not only be guided by the development standards of the C-3 Zoning District but also by the specific requirements for this Neighborhood Center Subdistrict, as outlined in GGAMP. Because the Comprehensive Planning Department does not review Site Development Plans (SDP) when they are ultimately submitted to the Department of Zoning and Land Development Review for approval, the applicable development standards for this particular Neighborhood Center have been attached to the ordinance as stipulations for approval, as recommended by staff and the Collier County Planning Commission. FISCAL IMPACT: ,- The rezoning action, in and of itself, will have no fiscal impact on Collier County. There is no guarantee that the project, at build out, would maximize its authorized level of development, however, if the rezone is approved, a portion of the existing land would be developed and the new development would result in an impact on Collier County public facilities. RZ-2008-AR-13209 N~GENOA ITEM'-; l_~7-~ I f,3,f;.p/, )!.'fF 1- . . I'. 'J r ~ , if l~fL-c/'IC)--r-- c/ () 'j The County collects all applicable impact fees before the issuance of building permiftio'CC CCOCO-O"~' help offset the impacts of each new development on its public facilities. These impact fees are used to fund projects identified in the GMP Capital Improvement Element (CIE) needed to maintain adopted Levels of Service (LOS) for public facilities. Additionally, in order to meet the requirements of Section 10.02.07(C) of the Land Development Code, fifty percent of the estimated Transportation Impact Fees associated with the project are required to be paid simultaneously with the approval of each final local developrnent order. Other fees collected before the issuance of a building permit include building permit review fees and utility fees associated with connecting to the County's water and sewer system. It should be noted that the inclusion of impact fees and collected taxes are for informational purposes only, and they are not included in the criteria used by staff and the Planning Commission to analyze this petition. GROWTH MANAGEMENT PLAN (GMP) IMPACT: As previously stated, the subject site is located in the Estates-Mixed Use District, Neighborhood Center Subdistrict, as described in the GGAMP. The aforementioned amendment to the GGAMP, Ordinance No. 2007-76, incorporated the subject property into the Neighborhood Center Subdistrict and provided additional development standards. The Neighborhood Center Subdistrict contains the criteria for land uses at the centers and also serves as the basis for the staff's analysis. The criteria for land uses in the Neighborhood Center Subdistrict, from the GGAMP, are italicized below and are followed by staff's analysis in bold text: Commercial uses shall be limited to intermediate commercial so as to provide for a wider variety of goods and services in areas that have a higher degree of automobile traffic. These uses shall be similar to C-1, C-2, or C-3 zoning districts as outlined in the Collier County Land Development Code (LDC) (Ordinance 04-41), except as prohibited below. This criterion was not addressed by the applicant and deemed inconsistent by staff, but can be found consistent if the rezone ordinance is accompanied by a stipulation limiting uses (see paragraph I. Planning, subsections A and B of Exhibit C of the attached ordinance for permitted/prohibited uses). A single project shall utilize no more than 50 percent of the total allowed commercial acreage. This percentage may be increased at the discretion of the Board of County Commissioners. This rezone may be found consistent with this criterion. This Neighborhood Center contains 32.36 acres and the subject site is 6.25 acres, or 19 percent. The project shall make provisions for shared parking arrangements with a4joining developments. This criterion was not addressed by the applicant and deemed inconsistent by staff, but can be found consistent if accompanied by the stipulation that the project shall make provisions for shared parking arrangements with the RZ,2008-AR-13209 2 ,,~::NO - J-1 1='" -3 of 90 ' '-~-,~,,--~- --..--~- adjoining development in this Neighborhood Center (see paragraph D. Parking,3:0T" '-' ."'-C:__ Exhibit C). Access points shall be limited to one per 180 feet commencing from the right-of-way of the major intersecting streets of the Neighborhood Center. A maximum of three curb cuts per quadrant shall be allowed. This criterion was not addressed by the applicant and deemed inconsistent by staff, but can be found consistent if the rezone ordinance is accompanied by a stipulation that a maximum of one curb cut is allowed for this project besides the shared access point with adjoining development in the Neighborhood Center Subdistrict (see paragraph J. Transportation, ] .). Driveways and curb cuts shall be consolidated with adjoining developments, whenever possible. This criterion was not addressed by the applicant and deemed inconsistent by staff, but can be found consistent if stipulated in the rezone ordinance (see paragraph J. Transportation, I.). Projects shall provide a 25-foot wide landscape buffer abutting the external right-of-way. This buffer shall contain two staggered rows of trees that shall be spaced no more than 30 feet on center, and a double row hedge at least 24 inches in height at time of planting and attaining a minimum of height of three feet within one year. A minimum of 50 percent of the 25-foot wide buffer area shall be comprised of a meandering bed of shrubs and ground covers other than grass. Existing native trees must be retained within this 25-foot wide buffer area to aid in achieving this buffer requirement; other existing native vegetation shall be retained, where possible, to aid in achieving this buffer requirement. Water retention/detention areas shall be allowed in this buffer area if left in natural state, and drainage conveyance through the buffer area shall be allowed if necessary to reach an external outfall. This criterion was not addressed by the applicant and deemed inconsistent by staff, but can be found consistent if stipulated in the rezone ordinance (see paragraph E. Landscaping and Buffering, I.). All buildings shall have tile roofs, 'Old Style Florida' metal roofs, or decorative parapet walls above the roojline. The buildings shall be finished in light, subdued colors, except for decorative trim. This criterion was not addressed by the applicant and deemed inconsistent by staff, but can be found consistent if stipulated in the rezone ordinance (see paragraph 1. Architectural Theme, ] .). All lighting facilities shall be architecturally-designed, and shall be limited to a height of 25 feet. Such lighting facilities shall be shielded from neighboring residential land uses. This criterion was not addressed by the applicant and deemed inconsistent by staff, but can be found consistent if stipulated in the rezone ordinance (see paragraph F. Lighting, I.). Commercial uses shall encourage pedestrian traffic through placement of sidewalks, pedestrian walkways, and marked crosswalks within parking areas. Adjacent projects shall coordinate placement of sidewalks so that a continuous pathway through the Neighborhood Center is created This criterion was not addressed by applicant and RZ-2008-AR,13209 3 r N~1:t~~~ I' , ,;'fl)', 'inf'R t-f' " ;\. . ,.~ : ~:)~qi', , deemed inconsistent by staff, but can be found consistent if stipulated in the re~~~~ "'c:","~'coo---::-') ordinance (see paragraph H. Pedestrian Circulation,!.). All buildings and projects within any single specific quadrant of the Subdistrict shall utilize a common architectural theme. This theme shall be applicable to both building design and signage. This criterion was not addressed by the applicant and deemed inconsistent by staff, but can be found consistent if the rezone ordinance is accompanied by the following stipulation: So as to maintain a common architectural theme in this quadrant of the neighborhood center, for both building design and signage, this project shall utilize the architectural theme of the adjacent development site, the first and only development in this quadrant. (see paragraph I. Architectural Theme, 2. and 3.). No buildingfootprint shall exceed 5,000 square feet, unless the project is submitted in the form of a PUD. Walkways or courtyards shall connect adjacent buildings. This provision only applies east of Collier Boulevard This criterion was not addressed by the applicant and deemed inconsistent by staff, but can be found consistent if the rezoue ordinance is accompanied by the following stipulation: . No building footprint shall exceed 5,000 square feet; and no less than 60 percent of the gross square footage shall be designated for medical offices and clinics (see paragraph C. Medical Offices and Clinic Use Limitations, 1.). . Walkways or courtyards shall connect adjacent buildings. Commercial uses shall encourage pedestrian traffic through placement of sidewalks, pedestrian walkways, and marked crosswalks within parking areas. Sidewalks shall be connected with the adjacent development to the east so that a continuous pathway through the Neighborhood Center is created (see paragraph H. Pedestrian Circulation, I.). Drive-through establishments shall be limited to banks, with no more than three lanes; the drive-through areas shall be architecturally integrated with the rest of the building. This criterion was not addressed by the applicant and deemed inconsistent by staff, but can be found consistent if stipulated in the rezone ordinance (see paragraph I. Planning, subsections A and B of Exhibit C of the attached ordinance for permitted/prohibited uses). Fences or walls may be constructed on the commercial side of the required landscape buffer between adjacent commercial and residential uses. If constructed, such fences or walls shall not exceed five (5) feet in height. Walls shall be constructed of brick or stone. Fences shall be of wood or concrete post or rail types, and shall be of open design (not covered by slats, boards or wire), This criterion was not addressed by the applicant and deemed inconsistent by staff, but can be found consistent if stipulated in the rezone ordinance (see paragraph G. Fences and Walls, I.). FlZ-2008-AR-13209 4 .'1~'l '!:~~'"':>. '. b.f'1' l': ! Projects directly abutting residential property (property zoned E-Estates and without an approved conditional use) shall provide, at a minimum, a 75-foot wide buffer in which no parking uses are permitted. Twenty-five (25) feet of the width of the buffer along the developed area shall be a landscape buffer. A minimum of 50 feet of the buffer width shall consist of retained native vegetation and must be consistent with subsection 3.9.5.5.6 of the Collier County Land Development Code (LDC). The native vegetation retention area may consist of a perimeter berm and be used for water management detention. Any newly constructed berm shall be re-vegetated to meet subsection 3.9.5.5.6 of the LDC (native vegetation replanting requirements) (see paragraph E. Landscaping and Buffering, 2.). Additionally, in order to be considered for approval, use of the native vegetation retention areafor water management purposes shall meet the following criteria: a. There shall be no adverse impacts to the native vegetation being retained. The additional water directed to this area shall not increase the annual hydro- period unless it is proven that such would have no adverse impact to the existing vegetation. b. If the project requires permitting by the South Florida Water Management District (SFWMD), the project shall provide a letter or official document .from the SFWMD indicating that the native vegetation within the retention area will not have to be removed to comply with water management requirements. If the SFWMD cannot or will not supply such a letter, then the native vegetation retention area shall not be usedfor water management. c. If the project is reviewed by Collier County, the County engineer shall provide evidence that no removal of native vegetation is necessary to facilitate the necessa,y storage of water in the water management area. These criteria were not addressed by the applicant and deemed inconsistent by staff, but can be found consistent if stipulated in the rezone ordinance (see paragraph E. Landscaping and Buffering, 3.). The following principal permitted uses are prohibited within Neighborhood Centers: Drinking Places (5813) and Liquor Stores (5921) Mail Order Houses (5961) Merchandizing Machine Operators (5962) Power Laundries (7211) Crematories (7261) (Does not include non-crematOlY Funeral Parlors) Radio, TV Representatives (7313) and Direct Mail Advertising Services (7331) NEC Recreational Shooting Ranges, Waterslides, etc. (7999) General Hospitals (8062), Psychiatric Hospitals (8063), and Specialty Hospitals (8069) Elementary and Secondary Schools (821J), Colleges (8221), Junior Colleges (8222) Libraries (8231) FlZ-2008-AR-13209 5 Correctional Institutions (9223) Waste Management (9511) Homeless Shelters and Soup Kitchens. r N~GiJ~ I -....,,----,-,~ , "1,,-.~- j' ~')r"~' ""-,~/ '~~ ,fe9i> I , ,? '--"'C This criterion can be found consistent if these prohibited uses are stipulated in the rezone ordinance (see paragraph I. Planning, subsections A and B of Exhibit C of the attached ordinance for permitted/prohibited uses). The following additional restrictions and standards apply to Tract 124 and the north 150 feet of Tract 126, pursuant to GMP Amendment CP-2005-02, Ordinance Number 07-76, within the southwest quadrant of the Wilson Boulevard and Golden Gate Boulevard Center: a. Commercial uses shall be limited to the following: I. medical offices and clinics and professional offices, except surveyors; and 2. medical related uses, such as a wellness center. This criterion was not fully addressed by the applicant and deemed inconsistent by staff, but can be found consistent 'if stipulated in the rezone ordinance (see paragraph I. Planning, subsections A and B of Exhibit C of the attached ordinance for permitted/prohibited uses). b. The ordinance rezoning this property to allow commercial uses shall include the following requirements: I. no less than sixty (60%) percent of the gross square footage shall be designated for medical offices and clinics; and 2. parking for the entire project shall be that required for medical office or clinic use by the Land Development Code (Ordinance #04-41, as amended), so as to allow 100 percent medical office use. This criterion was not fully addressed by the applicant and deemed inconsistent by staff, but can be found consistent if stipulated in the rezone ordinance (see paragraph C. Medical Offices and Clinic Use Limitations, I.; and (paragraph D. Parking, I.). c. Parking lot lighting shall be restricted to bollards except as may be required to comply with lighting standards in the Land Development Code (Ordinance #04- 41, as amended) and other governing regulations. Unless other lighting requirements in the LDC or other regulations preclude such, the site must be limited to bollards. (see paragraph D. Parking, 2.). d. The Neighborhood Center boundaries of this quadrant shall not be further expanded. This project does not propose any future expausion of the Neighborhood Center boundary and may be found consistent. FLUE Policy 5.4 states: New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the Land Development Code. Comprehensive Planning leaves this determination to Zoning and Land Development Review staff as part of their review ofthe petition in its entirety. RZ-2008,AR-13209 6 \lU I AGENDA IT'=;,7- No ~_ clv. ,I '" "'~ '-- Objective 7 of the Future Land Use Element of the Growth Management Plan land i relevant policies are italicized below with each policy followed by staff analysis in bql~_.. ---7 0 +- C) 0 ,t text. ~ ~-- ,""c ,.- Objective 7: In an effort to support the Dover, Kohl & Partners publication, Toward Better Places: The Community Character Plan for Collier County, Florida, promote smart growth policies, and adhere to the existing development character of Collier County, the following policies shall be implemented for new development and redevelopment projects, where applicable. Policy 7.1: The County shall encourage developers and property owners to connect their properties to fronting collector and arterial roads, except where no such connection can be made without violating intersection spacing requirements of the Land Development Code. This application may be found consistent with this policy. Access to this site will be on Wilson and/or Golden Gate Boulevards and both are collector roads. Policy 7.2: The County shall encourage internal accesses or loop roads in an effort to help reduce vehicle congestion on nearby collector and arterial roads and minimize the need for traffic signals. Based on the type of development anticipated (office park) and small size, a loop road may not be feasible and the project may consist of a drive and parking lot(s) rather than platted lots and streets. Policy 7.3: All new and existing developments shall be encouraged to connect their local streets and their interconnection points with adjoining neighborhoods or other developments regardless of land use type. Given that both adjacent properties are limited to one single family dwelling each, and given the buffer requirements of the GMP, it is not feasible or appropriate to require interconnections. Economic Element This rezoning is consistent with the following policies: Policy 1.2, which states: Collier County will support the opportunity for development and establishment of hospitals, nursing homes and additional medical related facilities in order to promote a continuum of care to enhance the quality of life throughout the County. This project wonld support and be consistent with Policy 1.3 of the Economic Element if the stipulations become part of the rezone ordinance. Policy 1.3 which states: Collier County will support a health care system that addresses the needs of both business and the work force. This project would snpPort and be consistent with Policy 1.3 of the Economic Element if the stipulations become part of the rezone ordinance. RZ-2008-AR-13209 7 t~, ..~.-' ~.~~_..: i rv I ,'. ~ r:!i' ."HIf.n:< ; ,;,:". Based upon the above analysis, Comprehensive Planning staff finds thelp,f~~ 3__ oi.8 ,j rezoning to be inconsistent with the Golden Gate Area Master Plan as noted above, -- ' ) unless the appropriate stipulations noted are included in the rezone ordinance. Transportation Element: The project will generate a total PM peak hour trips of 196 vph which are part of the resulting failure of Golden Gate Boulevard by 539 trips in 2013. Intersection analysis and turn lane analysis will be performed as a part of the SDP process. Transportation Planning staff advises that this project is currently not consistent with Policies 5.1 and 5.2 of the Transportation Element of the GMP. However, if the stipulations included in the Transportation portion of the attached ordinance are approved, the project may be deemed consistent with these policies. AFFORDABLE HOUSING IMPACT: This application proposes a rezone to the Commercial Intermediate (C-3) Zoning District. As such, approval of this rezone would have no affordable housing impact. ENVIRONMENTAL ISSUES: Environmental Review staff has reviewed this petition and recommends approval. ENVIRONMENTAL ADVISORY COUNCIL (EAC) RECOMMENDATION: This petition was not heard by the EAC as no Environmental Impact Statement was required for the proposed rezone since the site is less than 10 acres. COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION: The CCPC heard this petition at their July 3, 2008 meeting, and voted 8-0 to forward this petition to the BCC with a recommendation of approval. Because this item received a unanimous recommendation of approval and no letters of objection were received from the community, it has been placed on the BCe's Summary Agenda. LEGAL CONSIDERATIONS: Petitioner is requesting a rezone from the Estates Zoning District to the Commercial Intermediate Zoning District (C-3). The attached staff report and recommendations of the Planning Commission required are advisory only and are not binding on you. Decisions regarding this type of rezone are quasi-judicial, and all testimony given must be under oath. The Petitioner has the burden to prove that the proposed rezone is consistent with all the criteria set forth below, and you may question Petitioner, or staff, to satisfY yourself that the necessary criteria has been satisfied. Should you consider denying the rezone, to assure that your decision is not later found to be arbitrary, discriminatory or unreasonable, the denial must be based upon competent, substantial RZ-2008-AR-I3209 8 evidence that the proposal does not meet one or more of the listed criteria below. Approval of this request to rezone requires four affinnative votes of the Board. Criteria for Straie:ht Rezones I. Will the proposed change be consistent with the goals, objectives, and policies and future land use map and the elements of the Growth Management Plan? 2. Will the proposed rezone be appropriate considering the existing land use pattern? 3. Would the proposed rezone result in the possible creation of an isolated district unrelated to adjacent and nearby districts? 4. Are the existing district boundaries illogically drawn in relation to existing conditions on the property proposed for change? 5. Do changed or changing conditions rnake the passage of the proposed amendment necessary? 6. Will the proposed change adversely influence living conditions In the neighborhood? 7. Will the proposed change create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or othenl'ise affect public safety? 8. Will the proposed change create a drainage problem? 9. Will the proposed change seriously reduce light and air to adjacent areas? 10. Will the proposed change adversely affect property values in the adjacent area? II. Will the proposed change be a deterrent to the improvement or development of adjacent property in accordance with existing regulations? 12. Will the proposed change constitute a grant of special privilege to an individual owner as contrasted with the public welfare? 13. Are there substantial reasons why the property cannot be used in accordance with existing zoning? RZ-2008-AR,13209 9 u N~GENDA ITEM \"\(:,'"' , . )fiftR 6. , lu ..::0_ (.1 D-/ \10 AGENDA rlEiVi No 14. Is the change suggested out of scale with the needs of the neighborho6d or )i!li'; the county? . Lv cd 'If- 15. Consider: Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. 16. Consider: The physical characteristics of the property and the degree of site alteration which would be required to rnake the property usable for any of the range of potential uses under the proposed zoning classification. 17. What is the irnpact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Managernent Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch.106, art.Il], as amended? 18. Are there other factors, standards, or criteria relating to this rezone request that the Board of County Cornmissioners shall deem important in the protection of the public health, safety, and welfare? The proposed Ordinance was prepared by the County Attorney's Office and is sufficient for Board action. -MMSS RECOMMENDATION: Zoning and Land Development Review staff recommends that the Board of County Commissioners approve RZ-2008-AR-13209, subject to the development conditions attached to the ordinance. PREPARED BY: John-David Moss, AlCP, Principal Planner Department of Zoning & Land Development Review RZ-2008-AR-13209 10 r AGENDA/1''''-'';;--< , No c.llll j .....,--.. "~'_._~. 17 ~;EF' ... lonq i . !{-fC~ ... c' .-l.. U ~ ((" This item requires that all participants be sworn in and ex parte disclosure be provided by .. -- ,,--~. :. :;-:'-::-:::::::"1 Commission members. Petition: RZ-200B-AR-13209, Michael Corder represented by Michael Fernandez of Planning Development Inc., is requesting a rezone from the Estates (E) Zoning District to the Commercial Intermediate (C-3) Zoning District The subject property is located in Section 04, Township 49 South, Range 27 East, Collier County, Florida. Prepared By: Department Date CDES 8/26/20083:21 :41 PM Approved By: Department Approval Date County Attorney Approved 8/29/2008 10:44 AM Approved By: Department Approval Approved Date CDES 8/29/2008 12:36 PM Approved By: Department Approval Date Zoning and Land Development Approved 8/29/2008 11 :39 AM Review .,--.--- Approved By: Department Approval Date County Attorney Approved 8/29/2008 11 :43 AM Approved By: Department Approval Approved Date CDES 8/29/2008 12:36 PM Approved By: Department Office of Management and Budget Approval Date Approved B/29J200B 2:17 PM DA IIcii,r-i - --'-.- I -<"-^'~.>,< c.Ir"--;- \ ! ~)tt'" ,1'\ l~w_co_Ly. e t- 'i~) I Approved By: Department Approval Date County Approved Manager's Office BJ30J200B 12:26 PM ATTACHMENTS: Name: Description: Cl EXECUTIVE SUMMARY.doc i:l Staff Reoort. Health MediQgl QentOLOOf . Staff Report Cl apll,l1eilltb"!l-d! Application Cl tis.bllalitw:Ktl TIS [) ord health.odf Ordinance Executive Summary Type: Executive Summary Staff Report Application Backup Material Ordinance AGENDA ITEM.$U' Co~r County -- ~~ ~ 10 AGENDA ITE~,; NO._'~~r~_..__ :'\'-" ~)t~ ,\ )iW;:' p~~~3,~f '10 ~.-....__._-_~___I STAFF REPORT COLLIER COUNTY PLANNING COMMISSION FROM: DEP ARTMENT OF ZONING & LAND DEVELOPMENT REVIEW COMMUNITY DEVELOPMENT & ENVIRONMENTAL SERVICES DIVISION HEARING DATE: JULY 3, 2008 SUBJECT: RZ-2008,AR-13209, HEALTHCARE MEDICAL CENTER OWNER/AGENT: Agent: Michael R. Fernandez, President Planning Development Inc. 5133 Castello Drive, Suite 2 Naples, FL 34103 Owner: Michael A. Corder 3821 3rd Avenue, SW Naples, Florida 34117 REOUESTED ACTION: To have the Collier County Planning Commission (CCPC) consider an application to rewne 6.25 acres of land from the Estates (E) Zoning District to the Commercial Intermediate (C-3) Zoning District pursuant to Growth Management Plan (GMP) amendment CP-2005-2 not to exceed 60,000 square feet of gross floor area for a project to be known as the "Healthcare Medical Center". GEOGRAPHIC LOCATION: The subject property, consisting of 6.25 acres, is located in Golden Gate Estates at the southwest corner of the intersection of Golden Gate Boulevard and Wilson Boulevard, in Section 4, Township 49 South, Range 27 East, Collier County, Florida. (See illustration on following page) PURPOSEillESCRIPTION OF PROJECT: The Petitioner's rezone application seeks approval of C,3 zoning to allow the following uses: RZ-2008-AR-13209 Healthcare Medical Center Rezone . "(1m. .. OJ :; z 0 w- !::::'< '" <nO i~ ~ OJ '" 9 :> c.i 0.. (lll'lil3100UMlS1Wl lIl1'1'ilJ1I'I:lU mlSll\\ <t:: ~ ! ! g <.9 " z - 'iII'H !HlIlS 151 ....'Il!J1WSJSI Z 0 N '" ~ W ~ :> w ~ " - , I " , ! , . , . , "J,\'''J~WS PlI\: 'lil1in~1IL6QlK :JJI':lS01l0H / E- - . ~ . . ------------- I I ! ~ i, ! I ~, ;:~i " . !, ~ . I i. ::la: "~i t3" j .'. ! , " I' ",2 ! I -I( --- 00 . ftg I ~ I - ! ~ \I~! i. ~~ll i_ i, "Ig . - atl~ ~~i "'~i I _jil 'l "jil j i OWilnlAOn CtNlI3'lflOa ~- IIO~'IM !f'" ! L ! .1 ! I i, i i, I ., . i, ..' i1ij '4'li" 'I I to~~ 'I i' i j j I j , " ! I ! ! I, E. j i_ \ "ai , ., ~... ~ii . . . " , I' I I I ! ! ! ! E, 0- i! E, , , . "~i "ij !!!~! ' II I I I I I II m o N '" cr 4' '" o o N N 0: " " o f- f- ~I 0.. <t:: ~ z o I- <t:: o o ...JI u N~--'::::~A ITEM . Urgent care center; Medical and professional offices, except surveyors, Medical related uses, such as a wellness center or physical therapy center; and C-3 uses as fm1her restricted by the Golden Gate Master Plan, as amended by CP-2005,2, , SEP .1) c; JrWti l pC! I~.r-' f ()" ~'.=~~.'?~1c-d \J . . . The following development standards were adopted in CP,2005-2 also restricting the development beyond the C-3 development criteria: . No less than 60 percent of the gross square footage shall be designated for medical offices and clinics; . Parking for the entire project shall be that required for medical office or clinic uses by the Land Development Code (Ordinance #04,41, as amended), so as to allow 100 percent medical office use; . Lighting shall be restricted to bollards except as may be required by lighting standards in the Land Development Code (Ordinance #04-41, as amended) and other goveming regulations; and . The Neighborhood Center (NC) boundaries of this quadrant shall not be further expanded. The C-3 Zoning District allows health service, professional office, and clinic uses in SIC Code (Groups 8011-8049). The C-3 development standards are as follows: Intermediate Commercial, C-3 Zoning District Development Requirement Criteria Maximum Height 50 feet Minimum Floor Area 700 square feet Separation Distance None No site plan was submitted with this application. As such, this development would be wholly guided by the development standards of C-3 Zoning District, as limited by the GMP requirements for Neighborhood Centers, and the CP-2005,2 GMP Amendment, both of which are pat1 of the Golden Gate Area Master Plan. See GMP Consistency Review for details. RZ-2008-AR.13209 Heallhcare Medical Center Rezone 3 AG NOSEF (j ._;"- ;[/;::-- I t~g (wD-f qj) ---...';--:-=:--.:....:::::::~i The site is vacant and undeveloped; zoned Estates (E)- SURROUNDING LAND USE AND ZONING: Subject Parcel: Surrounding: Golden Gate Boulevard, then Single Family Residential; zoned Estates (E) Snowy Egret PUD; zoned PUD Single Family Residential; zoned Estates (E) 1 st Street SW, then Single Family Residential; zoned Estates (E) North: East: South: West: Subject Property Golden Gate Boulevard $:4 T: 43 R:27 , I """3:min!w / i >i,l ..,; :fI " ! 16o..__~. 180 _.- \\\ " --~-' .. " J- ~ il! ~fil ~~ ~2 '" g .. , .. \ '\., li,l Cl ~ en z o ~ ~ -,,---'-'" 105'~ . <' ;' i F.LU:,ES "/61 110 , '\ Zoning: E 110 ...-" ~ t- \ li,l , t- \c.Q 'I' ", 170 $:9 T: 43 R:27 ,J// ~/ / 223 ,/ Zoning Map RZ-2008-AR-13209 Healthcare Medical Center Rezone 4 .-- ,,- \1 , \ 'I, : CPUD____, I --_ " 7ij.: ~ ~ tl ~lOCo) \ \ \ , , \---. if;u jI~-:~- I OJ ~-o:- I II 186 : Subject Property U NAGENDA ITEM 0._____ Aerial Photo GROWTH MANAGEMENT PLAN CONSISTENCY: The subject site is located in an Estates Designation, Estates,Mixed Use District, Neighborhood Center Subdistrict as described in the Golden Gate Area Master Plan. The amendment to the Golden Gate Area Master Plan [CP-2005-02; Ordinance No, 2007-76] includes the subject property within the Neighborhood Center Subdistrict. The project is reviewed within the context of these designations. The Neil!hborhood Center Subdistrict contains the criteria for land uses at the centers and also serves as the basis for the staff's analysis. Each criterion listed below is followed by Staff's analysis in bold text. Criteria for land uses at the centers [from Golden Gate Area Master Plan] are as follows: RZ-2008-AR-I3209 Healthcare Medical Center Rezone 5 I. N~GEND I iipi~o~7:i !:I-UJ/b Commercial uses shall be limited to intermediate commercial so as to'.. g,il=,::-,~ a wider variety of goods and services in areas that have a higher degree of --- automobile traffic. These uses shall be similar to C,I, C-2, or C-3 zoning districts outlined in the Collier County Land Development Code (LDC) (Ordinance 04- 41), except as prohibited below. This criterion was not addressed by the applicant and deemed inconsistent by staff, but can be found consistent if the rezone ordinance is accompanied by the following stipulation: Prohibited uses. The following principal permitted uses are prohibited: Drinking Places (5813) and Liquor Stores (5921) Mail Order Houses (5961) Merchandizing Machine Operators (5962) Power Laundries (7211) Crematories (7261) (Does not include non-crematory Funeral Parlors) Radio, TV Representatives (7313) and Direct Mail Advertising Services (7331) NEC Recreational Shooting Ranges, Waterslides, etc. (7999) General Hospitals (8062), Psychiatric Hospitals (8063), and Specialty Hospitals (8069) Elementary and Secondary Schools (8211), Colleges (8221), Junior Colleges (8222) Libraries (8231) Correctional Institutions (9223) Waste Management (9511) Homeless Shelters and Soup Kitchens. Surveying services (Group 8713). Permitted Uses. The following uses are permitted: Accounting (8721). Architectural services (8712). Auditing (8721). Bookkeeping services (8721). Business consulting services (8748). Drug Stores (5012) Engineering services (8711). Essential Services, subject to section 2.01.03. Health services, offices and clinics (8011--8049). Home health care services (8082). Landscape architects, consulting and plamling (0781). Legal services (8111). Management services (8742) Orthopedic and al1ificial lirnb stores only (5888), no other miscellaneous retail stores not classified elsewhere. RZ-2008.AR-13209 Healthcare Medical Cenler Rezone 6 N~ EM ----.....-... SEP, )2, F inrlfl :/ p --,:-- Wellness Center - combination of Physical fitness facility (7991), pl1y!;[/II J~.:::f3.. () and rehabilitation, dietary/nutrition services, etc. -~"'. -' Veterinary services (0742, excluding outside kenneling). 2. A single project shall utilize no more than 50 percent of the total allowed commercial acreage. This percentage may be increased at the discretion of the Board of County Commissioners (BCC). T~is ,rezone .to ~-3 may be found cons~stent with this! cntenon. ThIS neIghborhood center contams 32.36 acreS and the subject site is 6.25 acres or 19 percent. 3. The project shall make provisions for shared parking arrangements with adjoining developments. This criterion was not addressed by the applicant and deemed inconsistent by staff, but can be found consistent if tlte rezone ordinance is accompanied by the following stipulation: Shared Parking. This project shall make provisions for shared parking lllTangements with the adjoining development in this neighborhood center. 4. Access points shall be limited to one per 180 feet commencing from the right'of- way ofthe major intersecting streets of the Neighborhood Center. A maximum of three curb cuts per quadrant shall be allowed. This criterion was not addressed by tlte applicant and deemed inconsistent by staff, but can be found consistent if the rezone ordinance is accompanied by the following stipulation: Drivewavs and curb cuts. A maximum of one curb cut is allowed for this project besides the shared access point with adjoining development in tile NC Subdistrict. 5. Driveways and curb cuts shall be consolidated with adjoining developments, whenever possible. Tltis criterion was not addressed by the applicant and deemed inconsistent by staff, but can be found consistent if tlte rezone ordinance is accompanied by the following stipulation: Drivewavs and curb cuts. A maximum of one curb cut is allowed for this project besides the shared access point with adjoining development in the NC Subdistrict. 6. Projects shall provide a 25-foot wide landscape buffer abutting the external right, of,way. This buffer shall contain two staggered rows of trees that shall be spaced no more than 30 feet on center, and a double row hedge at least 24 inches in height at time of planting and attaining a minimum of height of three feet within RZ-2008,AR-13209 Healthcare Medical Center Rezone 7 G N~~':NOc,~~~ " (,,-.. :i 0tii'" one year. A minimum of 50 percent of the 25,foot wide buffer !ti~lt T1..fflaf _~'1o I comprised of a meandering bed of shrubs and ground covers other than grass. ..- Existing native trees must be retained within this 25-foot wide buffer area to aid in achieving this buffer requirement; other existing native vegetation shall be retained, where possible, to aid in achieving this buffer requirernent. Water retention/detention areas shall be allowed in this buffer area if left in natural state, and drainage conveyance through the buffer area shall be allowed if necessary to reach an external outfall. This criterion was not addressed by tlte applicant and deemed inconsistent by staff, but can be found consistent if tlte rezone ordinance is accompanied by the following stipulation: Right-of-wav buffers. A 25-foot wide landscape buffer shall be provided abutting the external right-of,way. This buffer shall contain two staggered rows of trees that shall be spaced no more than 30 feet on center, and a double row hedge at least 24 inches in height at time of planting and attaining a minimum of three feet height within one year. A minimum of 50 percent of the 25-foot wide buffer area shall be comprised of a meandering bed of shrubs and ground covers other than grass. Existing native trees must be retained within this 25-foot wide buffer area to aid in achieving this buffer requirement; otller existing native vegetation shall be retained, where possible, to aid in achieving this buffer requirement. Water retention/detention areas shall be allowed in this buffer area if left in natural state, and drainage conveyance through the buffer area shall be allowed if necessary to reach an external outfall. 7. All buildings shall have tile roofs, 'Old Style Florida' metal roofs, or decorative parapet walls above the roofline. The buildings shall be finished in light, subdued colors, except for decorative trim. This criterion was not addressed by tlte applicant and deemed inconsistent by staff, but can be found consistent if tlte rezone ordinance is accompanied by the following stipulation: Architectural Theme. All buildings shall have tile roofs, 'Old Style Florida' metal roofs, or decorative parapet walls above the roofline. The buildings shall be finished in light, subdued colors, except for decorative trim. So as to maintain a common architectural theme in this quadrant of the neighborhood center, for both building design and signage, this project shall utilize the architectural theme of tile adjoining development in the NC Subdistrict. RZ-2008-AR-13209 Healthcare Medical Center Rezone 8 N~~NOA ITEM i A "SE~-lo;.~,rJrli'i f l0 ~k-4 ~Q--X:'-.50 ' ~e_--:"'~_-.J 8. All lighting facilities shall be architecturally-designed, and shall be limited to a height of 25 feet. Such lighting facilities shall be shielded from neighboring residential land uses. This criterion was not addressed by tile applicant and deemed inconsistent by staff, but can be found consistent if the rezone ordinance is accompanied by the following stipulation: Lighting, All lighting facilities shall be architecturally- designed, and shall be limited to a height of twenty-five (25) feet. Such lighting facilities shall be shielded from neighboring residential land uses. Parking lot lighting shall be restricted to bollards except as may be required to comply with lighting standards in the Land Development Code (Ordinance No. 2004-41, as amended) and other governing regulations. 9. Commercial uses shall encourage pedestrian traffic through placement of sidewalks, pedestrian walkways, and marked crosswalks within parking areas. Adjacent projects shall coordinate placement of sidewalks so that a continuous pathway through the Neighborhood Center is created. This criterion was not addressed by applicant and deemed inconsistent by staff, but can be fou/l(l consistent if tile rezone ordinance is accompanied by the following stipulation: Pedestrian circulation. Walkways or courtyards shall connect. adjacent buildings. Commercial uses shall encourage pedestrian traffic through placement of sidewalks, pedestrian walkways, and marked crosswalks within parking areas. Sidewalks shall be connected with the adjacent development to the east so that a continuous pathway through the Neighborhood Center is created. 10. All buildings and projects within any single specific quadrant of the Subdistrict shall utilize a common architectural theme. This theme shall be applicable to both building design and signage. This criterion was not addressed by the applicant and deemed inconsistent by staff, but can be found consistent if the rezone ordinance is accompanied by tllefollowing stipulation: Architectural Theme. All buildings shall have tile roofs, 'Old Style Florida' metal roofs, or decorative parapet walls above the roofline. The buildings shall be finished in light, subdued colors, except for decorative trim. So as to maintain a common architectural theme in this quadrant of the neighborhood center, for both building design and signage, this project shall utilize the architectural theme of the adjacent development site, the first and only development in this quadrant. RZ-2008-AR-13209 HeaIthcare Medical Center Rezone 9 N~~~~"~l~J -~ clF~ :cr .~..' ,') ,)" , "',r/,."_ . I ., (1')1 ;~~,-~~f3Jlj 11. No building footprint shall exceed 5,000 square feet, unless the project is submitted in the form of a PUD. Walkways or courtyards shall connect adjacent buildings. This provision only applies east of Collier Boulevard. T/zis criterion was not addressed by the applicant and deemed inconsistent by staff, but can be found consistent if the rezone ordinance is accompaniell by the following stipulation: Building Footprint. No less than 60 percent (60%) of the gross square footage shall be designated for medical offices and clinics. No building footprint shall exceed 5,000 square feet; and Pedestrian circulation. Walkways or courtyards shall connect adjacent buildings. Commercial uses shall encourage pedestrian traffic tlu'ough placernent of sidewalks, pedestrian walkways, and marked crosswalks within parking areas. Sidewalks shall be connected with the adjacent development to the east so that a continuous pathway through the Neighborhood Center is created. 12. Drive-through establishments shall be limited to banks, with no more than tlu'ee lanes; the drive-through areas shall be architecturally integrated with the rest of the building. This provision only applies east of Collier Boulevard. This criterion was not addressed by the applicant and deemed inconsistent by staff, but can be found consistent if the rezone ordinance is accompanied by the following stipulation: Dri ve-through establishments. Drive-tllfough establishments are prohibited. 13. Fences or walls may be constructed on the commercial side of the required landscape buffer between adjacent commercial and residential uses. If constructed, such fences or walls shall not exceed five (5) feet in height. Walls shall be constructed of brick or stone. Fences shall be of wood or concrete post or rail types, and shall be of open design (not covered by slats, boards or wire). This criterion was not addressed by the applicant and deemed inconsistent by staff, but can be found consistent if the rezone ordinance is accompanied by the following stipulation: Fences or walls. Fences or walls may be constructed on the commercial side of tile required landscape buffer between adjacent commercial and residential uses. If constructed, such fences or walls shall not exceed five (5) feet in height. Walls shall be constructed of brick or stone. Fences shall RZ-2008-AR- J 3209 Healthcare Medical Center Rezone ]0 be of wood or concrete post or rail types, and shall be of open design (not covered by slats, boards or wire). G N~~~ITEM 1 . S..E. P..'Ch'..r? m~, 1 p" 'l~ . ..~:'...~~ ."c 10 ~... '---.'--- 14. Projects directly abutting residential property (property zoned E-Estates and without an approved conditional use) shall provide, at a minimum, a 75,foot wide buffer in which no parking uses are pelmitted. Twenty,five (25) feet of the width of the buffer along the developed area shall be a landscape buffer. A minimum of 50 feet of the buffer width shall consist of retained native vegetation and must be consistent with subsection 3.9.5.5.6 of the Collier County Land Development Code (LDC). The native vegetation retention area may consist of a perimeter berm and be used for water management detention. Any newly constructed berm shall be revegetated to rneet subsection 3.9.5.5.6 of the LDC (native vegetation replanting requirements). Additionally, in order to be considered for approval, use of the native vegetation retention area for water management purposes shall meet the following criteria: a. There shall be no adverse impacts to the native vegetation being retained. The additional water directed to this area shall not increase the annual hydro-period unless it is proven that such would have no adverse impact to the existing vegetation. b. If the project requires permitting by the South Florida Water Management District (SFWMD), the project shall provide a letter or official document from the SFWMD indicating that the native vegetation within the retention area will not have to be removed to comply with water management requirements. If the SFWMD cannot or will not supply such a letter, then the native vegetation retention area shall not be used for water management. c. If the project is reviewed by Collier County, the County engineer shall provide evidence that no removal of native vegetation is necessary to facilitate the necessary storage of water in the water rnanagement area. This criterion was not addressed by tire applicant and deemed inconsistent by staff, bllt can be fOllnd consistent if the rezone ordinance is accompanied by the following stiplllation: Buffers abutting E,Estates Property which is not subiect to an approved conditional use. The area of this project directly abutting residential property (property zoned E- Estates and without an approved conditional use) shall provide, at a minimum, a seventy-five (75) feet wide buffer in which no parking nses are permitted. Twenty-five (25) RZ-2008-AR-13209 Healthcare Medical Center Rezone 11 feet of the width of the buffer along the developed area shall be a landscape buffer. A minimum of fifty (50) feet of the buffer width shall consist of retained native vegetation and must be consistent with subsection 3.05.07.H. of the Collier County Land Development Code (LDC). The native vegetation retention area may consist of a perimeter berm and be used for water management detention. Any newly constructed berm shall be re-vegetated to meet subsection 3.05.07.H. of the LDC (native vegetation replanting requirements). Additionally, in order to be considered for approval, use of the native vegetation retention area for water management purposes shall meet the following criteria: N~~E ~_~"~~--I] c.:cr ' I: cj'Q LJJ:!~O' ! Pi!l~~~l _~c (I ~'---'-7"":;:_''''_'':''-;'::~-:_-':-':'':'':':'::'_ a. There shall be no adverse impacts to the native vegetation being retained. The additional water directed to this area shall not increase the annual hydro-period unless it is proven that such would have no adverse impact to the existing vegetation. b. If the project requires permitting by the South Florida Water Management District, the project shall provide a letter or official document from the District indicating that the native vegetation within the retention area will not have to be removed to comply with water management requirements. If the District cannot or will not supply such a letter, then the native vegetation retention area shall not be used for water management. c. If the project is reviewed by Collier County, the County engineer shall provide evidence that no removal of native vegetation is necessary to facilitate the necessary storage of water in the water management area. 15. Projects within the Neighborhood Center Subdistrict that are submitted as PUDs shall provide a functional public open-space component. Such public open-space shall be developed as green space within a pedestrian-accessible courtyard, as per Section 2.4.5.4 of the Collier County Land Development Code, as in effect at the time of PUD approval. Because this application is submitted as a standard rezone, this criteria does not apply. RZ-2008-AR-13209 Healthcare Medical Center Rezone 12 16. t]u N~5!.:':!.?A ITEM ....-..---- The following additional restrictions and standards apply to Tract 124, n, d,. .SF..P.') ii. f' Inii the north ISO feet of Tract 126, pursuant to GMP Amendment CP-2005+0Pt,a~ . ." 'I Ordinance Number 07-76, within the southwest quadrant of the Wirso*~""'OC'}-'<'1U!! -~'-... .-----" , Boulevard and Golden Gate Boulevard Center: -- , a. Commercial uses shall be limited to the following: 1. medical offices and clinics and professional offices, except surveyors; and I 2. medical related uses, such as a wellness center. Tllis criterion was not fully addressed by tile applicant and deemed inconsistent by staff, but can be found consistent if tile rezone ordinance is accompanied by tile following stipulation: The following additional uses are deemed to be permitted in Tract 124 and the north 150 feet of Tract 126, within the southwest quadrant of Wilson Boulevard and the Golden Gate Boulevard Center: Accounting (8721). Architectural services (8712). Auditing (8721). Bookkeeping services (8721). Business consulting services (8748). Drug Stores (5012). Engineering services (8711). Essential Services, subject to section 2.01.03. Health services, offices and clinics (8011,-8049). Home health care services (8082). Landscape architects, consulting and planning (0781). Legal services (8111). Management services (8742). Orthopedic and artificial limb stores only (5888), no other miscellaneous retail stores not classified elsewhere. Wellness Center - combination of Physical fitness facility (7991), physical therapy and rehabilitation, dietary/nutrition services, etc. Veterinary services (0742, excluding outside kenneling). b. The ordinance rezoning this property to allow commercial uses shall include the following requirements: 1. no less than sixty (60%) percent of the gross square footage shall be designated for medical offices and clinics; and RZ-2008-AR-13209 Healthcare Medical Center Rezone 13 r'~~ 2 k. fi th . . h II b h . d fi d.' PI! tX Ie ()f.9~' , . par mg or e entue project s a e t at reqUIre or me IcaT ,,==~c"cc'"--o-, office or clinic use by the Land Development Code (Ordinance #04- '-- , 41, as amended), so as to allow 100 percent medical office use. This criterion was not addressed by the applicant and deemed inconsistent by stajJ, but can be found consistent if the rezone ordinance is accompanied by the following stipulation: Building Footprint. No less than 60 percent (60%) of the gross square footage shall be designated for medical offices and clinics. No building footprint shall exceed 5,000 square feet; c. Parking lot lighting shall be restricted to bollards except as may be required to comply with lighting standards in the Land Development Code (Ordinance #04-41, as amended) and other governing regulations. This criterion was not addressed by the applicant and deemed inconsistent by staff, but can be found consistent if the rezone ordinance is accompanied by the following stipulation: All lighting facilities shall be architecturally-designed, and shall be limited to a height of twenty-five (25) feet. Such lighting facilities shall be shielded from neighboring residential land uses. d. The Neighborhood Center boundaries of this quadrant shall not be fmther expanded." This is a planning issue and not a zoning issue, therefore, no stipulation is needed, FLUE Policv 5.4 states: "New developments shall be compatible with, and complementary to, the surrounding land uses, as set forth in the Land Development Code." Comprehensive Planning leaves this determination to Zoning and Land Development Review staff as part of their review of the petition in its entirety. Objective 7 of the Future Land Use Element of the Growth Management Plan and relevant policies are stated below with each policy followed by staff analysis in bold text. Objective 7: In an effOlt to SUPPOlt the Dover, Kohl & Partners publication, Toward Better Places: The Community Character Plan for Collier County, Florida, promote smart growth policies, and adhere to the existing development character of Collier County, the RZ-2008-AR.13209 Healthcare Medical Center Rezone 14 following policies shall be implemented for new development and r projects, where applicable. A C/ No_~_~A ITEMi Sfp~~liij Policy 7.1: The County shall encourage developers and property owners to connect their properties to fronting collector and arterial roads, except where no such connection can be made without violating intersection spacing requirements of the Land Dev~oJllment Code. This application is deemed inconsistent by staff with this policy, out may be found consistent if the stipulations are made part of the rezone ordinance. Access to this site will be on Wilson and/or Golden Gate Boulevards and both are major collector roads. Policy 7.2: The County shall encourage intemal accesses or loop roads in an effOlt to help reduce vehicle congestion on nearby collector and arterial roads and minimize the need for traffic signals. Based on the type of development anticipated (office park) and small size, a loop road may not be feasible and the project may consist of a driveway and parking lot(s) rather than platted lots and streets. Policy 7.3: All new and existing developments shall be encouraged to connect their local streets and their interconnection points with adjoining neighborhoods or other developments regardless of land use type. Given that both adjacent properties are limited to one single family dwelling each, and given the buffer requirements of the GMP, it is not feasible or appropriate to require interconnections, Policy 7.4 The County shall encourage new developments to provide walkable communities with a blend of densities, common open spaces, civic facilities and a range of housing prices and types. Not applicable to this project. Economic Element: This rezoning is consistent witll the following policies: . Policy 1.2, which states: "Collier County will support tile oPPOltunity for development and establishment of hospitals, nursing homes and additional medical related facilities in order to promote a continuum of care to enhance the quality of life throughout the County," This project would support and is consistent with Policy 1,2 of the Economic Element only if the stipulations included at the end of this memorandum become part of the rezone ordinance. . Policy 1.3 which states: "Collier County will SUppOlt a health care system that addresses the needs of both business and the work force." This project would support and may befound consistent witlt Policy 1.3 oftlte Economic Element only if the stipulations included at the end of this memorandum become part of the rezone ordinance. RZ-2008-AR-13209 Healthcare Medical Center Rezone 15 f N~~~~~~,,~'E~"-A ) II SEF' A:) lV :. [?ij2=<? ~5't~c) . Based upon the above analysis, Comprehensive Planning staff finds the proposed rezoning to be inconsistent with the Golden Gate Area Master Plan as noted above, unless the appropriate stipulations are included in the rezone Ordinance. Transportation Element: TranspOliation Planning staff has evaluated this petition, and advises tllat it is not consistent with Policies 5.1 and 5.2 of the Transportation Element of the GMP; however, if the following mitigating conditions are met, the project may be deemed consistent with these policies. The project will generate a total PM peak hour trips of 196 vph which are pali of the resulting failure of Golden Gate Boulevard by 539 trips in 2013. Intersection analysis and turn lane analysis will be performed as a part ofthe SDP process, ANALYSIS: Staff completed a comprehensive evaluation of this land use petition and the criteria upon which a favorable determination must be based. These criteria are specifically noted in Section 10.03.05.1 of the LDC and required staff evaluation and comment. The staff evaluation establishes a factual basis to suppOli the recommendations of staff. The CCPC uses these same criteria as the basis for its recomrnendation to the Board of County Commissioners (BCC), who in turn uses the criteria to suppOJi its action on the rezoning request. The evaluation is completed as a separate document and is attached to the staffrepOJi (See Attachment A). Transportation: The Transportation Department has reviewed this petition, and recommends approval subject to the following conditions: . The proj ect shall utilize a shared access from Golden Gate Boulevard with the comer parcel located to the east of the subject propeliy. The project shall additionally provide for an east-west interconnection between the two parcels. Locations shall be coordinated during the SDP permitting process . As mitigation of transportation impacts as required for compliance with GMP Policy 5.1, the project shall provide the following three forms of mitigation. o The developer shall pay their fair share contribution, up to a maximum of $30,000, towards the intersection improvements at Golden Gate Boulevard and Wilson Boulevard. This amount shall be quantified at the time of site development plan application and must be provided prior to site development plan approval; o The developer shall purchase 10 annual bus passes for use of the Collier Area Transit (CAT) public bus line for a period of five years, The bus passes shall be purchased prior to issuance of the Certificate of Occupancy foJ' the initial phase of construction; o The Development shall be phased and limited to a maximum intensity of 60,000 square feet. The initial phase(s) of development shall not exceed 40,000 square feet. The balance of 20,000 square feet shall not be eligible to receive a Certificate of Occupancy prior to the completion of the widening of the Golden Gate Boulevard roadway segment east of Wilson Boulevard. The RZ-2008-AR-13209 Healthcare Medical Center Rezone 16 N~GENDA ITEM '. S;-~~-;;; \.11" U I~~~ &'CJ. ~O! v ----===-..: developer has acknowledged that the widening of this segment to four or six lanes is not presently funded or scheduled. Environmental: Environmental Review staff has reviewed this petition, and recommends approval. The Environmental Advisory Council (EAC) did not review this petition, and an Environmental Impact Study (E1S) was not required as the site is less than 10 acres. Utilities: Public utilities staff has revicwed this petition and has no objection. This project location is not within the Collier County Water and Sewer District Services Area per the 2005 Water & Wastewater Master Plan Updates. It is, however, located on the zone of the existing Collier County Tamiami Wellfield. The Rules and Regulations for protection of wellfields should be followed. All well sites and pipeline easements located on and close to this project shall be shown on all future site development plans (SDP), preliminalY plats (PPL), or any other site plan applications. Zoning and Land Development Analysis: Zoning staff has reviewed this petition and makes the following analysis: The differences between the Estates (E) Zoning District, C-3 Zoning District, and Neighborhood Center (NC) Subdistrict development criteria are as follows: Zoning District F ront Yard Side Yard Rear Yard Lot Area (sq ft) Lot Width Zoned Building Height a = 50% of the building height, but not less than 15 feet. c = 50% of the building height, but not less than 25 feet All numbers shown are the required minimum amounts Maximum building coverage not applicable to either district Although tllere are clear and distinct differences between the Estates (E) and lntennediate Commercial (C-3) Zoning District, this project would be guided by the Wilson and Golden Gate Boulevards Neighborhood Center Subdistrict development standards as detailed in the "Growth Management Plan Consistency Review" within this report . The site is abutted by Estates (E) zoning on three sides to the north, west, and south of the property. In order to mitigate impacts from this commercial project, the NC Subdistrict requires a minimum 75, foot wide buffer where tile project will directly abut residential property zoned E-Estates in which no parking uses are permitted. Also 25 feet of the width of the buffer along the developed area shall be a landscape buffer. Furthermore, in the list of allowable uses only medical office, professional office, clinics, and related uses are permitted. These types of uses will have minimal to no impact on the existing surrounding uses as they are not typically associated with nuisances such as odor, noise, or obtrusive visual RZ-2008-AR-13209 Healthcare Medical Center Rezone 17 impact. No restaurants or bars are proposed. GMP analysis. N~GENDA ,t: ' -- ' , SEP () ~arR . .. n' 30 b For a complete list of prohibIted lise; ~11lil~~2Q In addition, building foot prints will be no greater than 5,000 square feet, building heights will be limited to one story, and lighting structures will be limited to 25 feet Based upon the above analysis, and protection offered by the NC Subdistrict, staff is of the opinion that the proposed change to the C-3 Zoning District is not anticipated to have an adverse effect unon the surroundinl! area. NEIGHBORHOOD INFORMATION MEETING (NIM): On May 29, 2008 at 5:30 pm, a neighborhood information meeting was held by the petitioner at the Golden Gate Fire Station #71. The petitioner (Michael Corder) and the petitioner's agent (Michael and Terri Fernandez and Jonathan Delaney of Planning Development Incorporated) were present. From County staff were Willie Brown (Principal Plal1l1er) and Michele Mcgonagle (Administrative Secretary) of Zoning and Land Development Review. Approximately five persons from the surrounding area attended. Michael Fernandez summarized the following points of the project: . The project will be governed by the Golden Gate Area Master Plan Neighborhood Center Subdistrict and C-3 Zoning District. These provisions include but are not limited to: o Land uses limited to medical offices, clinics, professional offices (except surveyors), and medical related uses, such as a wellness center; o Building heights limited to 1 story; o Twenty-five foot buffers along the right-of-way; o Buildings no greater than 5,000 square feet in area; . Agreements have been reached with the County's Transportation Department to: o Provide intercol1l1ections to the adjacent parcel which has an active SDP application for a proposed Walgreens to include a shared access from Golden Gate Boulevard and a second intercol1l1ection further south between the two parcels; o Purchase 10 annual bus passes for a period of five years from the CAT (County bus service) to aid in offsetting transpOltation impacts; o Make payments for the project's fair share (up to a maximum contribution of $30,000) for intersection improvements proposed for Wilson Boulevard at Golden Gate Boulevard; and o The initial phase(s) of the development, prior to the widening of Golden Gate Boulevards east of Wilson Boulevard (which is presently not scheduled and is unfunded), will be restricted to two-thirds (equal to 40,000 square feet) of the maximum proposed development of 60,000 square feet. . Buildings will be architecturally compatible and complimentary. RZ-2008-AR-13209 Healthcare Medical Center Rezone ] 8 N~~E~~~. U SEP 0 C 'IOrIO ! Pg 6 "i;;'~ .=-=~ 9-FJ u Those attending the meeting offered their support and wanted to know the anticipated" pi'6j~cf schedule. The agent offered a generalized permitting schedule in response. There were no negative comments, nor objections in response to the presentation and solicitation for questions and comments. The meeting adjourned at approximately 6:30 PM. STAFF RECOMMENDA nON: The Zoning and Land Development Review staff recommends that the Collier County Planning Commission (CCPC) forward a recommendation of approval of Petition RZ-2008,AR-13209 to the Board of County Commissioners (BCC) subject to the staff's conditions of approval as attached to the Rezone Ordinance. RZ-2008-AR-13209 Healthcare Medical Center ReZOJle 19 \N-~ g,0~V--- WILLIE BROWN, AICP, PRINCIPAL PLANNER DEP ARTMENT OF ZONING & LAND DEVELOPMENT REVIEW N~~:~~A_~~k~l; U 'C'F" I I . _ 0,.,;~ ". )n[(.: , !-"O&~~ , Of j~l)( L-G- 0 e, DATE PREPARED BY: REVIEWED BY: Ph(~~l- 001. ~ -~ MARJO E STUDENT-STIRLING ASSISTANT COUNTY ATTORNEY {,,-~ -08 DATE ~- j ~ tYt--- RA ND V. BELLOWS, ZONING MANAGER DEPARTMENT OF ZONING & LAND DEVELOPMENT REVIEW 6' 2.:)-0'8' DATE ~L;n.~ SUSAN MURRAY ISTENES , AICP, DIRECTOR DEPARTMENT OF ZONING & LAND DEVELOPMENT REVIEW 0/z~~(f DATE APPROVED BY: Tentatively scheduled for the September 23, 2008 Board of County Commissioners Meeting COLLIER COUNTY PLANNING COMMISSION: (V C~~ 11At(~ MARK . STRAIN, CHAIRMAN Exhibit: Attachrnent A - . Rezone Findings RZ-2008-AR-I3209 He.1thcare Medical Center Rezone 20 REZONE FINDINGS PETITION RZ-2008-AR-13209 HEAL THCARE MEDICAL CENTER REZONE nu N~~:::~. ~.~~, E,M,',-.i 'J SEP ,j. ",. L~1_?~H(). ~----_._-"':.:--......_, > ~. Section 10.03.05 of the Collier County Land Development Code requires that the report and recommendations of the Planning Commission to the Board of County Commissioners shall show that the Planning Commission has studied and considered the proposed change in relation to the following, where applicable: 1. Whether the Pl'oposed change will be consistent with the goals, objectives and policies of the Future Land Use Map aud the elements of the Growth Management Plan, The subject property is within Golden Gate Estates, and is guided by the Golden Gate Area Master Plan (GGAMP). Within the GGAMP, the propeliy is designated NC - Neighborhood Center Subdistrict. The purpose of the NC Subdistrict is to provide for centers of activity that serve the needs of the surrounding neighborhood. The centers should contain a blended mix of neighborhood oriented commercial uses. The applicant proposes an urgent care center, medical and professional offices (except surveyors), and medical related uses consistent with GMP amendment CP-2005-2, which adopted specific development regulations for this site. Based on staffs review of the application and exhibits, the proposed development will be consistent with the goals, objectives, and policies of the Future Land Use Map and elements of the Growth Management Plan (GMP) if the site is developed in accordance with the standards adopted in GMP Amendment CP-2005-2 and attached stipulations to the Ordinance. 2. The existing land use pattern; The predominant land use in the area is single family residential. The proposed use will be compatible with the existing land use pattern by furthering the goals of the NC Subdistrict in enhancing the area within the NC Subdistrict where traffic impacts can be readily accommodated. By approving this use, in accordance with the Golden Gate Area Master Plan and NC Subdistrict regulations this proposal will fUliher the goals and objectives ofthat Plan. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts; The subject rezone will not create an isolated district umelated to adjacent and nearby districts. Walgreens, within the Snowy Egret CPUD, is proposed to the north and east of the site of the proposed rezone, and is compatible to the uses proposed. The subject parcel is of sufficient size for the proposed use and roadway improvements, and does not over intensify the lot within its surroundings if approved as recommended below: . The project shall be limited to 50 percent of the allowed commercial acreage within this Neighborhood Center which project contains 6.25 RZ-2008-AR-13209, HEALTHCARE MED CENTER PAGE 1 OF 5 ATTACHMENT A r AGEN0~:~ NeJ _ i ;it: --'f!' C) 1-'1#.3~} . ~:Y' acres or 19 percent of the 32.36 acres in this center. (Limitation on allowed commercial acreage) 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property proposed for change. The rezone implements the boundaries of the Golden Gate Boulevard and Wilson Boulevard Neighborhood Center, which has defined boundaries. Thus, the existing boundaries are not found to be illogically drawn. S. Whether changed or changing conditions make the passage of the proposed amendment necessary. The passage of CP,2005-2, provided the way for changing conditions at this location making the proposed development suitable for this area. The proposed rezoning petition will be compatible with adjacent land uses if restricted to tllose stipulations attached to the Ordinance. 6. Whether the proposed change will adversely inflnence living conditions in the neighborhood; The zoning change will not negatively impact existing living conditions considering proposed landscaping and buffers. Twenty-five foot landscape buffers are required abutting the right-of-way, 75-foot buffers are required where adjacent to residential districts, and a wall or fence may be imposed on the commercial side of a landscape buffer if deemed appropriate, Thus, with these mitigating factors, and limited types of commercial uses allowed, the proposed petition may be found compatible with existing surrounding land uses, and would not have an adverse influence on living conditions in the neighborhood. 7. Whether the proposed change will create or excessively incrcase traffic congestion or create types of tmffic deem cd incompatiblc with surrounding land uses because of pcak volumcs or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect pnblic safety. The proposed development will front Golden Gate Boulevard and with the following improvements will not exceed capacity or be a hazard to residents: Transportation Conditions of Approval: · The project shaH utilize a shared access from Golden Gate Boulevard with the corner parcel located to the east of the subject property, The project shall additionally provide for an east-west interconnection between the two parcels. Locations shall be coordinated during the SDP permitting process RZ-2008-AR-13209, HEALTHCARE MED CEN'fE:R PAGE 2 OF 5 ATTACHMENT A . /' f1 ) r L/ /vo. G~~~A ITEM As mitigation of transportation irnpacts as required for compliance ith SF"' .--- GMP Policy 5.1, the project shall provide the following three forms of ' 1-" ," ;'{lliP mitigation. /!:~r:. i) fiL I --."- 10 ' ~--:__.::::::_-~~_...,i' o The developer shall pay their fair share contribution, up to a maximum of $30,000, towards the intersection improvements at Golden Gate Boulevard and Wilson Boulevard. This amount shall be quantified at the time of site development plan application and must be provided prior to site development plan approval; o The developer shall purchase 10 annual bus passes for use of the Collier Area Transit (CAT) public bus line for a period of five years. The bus passes shall be purchased prior to issuance of the Certificate of Occupancy for the initial phase of construction; o The Development shall be phased and limited to a maximum intensity of 60,000 square feet. The initial phase(s) of development shall not exceed 40,000 square feet. The balance of 20,000 square feet shall not be eligible to receive a Certificate of Occupancy prior to the completion of the widening of the Golden Gate Boulevard roadway segment east of Wilson Boulevard. The developer has acknowledged that the widening oUhis segment to four or six lanes is not presently funded or scheduled. No public safety concerns are anticipated resulting from this rezoning of land if approved subject to proposed transp0l1ation conditions of approval. 8. Whether the proposed change will create a drainage IJroblemj The zoning action would not create a drainage problem. South Florida Water Management District permits and would be required to develop the site. Any future development within the subject area would be required to meet District storm water drainage regulations. Every project approved in Collier County involving the utilization of land for some land use activity is scrutinized and required to mitigate all sub-surface drainage generated by developmental activities. The subject property would be required to meet the storm water drainage regulations of the South Florida Water Management District. 9. Whether the proposed change will seriously reduce light and air to adjacent areaSj All projects in Collier Calmty are subject to the development standards that are unique to the zoning district in which it is located. These development standards and others apply generally and equally to all zoning districts (open space requirement, corridor management provisions, etc.) were designed to ensure that light penetration and circulation of air does not adversely affect adjacent areas. Considering also this area is surrounded mostly by large tracts of land on 2.24 acres or more, there should not be an issue with reduced light or air. RZ-2008-AR-13209, HEALTHCARE MED CENTER PAGE 3 OF 5 ATTACHMENT A N~~~, .~D.~..~It:~~.~,'T-I' ( , Qrr.:" 'l~r~ V I: pg:~~t:tI~6\ ,j ~~-----,_._-- ,- -"'.-- ---~:-_.' 10. Whether the proposed change will adversely affect property values in the adjacent area; Urban intensification typically increases the value of adjacent or underutilized land. This is a subjective determination based upon anticipated results which may be internal or external to the subject property, and which can affect property values. Property valuation is affected by a host of factors including zoning; however, zoning by itself mayor may not affect values since value determination by law is driven by market value. The mere fact that a property is given a new zoning designation mayor may not affect value. 11. Whether the proposed change will be a deterrent to the impt'ovement or development of adjacent property in accordance with existing regulations; The basic premise underlying all of tile development standards in the Land Development Code is that their sound application, when combined with the site development plan approval process and/or subdivision process, gives reasonable assurance that a change in zoning will not result in deterrence to improvement or development of adjacent property. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasting with the public welfare; Granting this rezone will not convey special privileges upon this individual land owner since the petition is consistent with the GGAMP. The proposed rezone will not constitute a grant of special privilege. 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning; The project is consistent with the Golden Gate Area Master Plan. Staff believes that the proposed amendment will provide the necessary medical and related uses within a closer range for some Golden Gate residents. There, however, is no reason the property could not be used in accordance with existing zoning. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the County; The proposed project will be designed in a manner that is compatible with surrounding propelties in size and scale because the development proposal would be required to meet the intent of the Neighborhood Center Subdistrict designation, The proposed project will provide an array of neighborhood medical related uses to this area of the County where choices are currently limited, 15. Whether is it impossible to find other adequate sites in the County for the proposed use in districts already permitting such use? RZ-200B-AR-13209, HEALTHCARE MED CENTER PAGE 4 OF 5 ATTACHMENT A foI~~~ ~ 17: , SEP1 --! '.Pg~' .11;", - .-7cfSo' The proposed zoning change fulfills the current and proposed future land use -"""". designations for this site. The proposed use wili hllfill that which is envisioned in GGAMP long range land use plan. 16. The physical characteristics of the property and the degree of site alteration, which would be required to make the pl'operty usable for any of the range of potential uses under the proposed, zoning classification. The degree of site work would be minimal. A percentage of the site would be cleared for parking and building footprint. However a more significant portion of the site will remain undeveloped in order to meet buffering, landscape, setback, and preservation requirements. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County Growth Management Plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance, as amended. The property is not in the Collier County Water and Sewer District. It is, however, within the existing Collier County Tamiami Wellfield of which the Rules and Regulations for protection of wellfields shall be followed. A multi,disciplined team responsible for reviewing jurisdictional elements of the GMP and the LDC public facilities requirements and has reviewed this land use petition and found it consistent and in compliance for zoning approval subject to conditions of approval as listed in the staff report, A final determination as to whether this project meets the full requirements of adequate public facilities specifications will be determined as pilli of the site development approval process. RZ-2008-AR-13209, HEALTHCARE MED CENTER PAGE 5 OF 5 ATTACHMENT A COLLIER COUNTY GOVERNMENT DEPT. OF ZONING & LAND DEVelOPMENT REVIEW WWW.COLlIERGOV.NET (i) N~GEND --.._~.,-----------~.~.~ 2800 NORTH HORS HOE~V~ NAPLES flORIDA 4104 . " :InrI'" , , (239) 403-2400 FAt!t!~3-~968 . . '.. 31i'~:f-qo STANDARD REZONE APPLICATION PETiTION NO (AR) PROJECT NAME PROJECT NUMBER DATE PROCESSED ASSIGNED PLANNER To be completed by staff Above to be completed by staff APPLICANT jAGENT INFORMA TIOH .! NAME OF APPLlCANT(S) MICHAEL A. CORDER ADDRESS 3821 3'. AVENUE S.W. CITY NAPLES STATE Fl ZIP 34117 TELEPHONE # 239-354-5622 CEll # N/A FAX # N/A E-MAIL ADDRESS:M13AI3C13@HOTMAIL.COM NAME OF AGENT PLANNING DEVELOPMENT INCORPORATED/MICHAEL R. FERNANDEZ ADDRESS 5133 CASTEllO DRIVE, SUITE 2 CITY NAPLES STATE Fl ZIP 34103 TELEPHONE # 239-263-6934 CELL # N/A FAX # 239-263-6981 E-MAIL ADDRESS:PDIMRF@AOl.COM BE AWARE THAT COLLIER COUNTY HAS LOBBYIST REGULATIONS. GUIDE YOURSELF ACCORDINGLY AND ENSURE THAT YOU ARE IN COMPLIANCE WITH THESE REGULATIONS. APPLICATION FOR PUBLIC HEARING FOR STANDARD REZONE _ 11128/2006 ,.. 2/12108 ASSOCIATIONS () ~~ ! Pg c. r "~~-L c..... () Complete the following for 011 registered Association(s) thaI could be affecled by this petition-;-I'to~ '"' additional sheets if necessary. Information can be found on the Board of County Commissioner's website at htto: Ilwww.collieraov.net/hldex.osDx?oooe=77 4 NAME OF HOMEOWNER ASSOCIATION: NtA MAILING ADDRESS CITY STATE ZIP ! NAME OF HOMEOWNER ASSOCIATION: MAILING ADDRESS CITY STATE ZIP NAME OF HOMEOWNER ASSOCIATION: MAILING ADDRESS CITY STATE ZIP NAME OF HOMEOWNER ASSOCIATION: MAILING ADDRESS CITY STATE ZIP NAME OF HOMEOWNER ASSOCIATION: MAILING ADDRESS CITY STATE ZIP DISCLOSURE OF INTEREST INFORMATION o. If the property is owned fee simple by an INDIVIDUAL, tenancy by the entirety, tenancy in common, or joint tenoncYl list 011 parties with an ownership interest as well as the percentoge of such interest. (Use additional sheets If necessary). Name and Address Percentage of Ownership Michael A. Corder 100% 3821 3" Avenue S.W. ,. Naples, Florida 34119 APPLICATION FOR PUBLIC HEARING FOR STANDARD REZONE-1I/28/2006. re. V121ll8 , b. If the property is owned by a CORPORATION, list the officers and stockhol rs arsE._f f; Ifl.i!I?, I the percentage of stock owned by each. , ' ~'g'~~c5~1.c..,1 Name and Address Percentage of Ownership -- --- N/A c. If the property is in the name of a TRUSTEE, list the beneficiaries of the trust with the percentage of interest. Name and Address Percentage of Ownership N/A , d. If the property is in the name of a GENERAL or LIMITED PARTNERSHIP, list the name of the general and/or limited partners. Name and Address Percentage of Ownership N/A APPLICATION FOR PUBLIC HEARING FOR STANDARD REZONE- J 1/28/2006. rev 2112108 e. No. ~:_ A IE:M If there i. 0 CONTRACT FOR PURCHASE, with on individuol or individu s, 0 S ~._-_ Corporation, Trustee, or a Partnership, list the names of the contract pure, ~ers fp C "lj ?On.i below, including the officers, stockhoiders. beneficiories, or partners. '~!~J_.t:f.c- 9u -~~,' Nome and Address Percentage of Ownership N/A f Dote of Controct: _ \ f. If any contingency douse or contract terms involve additional parties, list all individuals or offkers, if a corporation, partnership, or trust. Nome ond Address N/A g. Dote subject property, acquired!:3J leased 0 9/10/04 and 5/26/05 Term of leose yrs,/mos. If, Petitioner has option to buy, indicote dote of option: N/ A and dote option terminates~ , or anticipated closing date h. Should any changes of ownership or changes in contracts for purchose occur sub.equent to the dote of application, but prior to the dote of the final public hearing, it is the responsibility of the applicant, or agent on his behalf, to submit 0 supplemental disclosure of interest form. APPLICATION FOR PUBLIC HEARING FOR STANDARD REZONE _ 11/2812006. rev 2112108 N~~~~~A 1", EM-I ~-=---~--....,. PROPERTY DESCRIPTION 'fnfr!'! , ,..' u legal Description of Subject Properly: (If space is inadequate, attach an separate page.) If request involves change to mare than one zoning district, include separate legal description for property involved in each district. Applicant shall submit four (4) copies of 0 recent survey (completed within the last six months, maximum 1" to 400' scole) if required to do so at the pre'application meeting. NOTE: The applicant is responsible for supplying the correct legal description. If questions arise concerning the legal descriptio,n, an engineer's certification or seoled survey may be required. Section/Township/Range 04/49S /27E lot: Block: Subdivision: Plat Book 4 Page #: 105 & 106 Properly I.D. #: 37169440008,37169480000, and 37169560108 Metes & Bounds Description: Tract 124 and the Norlh 150 feet of Tract 126, Golden Gate Estates Unit 12 Size oIDrooerlv: 681 +/- x 150+/- = 102,150+/_ ft. X 680+/- x 331+/- = 22S,080+/_ ft. = Total Sq. Ft. 327,230 Sq. Ft. or Acres Gross acres = 7.51 +1- and 6.25+/-less road easements Address/aenerallocation of subiect aroaerlv: Southeast corner Golden Gate Boulevard and I" Street S.W., Golden Gate Estates. ADJACENT ZONING AND lAND USE loning land Use N E - Estates S E - Estates Single Family Residential Single Family Residential Snowy Egret PUD Single Family Residential EPUD WE. Estates Does the owner of the subject property oWn properly contiguous to the subject property? If so, give complete legal description of entire contiguous property. (If space is inadequate, attach on separate poge). Section/Township/Range N/A/ / Subdivision: lot: Block: Plat Book: Page # Property I.D.#: Metes & Bounds Description: APPLICATION FOR PUBLIC HEARING FOR STANDARD REWNE _ 11/2812006. rev Z11Z/08 REZONE REQUEST This application is requesting a rezone from the E'Estates zoning district(s) to the Present Use of the Properly: Vacant Proposed Use (or range of uses) of the properly: C-3 uses as further restricted by the Golden Gate Master Plan In the Growth Management Plan, as amended by CP-2005-2, approved December 4, 2007 by Ordinance 07-76, attached. EVALUATION CRITERIA Pursuant to Section lO.03.05.G. of the Collier County Land Development Code, staff's anolysis and recommendation to the pr~:mning Commission, and the Pfanning Commission's recommendation to the Board of County Commissioners shall be based upon consideration of the applicable criteria noted below. Provide a narrative statement describing the rezone request with specific reference to the criteria noted below. Include any backup materials and documentation in svpport of the request. Standard Rezone Considerations fLDC Section 10.03.05.GJ I. Whether the proposed change will be consistent with the goals, objectives, and policies and future land use mop and the elements of the growth management pIon. 2. The existing land use pattern. 3. The possible creafion of on isolated disfrict unrelated fa odiacenf and nearby districts. 4. Whether existing district boundaries are illogically drawn in relation to existing condWons on the property for the proposed change. 5. Whether changed or changing conditions make the possage of the proposed amendment (rezone) necessary. 6. Whether the proposed change will adyersely influence living conditions in the neighborhood. 7. Whether the proposed change will creafe or excessively increase traffic congestion or create types of fraffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise cUed public safety. 8. Whether the proposed change will create 0 drainage problem. 9. Whether the proposed change will seriolJ$ly reduce light and air to adiacent areas. 10. Whether the proposed change will seriously affect properly yalues in the adiacenf area. I I. Whether the proposed change will be 0 deterrent to the improvement or development of adiacent property in accordance wifh exisling regulafions. 12. Whether the proposed change will consfitute a grant of special privilege to an individvo/ owner os contrasted wifh the public welfare. APPLICATION FOR PUBLIC HEARING FOR STANDARD REWNE-1J/28/2006. rev2/1U08 ! AGENfj;:-:-".,.;-___. No " , ~.:::!'./' , ~~4~~~~d{ 1 U ------------. .~.~" 13. Whether there are substantial reosons why the property cannot be used in occo;(Jonce with existing zoning. 1 4. Whether the change suggested is out of scale with the needs of the neighborhood or the county. 75. Whether if ;s impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. 16. The physical characteristics of the property and the degree of site allerotion which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. 17. The impact of development on the availability of adequate public facilities and services consistent with the 'evels of service adopted in the Collier County growfh' management plan and os defined and implemented through the Collier Counly Adequate Public Facililies Ordinance {Code ch. 106, art. 1/], as amended. 78. Such other factors, standards, or criteria thot the board of county commissioners shall deem imporlant in the protection of the public heallh, safety, and welfare. Deed Restrictions: The County is legally precluded from enforcing deed restrictions, however, many. communities hove adopted such restrictions. You may wish to contact the civic or property owners association in the area for which this use is being requested in order to ascertain whether or not the request is affected by ex.isting deed restrictions. Previous land use Detitions on the subiec:t DrODertv: To your knowledge, has a pub lie hearing been held on this property within the last year? If so, what was the nature of that Hearing? Growth Management Plan Amendment - CP-2005-2 / Board of County Commissioners Adoption Hearing Approval - December 4, 2007, Ordinance 07-76 Public Hearings: March 5, 2007 CCPC Transmittal Hearing June 4-5, 2007 BCC Transmittal Hearing November 26, 2007 CCPC Adoption Hearing December 4, 2007 BCC Adoption Hearing Additional Submittal requirements: In addition to this completed application, the following sholl be submitted in order for your application to be deemed sufficient, unless otherwise waived during the pre-opplication meeting. o. A copy of the pre~application meeting notes; b. If this rezone is being requested for 0 specific use, provide fifteen (15) copies of a 24" x 36" conceptual site plan (16 copies if for affordable housing) [and one reduced 8';," x 11" copy of site plan], drawn to 0 maximum scale of 1 inch equals 400 feet, depicting the following [Additional copies of the plan may be requested upon completion of stoff evaluation for distribution to the Board and various advisory boards 5ueh as the Environmental Advisory Boord (EAS), or CCPC]; · all existing and proposed structures and the dimensions thereof, · provisions for existing and/or proposed ingress and egress {including pedestrian ingress and egress to the site and the structure(s) on site), APPLICATION FOR PUBLIC HEARING FOR STANDARD REZONE_ 11/2812006. rev 2/12/08 \lU ~ oil existing and/or proposed parking and loading areas [include matrix indicati uired and provided parking and loading, including required parking lor the disabled rvAGENDA r-<=" 0,___ iC;;;:rv, required yards, open space and preserve areas, ____...~_ praposed locallons for utilities (as well as location of existing utility services to '. e siteSEP f) i; 100>1 proposed and/or existing landscaping and buffering as may be required by t~:!'i';,~':,~'.,lf~~ ~ ~ -"-,~",-- An architectural rendering of any proposed structures. --~ :.~ . . . c. d. An Environmental Impact Stateme~ as required by Section 10.02.02. of the land Development Code (LDC) , or a request for waiver if oppropriate. e. Whether or nat an EIS is required, two copies of 0 recent aerial photograph, (taken within the previaus twelve months), minimum scale of one inch equals 400 feet, shall be submitted. Said aerial shall identify plant and/or wildlife habitats and their boundaries.Such identification shall be consistent with Florida Department of Transportation land Use Caver and Farms Classification System. Additionally, a calculation of the acreage (or square feet) of native vegetation on site, by area, and 0 calculation and locotioo($) of the required portion of native vegetation to be preserved (per LDC Section 3_05.07_8.1.). f. Statement of utility provisions (with all required attachments and sketches); g. A Traffic Impact Statement (TIS), unless waived at the pre-application meeting; h. A historical and archeological surveyor waiver application if property is located within on area of historical or archaeological probability (as identified at pre-application meeting); i. Any additional requirements as may be applicable to specific conditionel uses and identITied during the pre'appfication meeting, Including but not limited to any required state or lederal permits. Section 10.03.05.B.3. of the Land Development Code requires an applicant to remove their public hearing advertising sign (s) aAer final action is taken by the Board of County Commissioners. Based on the Board's final aelion on this item, please remove all public hearing' advertising sign (s) immediately APPLICATION FOR PUBLIC HEARING FOR STANDARD REZONE_ J 1/2812066. re\l2l12108 [ ""G.,.ENO. A. ,"~M'-.'-,-' t:] (' , tv ...... l,lt:/ \ ~ l " ni:~;;'.:' " ;~fl)!JHealthcare Medical Center ezone 111~!J~=Et(.,. t.~'1 Standard Rezone Application '=w',...___ .c~~_~ i Apn115,2008 Standard Rezone Considerations (LDC Section lO.03.0S.G.) I. Whether the proposed change will be consistent with the goals, objectives, and policies and future land use map and the elements of the growth management plan. Response: The proposed amendment is consistem with alld furthers the goals, objectives, and policies of the Golden Gate Area Master Plall, as it implemel/ts the provisions of the Goldell Gate Area Master Plan which includes specific provisiolls gm'erning Neighborhood Activity Centers and specifically this parcel (provisions incorporated by CP-2005-2 Amendmellt, adopted by Ordinance 07-87 on December 4,2007). 2. The existing land use pattern. Response: 77w land use pattern implemellts the land use designation projections for the Wilsoll Boulevard and Golden Gate Boulevard NeighborllOod Center Subdistrict and therefore this land use pattern is well cOllsidered; planned and anticipated. 3. The possible creation of an isolated district unrelated to adjacent and nearby districts. Response: The subject property is within a designated Golden Gate Area Master Plall Neighborhood Center Subdistrict which is de~'ignated for and provides for specific commerc/Ql development And, the abutting parcel between the subject property and the southwest comer of Golden Gate Boulevard and Wilson Boulevard is zoned CPUD I SnoJry Egret which is proposed to be developed with a Walgreens; a most compatible commercial use adjacent to the proposed Medicall Professional development 4. Whether existing district boundaries are illogically drawn in relation to existing conditions on the property for the proposed change. Response: This rezone implements the boundaries of the Golden Gate Area Master Plan for tlte southwest quadrant of the Golden Gate Boulevard and Wilson Boulevard Neighborhood Center which has defined boundaries. 5. Whether changed or changing conditions make the passage of the proposed amendment (rezone) necessary. Responses: No. However, the proposed rezone implements the specific provisions of tlte GMP which govern the subject property, and shall StltisfY existing and projected needs for medical, medical related and professional land uses within the service area for this parcel: benefiting the served area. C':\1'()1 :N~I~\f'''';'''' Flh~'\2(NIll ""~m~\Ht'lljth C:r~ M.dk., C""<I" Ull,flllNI~\(''''li.. C''IWIly 1l."'''',rlSlIlIwl;rrd R.."..,.C.."jd.....i.." E.hiM _ o.'(Um,nl no.. "'rrill~. 2IlllK.<lo~ Page I of4 I N~~~~_r:~,~ C,i~E_M_ -7 l r '~f.' J \ L./ I.<)_~ ~;- . ,r;,:, U'g~U-t&-~lt, care Medical Center ~ez~ne --~-~.. Standard Rezone Application April 15, 2008 6. Whether the proposed change will adversely influence living conditions in the neighborhood. Response: No. The gOl'erning restrictions and st.andards of the GMP, Golden Gate Area Master Plan and LDC, applicable to the subject property, will provide effective mitigation of impacts. See associated Applicable Del'elopment Standards Informational Exhibit for stalldards w/rich shall gove,." the subject property. The resulting project shall benefit the community by providing needed and desired services which //lust otherwise be met by lands significantly distant from the residellls of the served area. 7. Whether the proposed change will create or excessively increase traffic congestion or create types of traffic deemed incompatible with surrounding land uses, because of peak volumes or projected types of vehicular traffic, including activity during construction phases of the development, or otherwise affect public safety. Response: The associated traffic generation has beetl considered within the attached TIS. Impacts which exceed existing thresholds are proposed to be mitigated by a phased development plan which shall only permit two-thirds (40,000 sf) of the project's anticipated maximum square footage (60,000 sf). The balance may not receive a CO. prior to the construction of the 4 lane improvement segment of Golden Gate Boulevard, west of Wilson Boulevard. The project is anticipated to reduce the overall lane miles traveled by the public in obtaining and reaching the land uses supported by this rezone: a significant benefit to the Transportation Network. 8. Whether the proposed change will create a drainage problem. Response: The permitting of tile subject property will require compliance ..,ith tile County's storm water management standards for a 3 day / 25 yr storm event and therefore shall not result in adverse off-site impacts. 9. Whether the proposed change will seriously reduce light and air to adjacent areas. Response: Applicable setbacks and maximum building heights will assure that that the proposed change will not result in adverse impacts. Additional information relative to these development stand.ards is included in the Applicable Development Standards Informational Exhibit that follows. 10. Whether the proposed change will seriously affect property values in the adjacent area. Response: Applicable setbacks, building height and landscape buffer standards will mitigate the impacts and therefore the proposed change shall not adversely affect property values of adjacent areas; see the following Applicable Development Standards Informational Exhibit. The enhanced a,'ailability of medical uses would be expected to enhance area property values. C,IPDI 2/lMu>rn;n:! Fil.o;UlllIll ...~,.c:."Ill,'1lln' c..,. MldieDl C..ol.. n~_tllllO~\C..U;.,. c."""r R<.","ll-\s",,,,bnl ~,,,,,,,,,'C.,,..id,,,';"'" bhihil . o."""..ml o.l~ Aroill~. 1OI1K.do", Page 2 of 4 Healthcare Medical Center i1eU Standard Rezone Application April 15,2008 AGENDA ;, c:iVr''''j ,No..". I ~"'-"'''~-'~'~'''', . ',' \ ~1 ;'-;' -'.'" _ '. " j ~Jtl~ :.pH-.' i ., PlJ,==~~~t& 50 : 11. Whether the proposed change will be a deterrent to the improvement or development of adjacent property in accordance with existing regulations. Respollse: The developmellt shall be compatible with adjacmt commercial alld ,.esidelltial developmellt by followillg standa,.ds requi,.ed by the GMP alld LDC, includillg but Ilot limited to, setbacks,,, buildillg heights alld landscape buffers. See the followillg Applicable Development Stalldards lnformatiollal Exhibit for additional informatioll. 12. Whether the proposed change will constitute a grant of special privilege to an individual owner as contrasted with the public welfare. Response: No it will 11Ot. The rezone of the subject property is consistent with the governing provisions of the GMP Amendment (CP-200S-2) approved December 4, 2007, by Ordinance 07-76; which provided a thorough public consideration of the proposaL 13. Whether there are substantial reasons why the property cannot be used in accordance with existing zoning. Response: The subject property abuts commercially zoned lands to the east alld Golden Gate Boulevard to the IlOrth and therefore is subject to commercial alld traffic impacts. These impacts are best addressed by segregation at boundaries of public road right-of-way, w/rich provide a lIatural trallsition between land uses; as provided by the proposed rezone. 14. Whether the change suggested is out of scale with the needs of the neighborhood or the county. Response: The parcel proposed to be rezoned was the subject of a recently approved GMP Amendmellt; through which public review alld approva~ includes additiollal aild more strillgellt restrictions alld developmellt standards than those already included ill the Golden Gate Area Master Plan. These additional standards are intellded to mitigate the impacts of the Neighborhood Center to the surroullding neighborhood area. IS. Whether it is impossible to find other adequate sites in the county for the proposed use in districts already permitting such use. Response: The subject property is within the Wilsoll Boulevard and Golden Gate Boulevard Neighborhood Center Subdistrict and this Subdistrict is 5 miles from Collier Boulevard, 3 miles from lmmokalee Road and Everglades Boulevard; the nearest alternative commercial areas to this Subdistrict. Medical services are gellerally located beyond these distances. Therefore the proposed uses are 1I0t available ill altemative Districts. It is ulllikely that medical uses will be developed in ahemative quadrants within t!lis Subdistrict, as they are more likely to be developed or they are existing, as retail commercial cOllsistent with supply and demalld forces. C:II'OI 21lll~\Pr.~,..i FII...\2IW~ ~''i<~''\H<'~'~ r:....~ M"Ii<:1Il CUI"" OH.I'IlM1.I\C"Uj", C'1>UI"y ",."...'I5l.."lad 11.,."..,. C,~I,'i,lall4l""~ h~II>i' _ en"""", 0..0 Aprill~, VIlI~"h' Page 3 of 4 AG No __ ""0 <...~~_ ITEM ~,..~-- ;.;"Fe. !..? ~ '-, ., \\...,.,'; ,II.". n Plil=~'=lq ct- qi) ~-- --- - Healthcare Medical Center Rezone , Standard Rezone Application April J 5, 2008 tlU 16. The physical characteristics of the property and the degree of site alteration which would be required to make the property usable for any of the range of potential uses under the proposed zoning classification. Response: Tire plryskaJ clraracterL~tics of tire subject property are typical of tire upland areas witllill tire Golden Gate area and tire specific site Incation is subjected 10 significa/lt commercial and transportation related impacts. This makes the property accessible alld usable for the potelltial uses proposed. 17. The impact of development on the availability of adequate public facilities and services consistent with the levels of service adopted in the Collier County growth management plan and as defined and implemented through the Collier County Adequate Public Facilities Ordinance [Code ch. 106, art. 1 I], as amended. Response: Tile subject property is served by adequate public facilities and public alld private services to be permitted by tile tllresholds of the GMP. Given consideration of tIre beneflts of tile proposed land use (lIealtll) relative to availability and overall transportation impacts (overall reductioll of lane mile trips); thell appropriate mitigatioll is provided. Furtlrermore, compliallce witlr the threslrolds will be agoill evaluated at tire time and the COlltext offuture SDP applicatioll. 18. Such other factors, standards, or criteria that. the board of county commissioners shall deem important in the protection of the public health, safety, and welfare. Respollse: No response required. C:\l>OI 21Nl)\1't,;..... F;I",.ut~W. PT.~""'.\H""'rh c.~ ~t"li,al C..".. 11ll,1lI0t1)\[.dli..- CrolIIIy 1l.",_""t'ISl:.,,~..,1 RaJ.... C.ln>id..Ol~'" Eohit>i1. 0...""",,, Dol,. Apill~. lflllll.h." Page 4 of 4 HEALTHCARE MEDICAL CENTER REZONE Applicable Development Standards Informational Exhibit to the Application Inclusive of development standards contained within the Golden Gate Area Master Plan nu NAGENO~;o-;-____ o _"-..~.~". I, C!\tl :: " SEt .,n,,~. I i P /lIi!<: !~.:..~1~! --.--.co.-. C '--';::' ~- Document Date: June 5, 2008 Page I of 6 o:\rDl CENTRA.L DOClft,1ENTS\l'ROIECT FILES.BY YEARUM projects\Heallh Care Medical Cenler 08.01QOJ\CoHicr County Re~ono\Applicable l)evcloplllol'lt Standlrd& InfortlUl;lioll Exhibil April IS.200E.doc AGENO No._.___.. "_c___ HEALTHCARE MEDICAL CENTER EXHIBIT A "/::-0 ,..". ~J .~j ,~;' iI"!'><: PJj.~( o+._~~ GENERAL: Locations of Neighborhood Centers. Neighborhood Centers are located along major roadways and are distributed within Golden Gate Estates according to commercial demand estimates. The centers 8re designed to concentrate all new commercial zoning, and conditional uses, as allowed in the Estates Zoning District, in locations where traffic impacts can be readily accommodated and to avoid strip and disorganized patterns of commercial and conditional use development. Four Neighborhood Centers were established. The subject property is within the Wilson Boulevard and Golden Gate Boulevard Neighborhood Center. This center consists of all four quadrants at the intersection of Wilson and Golden Gate Boulevards. The subject property is within the SW quadrant, which consists of Tracts 124, 125, and the north 150 feet of tract 126 in Unit 12 of Golden Gate Estates, and is approximately 11.78 acres in size. The Collier County Land Development Code shall be amended to provide rural design criteria to regulate all new commercial development within Neighborhood Centers; but this amendment has not been made to date. Therefore applicable development standards within the GMP are applied at the time of SDP application along with applicable LDC provisions. When there is a conflict, the more stringent development standard shall apply. PERMITTED USES: No building or structure, or part thereof, shan be erected, altered or used, or land used. in whole or in pan, for other than the following: A. Principal Uses: 1. Medical clinics; as provided for within the C3 Commercial Zoning District list of uses. 2, Medical offices; as provided for within the C3 Commercial Zoning District list of uses, 3. Professioual offices, except surveyors; as provided for within the C3 Commercial Zoning District list of uses. 4. Medical related uses; such as a wellness center; as provided for within the C3 Zoning District list of uses. B. Accessory Uses: Accessory useS and structures customarily associated with the permitted principal uses and structures, Document Date: April 15, 2008 Page 2 of 6 C:\PDI2003\Projecl files\2008 Projecls\Health Care Medical Center 08.01003\Collier County Rezone\Applicable Developmenl Sumdards Itlformation Elthibil April 15. 2008.doc HEALTHCARE MEDICAL CENTER EXHIBIT B --c-~_ ---~-- TABLE I DEVELOPMENT STANDARDS PRINCIPAL USES MINIMUM LOT AREA 10,000 sq. ft. MINIMUM LOT WIDTH 75 ft. MINIMUM YARDS (from right of way) Front The greater of 25 feet or one-half the height of structure as measured from grade Side The greater of 15 feet or one-half the height of structure as measured from grade Rear The greater of 15 feet or one,half the height of structure as measured from grade Any yard abutting residential parcel 75 ft. MIN. DISTANCE BETWEEN The greater of t 5 feet or 1f2 sum of STRUCTURES building heights MAXlMUM HEIGHT 35 ft. MAXIMUM NUMBER OF STORIES One (I) MINIMUM FLOOR AREA 700 sq. ft. MAX. GROSS AREA 60,000 sq. ft. MAX. INDIVIDUAL BUILDING 5,000 sq. ft. FOOTPRINT (I) Up to 100% (60,000 sf) may be medical. A maximum of24,000 sf (40%) may be professional office or medical related commercial. This provision shall be incorporated into the approving Ordinance. Document Date: April IS, 2008 Page 3 of 6 C:\POI200J\Projecl Files\2008 Projec:ts\Heallh Care Medical Cenler Og.OIOOJ\Colliel County Rerone\Applic:able Development Slandards Information E;o;hihit April IS. 2008.doc A. Buffers r:-~ ! N~~_~NOA IT I' ;:Jtr c! u ~" Ii) . iM- .," -J, ~-.!..~a t (;,) "_ .",.c tu H ~".'-:"-"::::~~J 1. Right-of-way buffers i, Projects shall provide a 25-foot wide landscape buffer abutting the external right-of-way. This buffer shall contain twO staggered rows of trees that shall be spaced no more than 30 feet on center, and a double row hedge at least 24 inches in height at time of planting and attaining a minimum of three feet height within one year. A minimum of50% of the 25-foot wide buffer area shall be comprised ofa meandering bed of shrubs and ground covers other than grass. Existing native trees must be retained within this 25-foot wide buffer area to aid in achieving this buffer requirement; other existing native vegetation shall be retained, where possible, to aid in achieving this buffer requirement. Water retention/detention area shall be allowed in this buffer area if left in natural state, and drainage conveyance through the buffer area if left in natural state, and drainage conveyance through the buffer area shall be allowed if necessary to reach an externaJ outfall. Abutting E-Estates Property which is not subject to an approved conditional use: i. Shall provide, at a minimum, a seventy-five (75) feet wide buffer in which no parking uses are permitted. I. Twenty-five (25) feet of the width of the buffer along the developed area shall be a landscape buffer. A minimum of fifty (50) feet of the buffer width shall consist of retained native vegetation and must be consistent with subsection 3.9.5.5.6 ofthe Collier County Land Development Code (LDC). The native vegetation retention area may consist of a perimeter benn and be used for water management detention. Any newly constructed berm shall be revegetated to meet subsection 3.9.5.5.6 of the we (native vegetation replanting requirements), Additionally, in order to be considered for approval, use of the native vegetation retention area for water management purposes shall meet the following criteria: 3. There shall be no adverse impacts to the native vegetation being retained. The additional water directed to this area shall not increase the annual hydro-period unless it is proven that such would have no adverse impact to the existing vegetatioo. b. The County engineer sl~all provide evidence that no removal of native vegetation is necessary to facilitate the necessary storage of water in. the management area. 2. B. Parking Parking for the entire project shall be that required for medical office or,clinic use by the Land Development Code (Ordinance #04-41, as amended), so as to allow 100 percent medical office use. This parking ratio is ] space per 200 sf. C. Parking Lot Lighting Parking lot lighting shall be restricted to bollards except as may be required to comply with lighting standards in the Land Development Code (Ordinance #04-4], as amended) and other governing regulations. D. Architectural Theme All buildings and projects within the SW quadrant of this Neighborhood Center shall utilize a common architecruraltheme. This theme shall be applicable to both building design and signage. I. All buildings shall have tile roofs, "Old Style Florida" metal roofs. or decorative parapet walls above the roofline. The buildings shall be finished in light, subdued colors, except for decorative trim. E. Transponation I. The project shall make provisions for shared parking arrangements with adjoining developments. 2. Access pcints shall be limited to one per 180 feet commencing from the right-of-way of the major intersecting streets of the Neighborhood Center. 3. A maximum of three curb cuts per quadrant shall be allowed. Document Date: April 15, 2008 Page 4 of 6 C:\PDI 2003\Pr{1ject Filesl200& Projecls\Heallh Care Medical Center 08.01003\Collier County Rezone\A.pplicable Development Standards Informalion Exhibit April 15. 200S.doc I 11.,- .....c-"VUA./, .~.~----, "'o._,__~ ." '. 1,....1\.1" f p,. 3b.'~~~'>;:!~>i,;- III U -k~L~J:, !c. ' l 1. The adjacent \Valgreens is being permitted with two curb cuts and therefore onl)/511ecurb cut remains available for the subject propeny. 4. Driveways and curb cuts shall be consolidated with adjoining developments, whenever possible. I. We have proposed use ofa shared driveway and associated turn lane with Walgreens from Golden Gate Boulevard. 5. Driveways accessing parcels on opposite sides of the roadway shall be in direct alignment, except when the roadway median between the two parcels has no opening. F. Pedestrian Circulation I. Walkways or courtyards shall COIUlect adjacent buildings. 2. Commercial uses shall encourage pedestrian traffic through placement of sidewalks, pedestrian walkways, and marked crosswalks within parking areas. Adjacent projects shan coordinate placement of sIdewalks so that a continuous pathway through the Neighborhood Center is created. . G. Fences J Walls Fences or walls may be constructed on the commercial side of the required landscape buffer between adjacent commercial and residential uses. If constructed, such fences or walls shall not exceed five (5) feet in height. Walls shall be constructed of brick or stone. Fences shall be of wood or concrete post or rail types, and shall be of open design (not covered by slats. boards or wire). Document Date: Aprill5, 2008 Page 5 of6 C:\PDI 2003\Projecl Files'a008 Project~\Health Care Medical Center 08.0I003\Collier Counly Rezon~\Applicable Dev~lopmenl Statld8rd~ Infonuiltion Exhibit April 15. 2ooS.doc ~1U HEALTHCARE MEDICAL CENTER EXHIBIT C N~5:.~A ITEM ....~.__r "\ ~. LIST OF DEVelOPER COMMITMENTS r AnI::II.I-,. ! '-'. /tl' ,~~1 JJt-C,O -"<-~.:..~"::;;-~-- 1) The project shall utilize a shared access from Golden Gate Boulevard with the comer parcel located to the east of the subject property. The project shall additionally provide for an east-west interconnection between the two parcels. Locations shall be coordinated during the SOP permitting process. 2) As mitigation of transportation impacts as required for compliance with GMP Policy 5.1, the project shall provide the following three forms of mitigation. a. The developer shall pay their fair share contribution, up to a maximum of $30,000, towards the intersection improvements at Golden Gate Boulevard and Wilson Boulevard. This amount shall be quantified during the SOP permit process and shall be paid to the County prior to issuance of the initial SDP. b. The developer shall purchase 10 annual bus passes for use of the CAT public bus line for a period of 5 years. The bus passes shall be purchased prior to issuance of the Certificate of Occupancy for the initial phase of construction. c. The development shall be phased and limited to a maximum intensity of 60,000 sf. The initial phaseCs) of development shall not exceed 40,000 sf. The balance of 20,000 sf shall not be eligible to receive a Certificate of Occupancy prior to the completion of the widening of the Golden Gate Boulevard roadway segment east of Wilson Boulevard. The developer has acknowledged that the widening of this segment to 4 or 6 lanes is not presently funded or scheduled. Document Date: June 5, 2008 Page 6 of 6 O:\I'Dt CENTRAL DOCUMENTS\PROlECT FILES-BY YEAR\200S Projecfs\Hcahb Care MedlCllI Cenlu 03.01003\Conier County RezcncVl.ppliCllble Development Standards JlIformalioTl Exhibit April 15. 2.00$.cloc (j) N~~:N A: .~ -_.,-- / SFP-,,_ "./''') )~g~-~-tju STATEMENT OF UTILITY PROVISIONS FOR STANDARD REZONE REOUEST 1. NAME OF APPLICANT: Michael A. Corder 2. MAILING ADDRESS: 38213'd Avenue S.W. CITY Naples STATE FL ZIP 34119 3. ADDRESS OF SUBJECT PROPERTY (IF A V AILABLE): 4. LEGAL DESCRIPTION: Section: 4 Township: 49S Range: 27E Lot: Block: Subdivision: Plat Book 4 Page #: 105 & 106 Property I.D.#: 37169440008, 37169480000, and 37169560108 Metes & Bounds Description: Tract 124 and the North 150 feet of Tract 126, Golden Gate Estates Unit 12 5. TYPE OF SEWAGE DISPOSAL TO BE PROVIDED (Check applicable system): a. COUNTY UTILITY SYSTEM ' 0 b. CITY UTILITY SYSTEM 0 c. FRANCHISED UTILITY SYSTEM 0 PROVIDE NAME d. PACKAGE TREATMENT PLANT 0 (GPO capacity)_ e. SEPTIC SYSTEM [8J 6.. TYPE OF WATER SERVICE TO BE PROVIDED: a. COUNTY UTILITY SYSTEM b. CITY UTILITY SYSTEM c. FRANCHISED UTILITY SYSTEM PROVIDE NAME _ d. PRIVATE SYSTEM (WELL) o o o [8J 7. TOTAL POPULATION TO BE SERVED: 60.000 +/- square feet medical office 8 . PEAK AND AVERAGE DAILY DEMANDS: APPLICATION FOR PUBLIC HEARING FOR STANDARD REWNE - 11128/2006. m 2/12108 I- i I , 1- 12. 9 . N~!! D I'€M A. WATER-PEAK AVERAGE DAILY ~-'__ B. SEWER-PEAK 21,900gpd AVERAGE DAILY 5,000 gpd , SfP ,] .1-.-, '.,IM. .,... 7' . ,'hi'! ~~ bL--. . IF PROPOSING TO BE CONNECTED TO COLLIER COUNTY REGION/tl:;-=--~~Ol WATER SYSTEM, PLEASE PROVIDE THE DATE SERVICE IS EXPECTED TO BE< REQUIRED: 10. NARRATIVE STATEMENT: Provide a brief and concise narrative statement and schematic drawing of sewage treatment process to be used as well as a specific statement regarding the rnethod of effluent and sludge disposal. If percolation ponds are to be used, then percolation data and soil involved shall be provided from tests prepared and certified by a professional engineer. 11. i COLLIER COUNTY UTILITY DEDICA nON STATEMENT: If the project is located within the services boundaries of Collier County's utility service system, written notarized statement shall be provided agreeing to dedicate to Collier County Utilities the water distribution and sewage collection facilities within the project area upon completion of the construction of these facilities in accordance with all applicable County ordinances in effect at the at time. This statement shall also include an agreement that the applicable system development charges and connection fees will be paid to the County Utilities Division prior to the issuance of building permits by the County. If applicable, the statement shall contain shall contain an agreement to dedicate the appropriate utility easements for serving the water and sewer systems. STATEMENT OF AVAILABILITY CAPACITY FROM OTHER PROVIDERS: Unless waived or otherwise provided for at the pre-application meeting, if the project is to receive sewer or potable water services from any provider other than the County, a statement from that provider indicating that there is adequate capacity to serve the project shall b.e provided. Utilil)l Provision Statement RJM 10/17/97 APPLICATION FOR PUBLIC HEARING FOR STANDARD REZONE - 11/2812006. rev 2/12108 REZONE - STANDARD (RZ) APPLICATION SUBMITTAL CHECKLIST N:::~~~.~:~~l-h U ,I 0tff-'" , l ~ '~-"'9J' THIS COMPLETED CHECKLIST IS TO BE SUBMITTED WITH APPLICATION PACKET IN THE EXACT ORDER LISTED BELOW W/COVER SHEETS ATTACHED TO EACH SECTION. NOTE. INCOMPLETE SUMBITT ALS WILL NOT BE ACCEPTED #OF NOT REQUIREMENTS COPIES REQUIRED REQUIRED Additional set if located in the BaY$hore/Galewoy Triangle n Redevelopment Area I Ig) Completed AODllcotion {download from webGile fer current form} 20 =I 0 Prf:~~ADolicotjon meetint:J notes 20 fl Deeds/leoal's 2 Ig) 0 lIst ,dentrfyino Owner & all oarties of camoretion 2 0 Ig) Owner I AQent AfAdovh signed & notorized 2 lEI 0 Comoleted Addresstno Checklist 2 Ig) 0 Environmental Impact Statement eElS) and dlgltol/electronic: copy'of EIS or 0 Ig) exemption Justification 3 HIstorical Survev or waiver reQuest ~ U.1Uty Provisions Statement w/sketches ~ Survev. slaned & sealed ~ Trofnc Impoct Statement TIS} or waiver 7 Ig) Recent Aerial Photograph (with habitot areas defined) min scaled 1"=400' Ig) 0 5 Electronic CODy.of 011 documents and olens ICDRam or Diskette) I IX! 0 Protect Narrative 20 Ig) 0 / f10cated in RFMU (Rwal Frinee Mixed Use) Receivine Land AreilS Applicant must conlact Mr. Geny J. Lacavera, State ofF/orida Division of Foresby @239-{j90,3500 for information regarding "Wildfire Mitigation & Prevention Plan". LDC Section 2.03.08.A.2.a.(b)i.c. Application Fee: $6,000 + $25 per acre $1 00.00 Fife Code Review $750.00 Comprehensive Planning Consistency Review $500.00 Pre-applicatIon fee (Applications submitted 9 months or more after the da'e of the los' pre- application mee';ng shall not be credited toward, appticotion fees Dnd a new pre-.applicotion meeting wJII be required). - fA, 1> o $2500.00 Environmental Impact Statement review fee 18J $760.00 legal AdvertIsing CDS?S for cepe meeting fto be reconciled upon receipt of Invoice from Naples Dony News). Ig) $363.00 legol AdvertIsIng costs for BCC meetIng Tronsportatlon Fees (if opplicDble~ I2:!l $500.00 Methodology RevIew Fee _ P A' l:> o $750.00 Minor Study Review Fee lEI $1,500.00 Molor Study Review Fee Fees: ~ I2:!l Ig) I2:!l Fee Totol $ 9.648.00 Note: An additional fee for the 5'" and subsequent re-submittal win be accessed at 20% of the original fee. ji,.,4/-2 -;;2..._ /" -74k~ pplicont/Agenl Signature Dote APPLlCA nON FOR PUBUC HEARING FOR STANDARD REZONE _ I tnSf2006. rev 2112108 A FlFIDA VIT U NAGI: 0 r"~ 0,_ 'eM ........--..,-..,._-.,.~.,.... Sf" &'-"',''1 ,'~ f ' i~-2C7J~ 9. Well, Michael A. Corder beillg first duly sworn, depose and say thaI we/lamlare the owners of the p,'operTy described herein and which is the subject matter of the proposed hearing; that all the GllSWers to the questions in this applicatiol1, il1cluding the disclosure of interest br{ormation, all sketches, data, al1d olher supplement01J' matter aI/ached 10 ol1d made a part of this application, are hOl1esl al1d tme to the best of our lmowledge and belief Well understand that the information requested on this application mUSI be complete ar/daccl/tate and that the content 0/ this form, whether computer generated or COUIlTy printed shall /10/ be oltered. Public hearings will not be advertised un/il this applica/iol1 is deemed complete, and all required il1formation has beel1 sl/bmitted As properTy OWl1e1' Wellfill1her authorize Plannilll! Dellelooment lncoroorated I A/ichael R. Femol1dez to ocl as ourlmy representath.e in any matters regordil1g this Petition. ~:.:::::-, Sigl1a/l/re of ProperTy Owner Michael A. Corder Typed or Primed Name of Owner Typed or Primed Name of Owner r Theforegoillg insl1'll1nen/ was aclOlow!edged before me this .3 day of }ti fte~jl , 200~ by rn~e-HIte;L '1 1!.oP..t:.!!i who ispersol1ally lmolt'n to me 01' has produced ( '.... \:l \- as identifica/iOlI. State of Florida Coullfy of Collier 1'/-~, ~ (Signa/ure of ota1)' PuMc - State of Florida) i<4il'~~'~"''''''[.''''.Jo;;'''-,?,,~ol;>,''~'IIAk,.'''lil/u.'~.ol'~lq ..""~~r~'I,,. MM{ltYN l.:8BV :-'~..;;.\~~::~..\::'~,~. No:;.!)' fJlJhlir; 8l'rll!:' oi Florid;, . -'::'I,~ ~\\"'~, :',' ""'" ,.. 'I' . ,.-I" ,,~~_'.~ ~,'l~J .;M)':A)iflnIISS!Oflr.Jlt;,I~W';'!il,~6,1.(.\_I;'<,' t:~C~~!~:,;~:;~::;;;~:~::: ;~~.",~":;:~';..~, (Print, Type, or Stamp Commissioned Nome of Notmy Public) r- Af'I.J.ICATlON Fon PIlBI.IC HEARrNG Fon ST ANOARD REZONE -1112812(106. rr:... 2112108 AGE:NO \... No _'_ " ---,..- ~'.'... (",-"...: TRAFFIC IMPACT STATEMENT (TIS): . ()tr , COlj tcCf-q('f A TIS is required unless waived at the pre,appJication meeting. The TIS r~~~~;;\(fci~~ major or minor as detennined at the pre-application meeting. Please note the following with regard to TIS submittals: MINOR TIS: Generally required for rezone requests for property less than J 0 acres in size, although based on the intensity or unique character of a petition, a major TIS may be required for petition of ten acres or less. MAJOR TIS: Required for all other rezone requests. A minor TIS shall include the following: I. Trip Generation: (at build-out) Annual A verage Daily Traffic Peak Hour (AADT) Peak Season Daily Traffic Peak Hour (PSDT) 2. Trip Assignment: Within Radius of Development Influence (RDI) 3. Existing Traffic: Within RDI AADT Volumes PSDT Volumes Level of Service (LOS) 4. Impact of the proposed use on affected major thoroughfares. including any anticipated changes in level of service (LOS). 5. Any proposed improvements (to the site or the external right-of-way) such as providing or eliminating an ingress/egress point, or providing turn or deed lanes or other improvements. 6. Describe any proposal to mitigate the negative impacts on the transportation system. 7. For Rezones Only: State how this request is consistent. with the applicable policies of the Traffic Circulation Element(TCE) of the Growth Management Plan (GMP), including policies 1.3, 1.4,4.4,5.1,5,2,7.2 and 7.3. A Major TIS shall addre,s all of the items listed above (for a Minor TIS, and shall also include an analysis of the following: I. Intersection Analysis 2. Background Traffic 3. Future Traffic 4. Through Traffic 5, Planned/Proposed Roadway Improvement 6. Proposed Schedule (Phasing) of Development APPLICATION FOR PUBLIC HEARING FOR STANDARD REZONE _ 11/28/2006. ,"v 2/IZl08 TRAFFIC IMPACT STATEMENT (TIS) STANDARDS: SEP )" , ., 1008 The .f~lIowing standards sh.a~1 be used in preparing a TIS for submittal in COr1~Witl1~-L~ i 1'0 conditIonal use or rezone pehtlOn: '-__.' I. Trip Generation: Provide the total traffic generated by the project for each link within the project's Radius of Development Influence (RDI) in conformance with the acceptable traffic engineering principles. The rates published in the latest edition of the Institute of Transportation Engineers (lTE) Trip Generation Report shall be used unless documentation by the petitioner or the County justifies the use of alternative rates. 2. Trip Assilmment: Provide a map depicting the assignment to the network, of those trips generated by the proposed project. The assignment shall be made to all links within the ROl. Both annual average and peak seasonal traffic should be depicted. 3. Existinl! Traffic: Provide a map depicting the current traffic conditions on all links within the ROl. The AAOT, PSOT, and LOS shall be depicted for all links within the ROI. 4. Level of Service (LOS): The LOS of a roadway shall be expressed in terms of the applicable Collier County Generalized Daily Service Volumes as set forth in the TCE of the GMP. 5. Radius of Development Influence (RDI): The TIS shall cover the least of the following two areas: f- a) an area as set forth below; or, b) the area in which traffic assignments from the proposed project on the major thoroughfares exceeds one percent of the LOS "C". Land Use Distance Residential 5 Miles or as required by ORI Other (commercial, industrial, institutional, etc.) 0- 49,999 Sq. FI. 2 Miles 50,000 - 99, 999 Sq. Ft. 3 Miles 100,000 - 199, 999 Sq. Ft. 4 Miles 200,000- 399, 999 Sq. FI. 5 Miles 400,000 & up 5 Miles In describing the RDI the TIS shall provide the measurement in road miles from the proposed project rather than a geometric radius. 6 . Intersection Analvsis: An intersection analysis is required for all intersections within the RDI where the sum of the peak-hour critical lane volume is projected to exceed I ,200 Vehicles Per Hour (VPH). f' 7. Backl!round Traffic: The effects of previously approved but undeveloped or partially developed projects which may affect major thoroughfares within the RDI of the proposed APPLICATION FOR PUBLIC HEARING FOR STANDARD REZONE -11/28/2006. m lI11/08 A;t" NO')',. J... '~". '-, --', t "~/Vi; ! (".... ...: . '-', .." I " r,;}t:"., " . I project shall be provided. This information shall be depicted on a map o!:,Iifd~f!1<l!ively, in a f listing of those projects and their respective characteristics. . ~ "."c 0:d.:i~: 8. Future Traffic: An estimate of the effects of traditional increases in traffic resulting from potential development shall be provided. Potential development is that which may be developed maximally under the effective Future Land Use Element (FLUE) and the Collier County Land Development Code. This estimate shall be for the projected developmeht areas within the projects RDI. A map or list of such lands with potential traffic impact calculations shall be provided. 9. Throul!h Traffic: At a minimum, increases in through traffic shall be addressed through the year 2015, The methodology used to derive the estimates shall be provided. It may be desirable to include any additional documentation and backup data to support the estimation as well. 10. Planned/Proposed Roadwav Improvements: All proposed or planned roadway improvements located within the RDt should be identified. A description of the funding commitments shall also he included. II. Proiect Phasinl!: When a project phasing schedule is dependent upon proposed roadway improvements, a phasing schedule may be included as part of the TIS. If the traffic impacts of a project are mitigated through a phasing schedule, such a phasing schedule may be made a condition of any approval. TIS FORM RVB/RJM 10/17/97 APPLlCA nON FOR PUBLIC HEARING FOR STANDARD REZONE _ 11/28120~6. rev 2/12108 T h TRANSPORTATION - t\ CONSULTANTS, INC. \~() I. INTRODUCTION N~~ENOA /-'EiV;-, ---I :,. S~., :'I,i' i Lf~~>_ -=)_'!'~_ 90' TR Transportation Consultants, Inc. has conducted a traffic impact statement for the proposed re-zoning submittal for the Healthcare Medical Center site located along the south side of Golden Gate Boulevard between its intersections with I st Street SW and Wilson Boulevard in Collier County, Florida. This report has been completed in compliance with the guidelines established by the Collier County Transportation Planning Division for developments seeking approval for a standard re-zone. The site location is illustrated on Figure 1. r' I The proposed standard re-zoning would modify the existing land use designation on the subject site to a commercial C-3 zoning. This report examines the impact of the development on the surrounding roadways. Trip generation and assignments to the area intersections will be completed and analysis conducted to determine the impacts of the development on the surrounding intersections. A methodology meeting was held with Collier County Staff on January 29,2008 to discuss the parameters required as a result of this analysis. The resultant methodology memorandum can be found attached in the Appendix of this report for reference. II. EXISTING CONDITIONS The subject site currently contains vacant land. 1st Street SW borders the site to the west. The site is bordered to the north by Golden Gate Boulevard and the vacant Snowy Egret Plaza CPUD currently under SDP review for the construction of a Walgreen's drug store and a drive-in banle To the east of the subject site is Wilson Boulevard and the previously mentioned Snowy Egret Plaza CPUD. Vacant land and a single family dwelling unit border the site to the south. r- ! Golden Gate Boulevard is an east/west four,lane divided arterial roadway to the north of the subject site. The intersection of Golden Gate Boulevard and Wilson Boulevard Page I .;i"c'!;'" ... f . : ' . , . I r" i No - "....J ':~ - . ~itit";fi;~~i;f+;-1J=I.=t!,A'f/f:~-"i:~*, " Sf:~~~S~~~=~]~~;l[;;~t[:_7r-7~~-~j :~(;'~') ._~\I~-;~~;,;~.:';'"J. ii;-~ __ Lf~ ' /"-,,,(/"1' ";~8S:R~;i~;f;i:I'I' /;)1/":5 ..ii,,,,, 1,'1 ':.';:;:';::I~.~ II (Jv", jl'",,,,,N..~s ,_"_ '( -,. ... 1.1 .t. , ,',,,,,,,;,~,,,, "'0.',,, ....!.u,";~c,...." \ \ .l_\ .;~{~f~<.{~~~~~~~~>\::i,i 'I' ~ '",'i,' !.r'~' E: ; i '".,~, '0'. 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I ~O~"'""Q] -~~:;..-_-:;..-=;--'i"~l>:--~-:::....~f:-':_ 't~""M : "I ,j ~,~:-.;f~:f:::==:;, \ "l~"""" f";;i~;~~~~!":~8~~1t:~. t''':____~_:___L, "~;,,";, ---l,:::~-- "::"-=-:"'::,-l-.L-- -~- ___oj -"Xt.; Cil.. l' J ' ",' . - I' ~ : -~,::)~i;-~;'-~~'~:::'!f:'<:,,~,-, ,--:!._Fo=?C'I..."c.::-~'t~ " ".~CC?' .,." ,I,f T,~" ;~" jl I" f' ,.,__q.__IC_u..=.!,_..,H' .', J"""N""'1T-'L,.. ..,: ,,=+~~"-:-c-_,(;/~:,,:':"--'~~'i'T~'r::~rt!,1 ' III ',_' I: ::~:2~tSfii~r~t~;~S~lliY~o1~[: ---'~-,-~- -, .I--~-'I~-.~: ..;- ~~ I~:""::-\I-l:-~' ~~ 11~"t.J ~' ~l "I_.".:~,,; _~_;:J~I'A~; ':. ~!i; ~_:~b ~::::::i ~0.. I " II ., -"-I _-. "_ :~I ._~H. :-i ,..:."~I, ~ ; ~I 'it 1,:1_:;-01.1 ":o'~._~j"-~ ,"I +'!tI:~)~'";.,.__:""~I::"'-,,'--_+ , I.' ffi II' "I '." -. ~I .." --,,' ',' II ., , . -. ';' ". -:1' , . '.-:, ,. '.: ;~;;,p: i~l, ."\':: r " 1i ~:~::n~'l~: Ei_~:~~2~,_~d~L~,_:~~i~~: ~~~i{.G~~~ .:?' ~~;1 ~~~: f~~ ------~i'"..,-:i~-..--c1---.." - ,~. -1-" 1" - r -""'~. ,..... :).-,f~'~{"j:,t\;{~I::~~ :0J-f! ~:;~i~.:~\':~~ /-:~~~"I~;, h::~~f::~~;}I}t~:; '"~~.::tr ;;-1' "" T I~':! ;:+PROJECT SITE' 0 -..: !L' -.:1$j c.'-'-";~\rAL.'......:'----,,---L~._--- '",,- ..+,-''1''''1-''1 ,-1'1""'-'" .. ~'II'! '1'1 :,,',','- J -., ,--- ,{(:I/l:. :':;:-{ I ::.:~ i '::":1 :':: : ::::1 ' '.! . : -.;~.~~. II J'~.8 L,I: :J"::.:~JiJ/[::~}~~:""__..__.._~~Lj:~~~c:: ---"f"" . [, 1;t,..-,'-'J....I?"+-i-It.----+-.-,.:~'*-l."'"'~"'."'-ll'-' ~ -;.{2,ll~~' .,~ '~'I' ',-: ,". -,,:; I ' ", .," ;-- ; ;~"':l ~".:,~ :i i:1 :l : ~i~' ;IL.~ 1 '~:-'~.~l'i ' ~:~~~c} f/:;J~{~fi;~lr::-:"'" ^-- + II ,-,;:, I Ii -,-: I I I - _-::~ -J ~. ~t-51 }:~'~L-:'_-"';:- I ~. 6 '."""''''' ""',"'01: /h"".' 1: TRANSPORTATION K CONSULTANTS, INC. PROJECT LOCATION MAP HEAL THCARE MEDICAL CENTER RE-ZONE Figure 1 llu ~ N~GENOA I'IEM -- TRANSPORTATION---'-~'---'- /) CONSULTANTS,INC. SEP' 11 f 11 . d . l' d d" C I 1 i..l1.-l_~-c.,f c,c. i a ows u turnmg movements un er sIgna Ize con ItlOns. urrent y, t le lUrerseetleDoL-c, ,'.:'~ . Golden Gate Boulevard with 1 st Street SW /1 st Street NW allows full turning movements under unsignalized conditions. Access to the subject site will be provided to Golden Gate Boulevard via intercOlmection to a right-in/right-out driveway approved for the Snowy Egret Plaza CPUD development adjacent to the subject site. Golden Gate Boulevard has a posted speed limit of 45 mph and is under the jurisdiction of Collier County. The Level of Service Standard on this section of Golden Gate Boulevard from Collier Boulevard to Wilson Boulevard is LOS "D", or 2,350 vehicles. I- i Wilson Boulevard is a north/south two' lane roadway that borders the subject site to the east. Wilson Boulevard's intersection with Golden Gate Boulevard currently provides full turning movements operating under signalized conditions. The subject site will obtain access to Wilson Boulevard via interconnection through the adjacent Snowy Egret Plaza CPUD. This driveway will provide full turning movements for the foreseeable future. Wilson Boulevard is under the jurisdiction of Collier County. Wilson Boulevard has a Level of Service Standard of LOS "E", or 920 vehicles. 1st Street SW/lst Street NW is a north/south two-lane local roadway to the west of the subject site. The intersection of 1 st Street SW/I st Street NW and Golden Gate Boulevard currently provides full turning movements under unsignalized conditions. Access to the site is shown to 1st Street SW along the western property boundary. 1st Street SW/lst Street NW is under the jurisdiction of Collier County. Concurrency is not currently measured on 1st Street SW. I' , In order to gain a better wlderstanding of the traffic conditions in the vicinity of the subject site based on the methodology meeting held with County Staff, AM and PM peak hour turning movement counts were performed at the intersections of Golden Gate Boulevard with 1st Street SW/lst Street NW and Wilson Boulevard. The results of these turning movement counts are attached in the Appendix of this report for reference. A peak season correction factor from the 2006 FDOT Traffic Information CD was utilized Page 3 ~A,G ~J' ,r . ""', 1_ o ~;.J~., TRANSPORTATION ; S::._~...-:~:.. R CONSULTANTS, INC. ,: ~ if. iime J ,~_~ 'to-f- '10 in order to adjust the turning movement counts for peak season conditions. Figure2'. '==; indicates the resultant 2007 peak season turning movements at the subject intersections. III. PROPOSED DEVELOPMENT The proposed standard re,zoning for the Healthcare Medical Center site will amend the current zoning on the site to allow commercial C-3 uses. A standard re-zoning does not restrict the development parameters of the subject site based on square footage of floor area. The development will be subject to the rules and guidelines set forth in the Land Development Code instead. In order to assess the traffic impacts of the proposed re- zoning, it was assumed that a total of 60,000 square feet of medical office related floor area could be built on the site. Table 1 summarizes the use proposed on the subject site as a part of this re,zoning. Table 1 Healthcare Medical Center ProDosed Use Land Use Proposed Use Medical/Dental Office Building 60,000 square feet (LUC 720) ..-. As a part of the recently approved Growth Management Plan amendment on the subject site, the office floor area was restricted to a minimum of 60% medical office, and the remaining 40% of the floor area could be developed as either professional office or medical related uses, As medical office reflects a higher trip generation than general office, the site was analyzed based entirely on medical office in order to provide a "worst case" trip generation on the site. At this time, access to the site is shown via three locations. A full access to 1 st Street SW is proposed along the western property boundary. In addition, interconnection to the adjacent Snowy Egret Plaza CPUD will provide access to the two access driveways approved as a part of the pending SDP on the site. As such, the Healthcare Medical Center development will access Golden Gate Boulevard via a right,in/right-out access Page 4 AGE ", ~. r- I ~I I- UJ UJ 0:: ?- m " o ~ ""-'-- o 0:: N <( iw*, m ....J ~ I.,...~p' ."1",['0, I ...... '.:"','. ;.!k_J.~-{Lqo ! -..-...._~'~---..:::::~. ' s IN.T.S.I mo;:O -\.. 3 (6) ;;;-;- +1,037 (837) ~ -+ ~+4(4) (9)0.1<1'\1 t r (999) 384 + ~ ;::,~ (16) 1 "\01 ~~!e. iO N _ N co -\.. ;;j::'~ 40 (44) ;;;;;g: +678 (613) +1,044 (847) ~ -+ ~+1 (5) (159) 140.1<~ t ~ (834) 242+ ~~~ (17) 4 "\0 ~::::.:!- GOLDEN GATE BOULEVARD (1,010/386+ _..i~ , ~I I m ~ ~ ~ U) I ~ (:; -+ -+ - - - - - - - - t I t r- .... ~ N 0 I ;;- ~ ~ I s l. m I- UJ UJ 0:: I- (jJ " o ~ I~ .1 ~ ::> o (IJ z o if) ....J ~ r LEGEND + 000 WEEKDAY AM PEAK HOUR TRAFFIC +(000) WEEKDAY PM PEAK HOUR TRAFFIC 1: TRANSPORTATION K CONSULTANTS, INC. 2007 PEAK SEASON TURNING MOVEMENTS HEAL THCARE MEDICAL CENTER RE-ZONE Fi~ 1: TRANSPORTATION K CONSULTANTS, INC. S.,~..".".(>.)(II') I ~,.. ,-, J.!i I, I fh ('7 ~.i? ~~"_.' i:> . {)r-/Ol -~:--::'::'_ i driveway, and Wilson Boulevard via a full access location. Should the Snowy Egret Plaza SDP not move forward, access will be addressed at the SDP stage for the Healthcare Medical Center in order to determine a new access configuration for the site. IV. TRIP GENERATION Trip generation calculations were performed for tile proposed medical office use as a part of the proposed standard re-zoning on the site. The trip generation was determined by referencing the Institute of Transportation Engineer's (ITE) report, titled Trip Generation, 7th Edition. For the medical office use, Land Use Code 720 (Medical/Dental Office Building) was utilized for trip generation purposes. Table 2 indicates the trip generation of the medical office use proposed as a part of the Healthcare Medical Center re-zoning. The trip generation equations utilized to calculate the trip generation can be found within the Appendix of this report for reference. np en era Ion Land Use A.M. Peak Hour P.M. Peak Hour Daily In Out Total In Out Total (2-way) Medical Office 118 31 149 53 143 196 2,238 (60,000 sq. ft,) Table 2 Healthcare Medical Center T' G f As previously stated in this rep0l1, a condition of the approval of the Healthcare Medical Center requires that the subject site develop with a minimum of 60% of the floor area as medical office. The remaining 40% of the floor area could consist of professional or medical related office space, Additionally, in order to mitigate future traffic impacts, phasing of the Healthcare Medical Center was approved, Phase I was restricted to the construction of 40,000 square feet of floor area, while the remaining 20,000 square feet of floor area can only be developed once Golden Gate Boulevard to the east of Wilson Boulevard is four-laned. Regardless, the zoning approval on the site is anticipated to consist of approximately 60,000 square feet of floor area, so the consistency analysis was Page 6 _ NAGENDA' - I-.. TRANSPORTATION o__,,~ K CONSULTANTS, INC. : ~~: 'imq , Po --(. performed based on the ultimate build out of the site. Specific impacts of eacti ~c:~Io( -~ the proposed development will be determined as the SDP for each phase is proposed. u V. TRIP DISTRIBUTION The new trips shown in Table 2 based on the proposed re-zoning were then assigned to the surrounding roadway system based on the anticipated routes the drivers will utilize to approach the site. The resultant traffic distribution is indicated in Figure 3 as approved within the methodology meeting held with Staff. It should be noted that the site generated traffic, in its entirety, was shown to originate/terminate within the Golden Gate Estates area. In other words, the peak hour traffic generated by the proposed development is not expected to add a significant amount of traffic to any roadways outside of the Golden Gate Estates area. 1- Based on the traffic distribution indicated within Figure 3, the new development traffic was distributed to the surrounding roadway network. Figure 4 indicates the site traffic assignment to the site access driveways as a result of the proposed Healthcare Medical Center re-zoning. VI. FUTURE TRAFFIC CONDITIONS In order to determine which roadway segments sUlTounding the site will be significantly impacted, Table lA, contained in the Appendix, was created. This table indicates which roadway links will accommodate an amount of project traffic greater than the 2%-2%-3% Significance Test. r i The new project related traffic from Table 2 was compared with the colTected IO-month Level of Service Standard for Peak Hour - Peak Direction traffic conditions in order to determine the project impact percentage. Based on the infonnation contained within Table lA, Golden Gate Boulevard along the project frontage in addition to Wilson Page 7 III~~END r,C ~)N ....~.,,~...<_.-.._~<"'----- .-, /1 C;"C' . ! fJ- ~ .,-) ~ E U(!l~1'() ~ t-_ 0 . S INTSI " . ~ o n:: <(. ~ + :::J 20% ~ t z o (f) -' ~ w z I-- w w n:: I-- (f) o " N :; z I-- w w n:: I-- (f) o " (V) :; Z I-- W W n:: I-- (f) GOLDEN GATE BOULEVARD +40%+ r- I I I l l +30%+ L.. _ ;" 0; "' o "- t 10% t 0 n:: ;:; :; w :; -' w (f) (f) :::J (f) I-- I-- 0 I-- W W al W W W Z w n:: n:: 0 n:: l- I-- (f) I-- (f) (f) -' (f) 0 " ~ 0 " . " (V) ~ N LEGEND +20%+ PERCENT DISTRIBUTION * ALL PEAK HOUR SITE TRAFFIC WAS ASSUMED TO ORIGI NA TEl TERMINATE WITHIN THE GOLDEN GATE ESTATES AREA 1: TRANSPORTATION K CONSULTANTS, INC. PROJECT TRAFFIC DISTRIBUTION HEAL THCARE MEDICAL CENTER RE-ZONE Figure 3 AGE :; Z I- W 1- w n:: I-- (f) " . ~ 000 "'-0 (0) ;;;;;; + 1 (7) ~ t ~+25(11) (O)Off\ r~ (8) 17+ ::~::: (13) 30"'\-1 g8-~ ;" r-~ I 0& 1... ;;::g 1'.12 (55) t ~!f 0 (0) 1t~- C> 0 00 I~ I i I :; I. (f) I- W W n:: I- (f) " . ~ r- 1: TRANSPORTATION K CONSULTANTS, INC. GOLDEN GATE BOULEVARD +26 (18) . ,(5)1+ ~ (8) 17",\- 0 _+.2Z.(8ll... -'~ (44)10+' :!.- - , +48(21)1 --- (44)9+ . I --- - iD ~- ~o ,,~ ('")0 ~t - (30)6f ~ t (14)3..... ~~ . _0 ~- 0:!e:o "'-0 (0) ~;:!:;; +15(6) ~ t ~+20(10) (19)4f~ t ~ (30)7+ ~N('") (17) 4..... r;::'o(;' .. -SS .., i o n:: <( > w -' :::> o ro z o rn -' ~ LEGEND + 000 WEEKDAY AM PEAK HOUR TRAFFIC +(000) WEEKDAY PM PEAK HOUR TRAFFIC SITE TRAFFIC ASSIGNMENT HEAL THCARE MEDICAL CENTER RE-ZONE Figure 4 R IIIAGEN'Arl;~ TRANSPORTATION . . o~:: ~ f CONSULTANTS,INC. ;:>t:!-. /fl!.. ! i-' 1'~ f Boulevard from just north of Golden Gate Boulevard to the project frontage are~OW\HO -':::_--:"l Q experience a significant impact as a result of the added project traffic associated with the Healthcare Medical Center in accordance with the Collier County 2%-2%-3% Significance Test. Therefore, Level of Service analysis is only required on these roadway links as a result of the proposed development. In addition to the significant impact criteria, Table lA also includes a buildout consistency analysis on the Collier County Roadway network. The Collier County TIS Guidelines require analysis of the adjacent roadway network based on the buildout of the project or the five (5) year planning window, whichever is longer. It is likely that this project will be constructed prior to the end of the year 2012 due to the need for the proposed services in the Golden Gate Estates. Therefore, it was necessary to analyze the surrounding roadway network based on the 2013 traffic conditions. The total volume indicated within the 2007 Collier County Concurrency Spreadsheet reflects the current remaining capacity on the adjacent roadway network. It should be noted that the current remaining capacity already accounts for the development of the Snowy Egret Plaza CPUD based on discussions held with Staff, even though this SDP is not approved as of yet. Regardless, the remaining capacity was subtracted from the 10- month service volume on each roadway in order to determine the 2007 peak season, peak hour, peak direction traffic volume on the adjacent roadway network. The appropriate annual growth rate for these roadways was taken from the 2007 Collier County Average Daily Traffic Report. An example of the calculations to determine the annual growth rates can be found within the Appendix of this report for reference. These annual growth rates were then used to factor the 2007 peak season, peak hour, peak direction traffic volume to 2013 peak season, peak hour, peak direction background traffic conditions. The resultant 2013 peak season, peak hour, peak direction traffic volume was subtracted from the Level of Service Standard in order to determine the remaining capacity in the year 2013. The project generated traffic was then subtracted from the remaining capacity in order to determine the remaining 2013 capacity after the Healthcare Medical Center Page 10 R-r I RANSPORTATION CONSULTANTS,INC. U N~~ r'i€'"'-M--l -- SEP ), /fl:f'; F'g~?_ 6-f2- ~ traffic is added to the surrounding roadway network. Figure 5 indicates the re~flhe i' c:-",;lu consistency analysis along Golden Gate Boulevard and Wilson Boulevard. VII. PROJECTED CONCURRENCY AND IMPROVEMENTS Based upon the information contained within Table IA and Figurt 5, several roadway j deficiencies are expected under 2013 background conditions even without the proposed development traffic. A four (4) lane Golden Gate Boulevard and two (2) lane Wilson Boulevard are shown to fail under both background and buildout conditions. It should be noted that the adopted Collier County 2030 Financially Feasible Plan indicates a four (4) lane Wilson Boulevard. A four (4) lane Wilson Boulevard would contain sufficient capacity to serve the proposed 2013 background traffic in addition to the Healthcare Medical Center traffic as currently proposed. I' However, Golden Gate Boulevard would require six (6) laning in order to function acceptably. The 2030 Financially Feasible Plan indicates the Vanderbilt Beach Road Extension from Collier Boulevard to Desoto Boulevard and the Green Boulevard Extension from Collier Boulevard to Everglades Boulevard which would provide significant parallel roadways to relieve some of the traffic congestion on Golden Gate Boulevard. According to the 2030 Financially Feasible Plan, the v/c ratio along Golden Gate Boulevard under four-lane conditions would be between 0.75 and 1.00. In other words, the volume of traffic would not be higher than the capacity of the roadway under four-lane conditions. Mitigation of the traffic impacts as a result of the Healthcare Medical Center was agreed upon with Transportation Staff. The development will be phased in order to allow the construction of a maximum of 40,000 square feet of mixed office floor area upon initial SDP approval on the site. The remaining office floor area shall not receive a Certificate of Occupancy (C.O,) prior to the completion of the four-Ianing of Golden Gate Boulevard to the east ofWi!son Boulevard. Page 11 SEF ..~!i. '1 '-',:,_ :; :; 0 w n:: z z z ;:; 16 I-- I-- I-- (-7) w w w w w w w -' [6] n:: n:: n:: :::J I- I-- I- a 2.6% (f) If) (f) al -336 " -490 0 0 . z (-371) " " N ('") ~ (-516) 0 [-539] (f) [-352J -' 1.5% GOLDEN GATE BOULEVARD 2,1% ~ ['- ---1 -490 I (-537) i [-511] 884 20% (850) [854J , 3.7% ~ 0; '" 0 w.. 884 (872) [879] 1,3% 0 n:: <( > :; w :; -' w (f) (f) :::J (f) I-- I-- 0 I-- w W al W W W Z w n:: IX 0 n:: I- I-- (f) I-- (f) (f) -' (f) c " ~ 0 " " " ('") ~ N LEGEND '- 000 2013 REMAINING CAPACITY (000) 2013 REMAINING CAPACITY AFTER AM PROJECT TRAFFIC [000] 2013 REMAINING CAPACITY AFTER PM PROJECT TRAFFIC 0.0% PROJECT IMPACT PERCENTAGE .J' 1: TRANSPORTATION K CONSULTANTS, INC. 2013 CONSISTENCY ANALYSIS HEAL THCARE MEDICAL CENTER RE-ZONE Figure 5 iliA o. 1:. TRANSPORTATION 1- K CONSULTANTS,INC. /: SEP,:, ifin; ~~'=lJ~f.-1() : -'-~-.~:~-_/ Additionally, the proposed Healthcare Medical Center development is the first medical office development of its kind proposed within the Golden Gate Estates area. Therefore, it is anticipated that the Healthcare Medical Center development will have a positive impact on the current traffic conditions in the area. For example, in order for residents of Golden Gate Estates to reach the nearest medical office facility, they must travel west to Collier Boulevard and go to the north or south of Golden Gate Boulevard, approximately 4.9 miles to the west of the site. The addition of a medical office development in this area would signifiCantly shorten existing medical office trip lengths and traffic that currently uses Golden Gate Boulevard and Collier Boulevard from residents within the Golden Gate Estates area. Regardless, further analysis of the future traffic conditions in this area will be required at the SDP phase for the proposed development. Intersection analysis was performed as a result of the added Healthcare Medical Center traffic. Based on the methodology meeting, intersection analysis was required on Golden Gate Boulevard at its intersections with 1 sl Street SWI! Sl Street NW and Wilson Boulevard in addition to the site access driveways to Golden Gate Boulevard and Wilson Boulevard. In order to perform the required intersecti on analysis, it was necessary to determine the 2013 background peak hour turning movements at these intersections. Therefore, the background turning movements indicated within Fignre 2 were factored by the appropriate annual growth rates over a six (6) year period. The calculation to determine the background turning movements is indicated below: 2013 Turning Movement ~ (2007 Turning Movement)* (I + AGR)<201J-200?) 2013 Turning Movement = (1,037 veh)* (I + 0.0392)<6) 2013 Turning Movement = (1,037 veh)* (1.259) 2013 Turning Movement ~ 1,306 vehicles r The above illustrated calculation was applied to all of the turning movements indicated within Figure 2 based on the appropriate annual growth rate in order to determine the 2013 background turning movements. It should be noted that TR Transportation obtained the TIS for the SDP submittal for the Snowy Egret Plaza CPUD in order to attempt to account for the traffic generated by the Walgreen's drug store and drive-in Page 13 1: TRANSPORTATION K CONSULTANTS, INC. C/ N~~_ NO ..~~~ , SEp. '!110.~ . , ';Pg..'llo!~r L bank use approved on thIs site. However, the TIS for the Snowy Egret Plaza ~cc"C-::=~c ."0 not contain an assignment of the project generated traffic to the site access intersections or the Golden Gate Boulevard/Wilson Boulevard intersection. As such, the traffic associated with this development was considered to be accounted for by the annual growth rate applied to the existing traffic in order to obtain 2013 traffic conditions. The resultant 2013 background turning movements volumes are illustrated within Figure 6. The site traffic indicated within Figure 4 was then added to the 2013 background turning movements in order to determine the 2013 buildout turning movements at the area intersections. The resultant 2013 buildout turning movements are indicated within Figure 7. The appropriate lane arrangements and the turning movements indicated within Figure 7 were inputted into the HCS+ software in order to perform the necessary intersection analysis at the previously mentioned intersections. The lane arrangements utilized in this analysis can be found in graphical format in the Appendix. It should be noted that no truck factors were applied to turning movements into and out of the subject development at the site access intersections. The results of the intersection capacity analyses can be found within Table 3 below. " ',...... '-:::;.:-. ,.' . ....,.;.:yJQ13to$JP~j~yf:.;>.;.; r' ..... r... .-"" ,-:r' ;{jVt!!\!>iWfl~~f-'" . " '..j,!M;Ji~~WH~~~r" '. ....,..;r./.. ...r........!., .....;, .... ;",., :~ :.~~;~kgt"Ji#~.i., !'j:tf@~k~j:, ;;;!.f~~ligfl!@~:,; ;;!ti!jig~ij# EB Left LOSB LOSB LOS B LOS B rJ2,3 see) rJ2.3 see) (10,9 see) (10.9 see) Golden Gale Blvd WB Left LOS A LOS A LOS B LOS B @ J" St SWII" St (8.4 see) i8.7 see) (12.2 see) (12,5 see) NW NB Approach LOSe LOS e LOS e LOS F (18.6 see) (20.8 see) (23.0 see) (56.6 see) SB Approach LOS B LOS B LOS C LOS e (14,5 see) (14.5 see) (19.3 see) (20.0 see) Golden Gate Blvd @ Site Access LOS A -- LOS e iNS A""roaeh) -- (9.9 see) (15.1 see) NB Left LOS A -- LOS A Wilson Blvd @ -- see! (7.3 see) (7.3 Site Access EB Approach LOS A -- LOS A -- (8.8 see) (8.9 see) Golden Gate Blvd @ Wilson Blvd LOS C LOSD LOS C LOSe (23.9 see) (24.2 see' (20,1 see' (20.4 see) Table 3 HCS+ Intersection Analysis Results Healthcare Medical Center Page 14 ~I ,.. w w n:: I-- (f) " . ~ ;: oiD '\...4 (8) ::;;;; +1,306 (1,054) ~.. ~+5(5) (11)of1'\ t ~ - (1,258)484+ I i~:: (20) 1"'\, I ~8-~ ;" 0; r-~ , , ;j); 2j.! '" tl it N N 0) ~ I" -- I :; 1- (f) I-- w w n:: I-- (f) " . ~ r- i 1: TRANSPORTATION K CONSULTANTS, INC. al Z o (f) -' ~ tf: eta S IN.T.sl c;;- O> _ NO>.... ;; o;-:!.- "'47 (52) ~;;~ +799 (722) +1,315 (1.067) ~ t ~.r 1 (6) (200) 176f~ t ~ (1,050) 305 + ~~::. (21) 5"'\, e~:!.- GOLDEN GATE BOULEVARD "{1,271} 486+ ! __L-.J , I ! -------- , I I LEGEND + 000 WEEKDAY AM PEAK HOUR TRAFFIC +(000) WEEKDAY PM PEAK HOUR TRAFFIC ~ , . iD ('"!. '" ~ t t '" N ;;;:- ~ o n:: I;; ..J ~ :J o en z o (f) -' ~ 2013 BACKGROUND TURNING MOVEMENTS HEAL THCARE MEDICAL CENTER RE-ZONE Figure 6 :; Z I-- w w n:: I-- (f) " . ~ AGEN"^ ,.-:-"__, No....Jh II c.' Sfl~" . lr'g-2-~ Qf- Ll () t:l ---~ ,~ o al Z o (f) -' ~ s INTSI - SoiD "'-4 (8) ::;;;; +1,307 (1,061) ~ t ~+30(16) (11)0;1\t~ -- (1,266) 501,+ I g~~ (33) 31"'\, I ~ 8-~ ~ 0>__ Nll)O) ... ;;::::.:!. '-47 (52) ~gj~ +814(728) GOLDEN GATE BOULEVARD +1,341 (1,085) ~ t ~ .r21 (16) , . (1,276)487+ ~ (219)180;~t~ (8)17"'\,10 (1,080)312+ ~-:':: _+..22.,(8!,L .5: (21) 5...... ~~~- (44)10+':!. .... . I , _::t I '-ON : i 1\.12 (55) t ~ If'O (0) it~- NO N_ _0 (V)- ~ ;" C; "' C> LL , , :;1 (f) tiJ w n:: l- V) " . ~ 1: TRANSPORTATION K CONSULTANTS, INC. &<D :::.~ +46(21)1 --- (44)9+ I "'''' (V)~ ~t (;;6; ~ t (14)3"'\, SC!~ '-0'" -~ --- - o n:: <( > w -' :J o '" z o V) -' :s: LEGEND + 000 WEEKDAY AM PEAK HOUR TRAFFIC +(000) WEEKDAY PM PEAK HOUR TRAFFIC 2013 BUILD-OUT TURNING MOVEMENTS HEAL THCARE MEDICAL CENTER RE-ZONE Figure 7 [' TR TRANSPORTATION - CONSULTANTS, INC.I SEP' J )[m~ '.i'l/ J c1 ,f-q Based on the results of the intersection analysis listed above, the only turning m6\ie~.-,D- cC'"'c:P shown to fail under the 2013 buildout conditions is the NB approach to Golden Gate Boulevard on 1 sl Street SW. This approach is shown to fail only during the PM peak hour due to the heavy through volumes on Golden Gate Boulevard primarily as a result of residents of Golden Gate Estates commuting from work. It should be noted that directionalization of this intersection was proposed as a part of the potential future development of the Estates Shopping Center Subdistrict along the north side of Golden Gate Boulevard. Upon the directionalization of this intersection, the NB approach would operate acceptably during the PM peak hour, so no improvements would be required. However, the Estates Shopping Center Subdistrict requires a Growth Management Plan amendment prior to re-zoning, and the Growth Management Plan amendment has not been approved at this time. As such, should the County deem it necessary, the Developer of the Healthcare Medical Center will directionalize this intersection. Therefore, as a part of the initial SDP submittal on the Healthcare Medical Center, the status of the Estates Shopping Center Subdistrict will be reviewed, and discussions will be held with Staff to determine whether the directionalization of the Golden Gate Boulevardll" Street SWIl" Street NW intersection is necessary. As a part of the Snowy Egret PJaza CPUD, an eastbound right turn lane is being constructed on Golden Gate Boulevard at the shared site access driveway. No additional turn lanes are warranted as a result of the traffic associated with the proposed Healthcare Medical Center development However, turn lane analysis will be reviewed once again at the SDP phase for the proposed development. VIII. CONCLUSION I I The proposed standard re-zomng of the Healthcare Medical Center development to commercial (C-3) zoning could result in some roadway Level of Service issues along Golden Gate Bonlevard and Wilson Boulevard. However, based on the 2030 Financially Feasible Long Range Transportation Plan for Collier County, several roadway improvements are shown that will improve the traffic conditions along Golden Gate Page 17 1:. TRANSPORTATION K CONSULTANTS, INC. IIIA.G.E..I'i'JA.. \~'.--r o -'-"-':'''t .. SEI~;, ' ,.", f L.!'II"':':_9DtJf; 1.0 ' --.- Boulevard and Wilson Boulevard. Specifically, the extensions of Vanderbilt Beach Road and Green Boulevard to Wilson Boulevard will provide parallel relief to Golden Gate Boulevard, thus significantly increasing the east/west capacity in the Golden Gate Estates area. Additionally, the future four (4) laning of Wilson Boulevard will also improve the traffic conditions on this roadway. Furthermore, the proposed Healthcare Medical Center will be phased in accordance with an agreement with Transportation Staff in order to mitigate the traffic impacts of the proposed development. Regardless, further analysis of the traffic conditions in this area will be required at the SDP phase for the proposed development. Additionally, with the addition of a medical office development such as the Healthcare Medical Center in this area, significant improvements to trip lengths and traffic conditions will be achieved due to the lack of similar uses within the Golden Gate Estates area currently. TI1erefore, the proposed development will provide a significant benefit to the public within the Golden Gate Estates area. Intersection analysis was performed as a part of this report at the Golden Gate Boulevard intersections with the site access, 1st Street SWIl 51 Street NW, and Wilson Boulevard along with the Wilson Boulevard intersection with the site access. The only turning movement shown to experience an unacceptable delay is the NB approach on I st Street SWat Golden Gate Boulevard during the PM peak hour. This LOS deficiency is a result of commuter traffic creating high through volumes on Golden Gate Boulevard during the PM peak hour. This median opening is slated to be closed as a part of the Estates Shopping Center Subdistrict Growth Management Plan amendment on the north side of Golden Gate Boulevard. However, should the Estates Shopping Center development not move forward, the Developer of the Healthcare Medical Center will close this median opening should the County deem it necessary. The status of the Estates Shopping Center and the necessity of this intersection to be closed will be reviewed at the initial SDP phase for the Healthcare Medical Center. Page I 8 -.- 1- R ~~AN~~L~:~~~I,~~c. N~;~~.;: An eastbound right turn lane is being constructed at the shared site acces~ d~~~J_~~ Golden Gate Boulevard as a part of the SnO\vy Egret Plaza CPUD on the SIte adjacent to ~-~- ll0 the Healthcare Medical Center site. This turn lane will remain sufficient as a result of the addition of the proposed Healthcare Medical Center traffic. Therefore, no new turn lanes will be required as a result of the proposed re-zoning. r I Page 19 ORDINANCE NO. 08-_ '~{-e. i':Jr::~ -~~~.~ AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, AMENDING ORDINANCE NUMBER 2004-41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT CODE, WHICH ESTABLISHED THE COMPREHENSIVE ZONING REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER COUNTY, FLORIDA, BY AMENDING THE APPROPRIATE ZONING ATLAS MAP OR MAPS BY CHANGING THE ZONING CLASSIFICATION OF THE HEREIN DESCRIBED REAL PROPERTY FROM AN ESTATE (E) ZONING DISTRICT TO A COMMERCIAL INTERMEDIATE (C-3) ZONING DISTRICT FOR THE PROJECT KNOWN AS HEALTHCARE MEDICAL CENTER, LOCATED AT THE SOUTIiWEST CORNER OF GOLDEN GATE BOULEVARD (C.R. 876) AND WILSON BOULEVARD, IN SECTION 4, TOWNSHlP 49 SOUTH, RANGE 27 EAST. COLLIER COUNTY, FLORIDA. CONSISTING OF 6.25+/- ACRES; PROVIDING FOR STAFF AND PLANNING COMMISSION STIPULATIONS; AND BY PROVIDING AN EFFECTIVE DATE. WHEREAS, Michael R. Fernandez, of Planning Development, Incorporated, representing Michael A. Corder, petitioned the Board of County Commissioners to change the zoning classmcation 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 real property more particularly described in Exln'bit A. attached hereto and incDlporated herein by reference, and depicted on the boundary survey attached hereto as Exln'bit B and incorporated herein by reference, located in Section 4, Township 49 South, Range 27 East, Collier County, Florida, is changed from an Estate (E) Zoning District to a Commercial Intermediate (C-3) Zoning District for a 6.25+/- acre project known as Healtbcare Medical Center. The appropriate zoning atlas map or maps, as described in OrdilUlnce Number 2004-41, as amended, the Collier County Land Development Code, is/are hereby amended accordingly. 1 SECTION TWO: ND lii!M-- :s P n. '----. / ~ P{i . '. <&':)'.. ;>;)iJfiq ~~ "'il'e, ..-.,,,,---T-,<,} <>'~'~fi This project shall be subject to the conditions and stipulations set forth in Exhibit C attached hereto and incorporated by reference herein. SECTION THREE: This Ordinance shall become effective upon filing with the Department of State. PASSED AND DULY ADOPTED by super-majority vote of the Board of County Commissioners of Collier County, Florida, this day of .2008. ATTEST: DWIGHT E. BROCK, CLERK BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA By; , Deputy Clerk By; TOM HENNING, CHAIRMAN Approved as to form and legal sufficiency: . i Ma1jorie M. Student-Stirling ~\' Assistant County Attorney 08-CMP-004S4l11IMMSS 6-13-118 2 N~:..C~0A>'~V i \Jb'" " '. PlJ=%>L\ b-f- '1 () r ---.--. .':. .c':"~"=..;--::. ..:;..;;:. , EXHIBIT A Legal Description Tho North %of1'ral1t 124, GOLDEN GATE ESTATBS, UNIT NO. 12,llCCOnling to the plat tbereot; n=orded in Plat Book 4, Pages IOS and 106, otthe PabUc Reoords ofCol/k.r County, Florida. AND The South Ii af'tll\llt 124. GOLDEN OATH BSTATBS, UNIT NO. 12, according to the plat ~ as l<lIlO[ded in Plat Book 4, Psg=s IOS and 106, aftho Public Records of Collier Couoly. P!odda. AND The Narlh ISO' ofTlIICt 126, OOLDEN GATE FSTATBS. UNIT 12, llCOOrcIlng !l) the plat tbmot; u rec:ord=d in Plat Book 4, Pages 105 and 106, of the PubHc Records of Colliet COIJl1ty, F1odda. Subject tD .............u. rcstrietiow:, resemuions common to tba subdivision and mxes for the cummt year IIJId ~t years. Abovo Lcsal DeecripIion is taJo,q fium reconlod WmaDty Deeds for tho ptI)Jlerty LIS 1bUcws: W8II'8IltyDeed: ORBook 3641, Page 0482 Folio Noll.: 3116948OOOl1 and 37169440008 ORBook 3819, Page 2285 Folio No.: 31169550108 WE?:ID;y Deed: ~ . ~ 1ft lot ell ... :: 14 I 'r' fi Ilj !jl ~. i:~ I~: .i3J I I I I I I : ! , I I !I" I Ij I ,I 'ij I !Is'1 I Ir' I I I I I I I I I I I I I J I I I I I I I I I I I I I I I 'lFaI I I ; .;! " : L1 _ ~ ~_. -1 - --=-- - ill ... - .-.......... .! ~ lli~ II' II 'J . '"lIo:'l""~"'--Iola~--~ ill j[ il !lI ij. 1II rIiz!Dl!:!fl" !jl " D --- .cr_ --------------ft1t .' I: !I ~HIIII W iiJi muli' O~ v J f ~ I " S I ! I if ! toIln ti ::~ ~ ~... ~ wi:! ~ ~a ~~ ~.. :r ,,~ ~= .. 2" >- l!/. ~ 8~ i I ~ I~ l* I j! t.i ! .!i i .~~t ~~~ t "11(1 ~~t. ",If I t:;! ! 'OS ii ~ ~ I EXHIBIT C r .~:!'~~}! " <;Ct'. . I 'I \oJ.I .1- 'j?" ??l.o ,,",lIL c . ....~=',.u'L___] O. --'-~--- STIPULATIONS L Planning A. Permitted uses - The following uses shall be the principal C.3 uses permitted for Healthcare Medical Center; 1. Accounting (Group 8721). 2. Advertising agencies (Group 7311). 3. Architectural services (Group 8712). 4. Auditing (Group 8721). 5. Bookkeeping services (Group 8721). 6. Business consulting services (Group 8748). 7. Debt counseling (Group 7299), no other miscellaneous services. 8. Drug stores (Group 5912) 9. Engineering services (Group 8711). 10. Essential services, subject to Section 2.01.03.ofthe Land Development Code. 11. Health services, offices and clinics (Groups 8011.8049). 12. Home health care services (Group 8082). 13. Insurance agents, brokers and service (group 6411). 14. Landscape architects, consulting and planning (Group 0781). 15. Legal services (Group 8111). 16. Loan brokers (Group 6163). 17. Management services (Group 8742). 18. Optical goods stores (Group 5995). 19. Orthopedic and artificial limb stores only (Group 5999), no other miscellaneous retail stores, not classified elsewhere. 20. Public relations services (Group 8743). 21. Real estate (Groups 6531.6552). 22. Tax return preparation services (Group 7291). 23. Title insurance (Group 6361). 24. Veterinary offices, excluding outside kenneling. 25. Wellness center, including one or more of the following uses: physical therapy and rehabilitation, diet and nutritional services, and medically.related physical fitness, excluding health clubs and gymnasiums. 26. Any other medical office, clinic, medical related or professional use which is comparable with the above C.3 list ofpermitted uses as determined by the Board of Zoning Appeals. B. Prohibited uses - The following uses shall be the principal prohibited uses for Healthcare Medical Center: lof5 MMSS/CCPC Revisions 7/3/08 m~ llCJ 1. Drinking places (Group 5813) and liquor stores (Group 5921). 2. Mail order houses (Group 5961). 3. Merchandizing machine operators (Group 5962). 4. Power laundries (Group 7211). 5. Crematories (Group 7261) (Does not include non-crematory funeral parlors). 6. Radio, TV representatives (Group 7313) and direct mail advertising services , (Group 7331).\ 7. NBC recreational shooting ranges, waterslides, etc. (Group 7999). 8. General hospitals (Group 8062), psychiatric hospitals (Group 8063), and specialty hospitals (Group 8069). 9. Elementary and secondary schools (Group 8211), colleges (Group 8221), junior colleges (Group 8222). 10. Libraries (Group 8231). 11. Correctional institutions (Group 9223). 12. Waste management (Group 9511). 13. Homeless shelters and soup kitchens. 14. Drive- through establishments. 15. Surveying services (Group 8713). N~GENDA "'-~'Iv,.' ,-----.~~ ' SEP" ..'- ! ". i " ii". ~c~'i9o ! -._~~.~-.... C. Medical Offices and Clinics Use Limitations 1. No less than sixty percent (60%) of the gross square footage of the project shall be designated for medical offices and clinics. 2. No building footprint shall exceed 5,000 square feet. D. Parking 1. The entire project shall be subject to the parking requirements set forth in the Land Development Code for medical office and medical clinic uses so as to allow 100 per cent medical office use, 2. Lighting for the parking lot shall be restricted to bollard type lighting fixtures except as may be required by the lighting standards set forth in the Land Development Code and other governing regnlations. 3. The developer shall make alTangernents with the owners ofthe adjoining commercial uses in the subject Neighborhood Center to provide for shared parking. E. Landscaping and Buffering 1. The developer shall provide a 25 foot wide landscape buffer abutting the external rights-of-way. The buffer shall contain: (a) two staggered rows of trees that shall be spaced no more than 30 feet on center; and (b) a double row hedge at least 24 inches in height at the time of planting and attaining a minimum of 3 feet in height within one year. A minimum of 50 per cent of the 25 foot wide buffer area shall be comprised of a meandering bed of shrubs and ground covers other than grass. Existing native trees shall be retained 20f5 MMSS/CCPC Revisions 7/3/08lmy;0- N~~:~~:~~~tlll.' U C"-~ !/ ,)/::,.' .,'. , within this buffer area, where possible, to assist in aChieLf~~~r1.= '7'-' ' requirement. Water retention/detention areas shall be allowed in this b-uffer-- , area ifleft in its natural state. Drainage conveyance shall be allowed if necessary to reach the external outfall. 2, The developer shall provide a minimum 75 foot wide buffer along the boundary of the property abutting residential uses (property zoned Estates with no approved conditional use). No parking areas shall be allowed within this buffer area. Twenty-five feet of the width of this buffer area shall consist oflandscape materials. A minimum of 50 feet of the buffer width shall consist of retained native vegetation and shall be consistent with Subsection 3.05.07.H. of the Land Development Code. The native vegetation retention arfm may consist of a perimeter berm and may be used for water management detention purposes. Any newly constructed berm shall be re-vegetated to meet the requirements of Subsection 3.05,07 H. of the Land Development Code. 3. The following criteria shall be met if the native vegetation retention area is to be used for water management purposes: a. There shall be no adverse impacts to the native vegetation to be retained. The additional storm water directed to this area shall not increase the annual hydro-period unless it is proven that the diversion of the storm water to this area would have no adverse impact on the existing vegetation. b. If the project requires permitting by the South Florida Water Management District, the developer shall provide a letter or other official document from the District indicating that the native vegetation within the retention area will not have to be removed to comply with water management requirements. If the District cannot or will not supply such a letter, then the native vegetation retention area shall not be used for water management purposes. c. If the project is reviewed by the County, the County engineer shall provide evidence that no removal of native vegetation is necessary to facilitate the necessary storage of water in the water management area. F. Lighting 1. All lighting fixtures shall be architecturally designed and shall be limited to a height of 25 feet. Such lighting fixtures shall be shielded to avoid glare impacts to neighboring residential uses, G. Fences and Walls 1. Fences or walls may be constructed on the commercial side of the required landscape buffer between the adjacent commercial and residential uses. If constructed, such fences or walls shall not exceed 5 feet in height. Walls shall 30f5 MMSS/CCPC Revisions 7 /3/08 ~ \lU N~GENDA rJ~M 1 be constructed of brick or stone. Fences shall be of wood or concret post'i-;::~~'-''''''- rail types and shall be of ope~ design, meaning that the fence shall nit bE!21..S 1-_'0"1'" I covered by slats, boards or wIre. lye; . _ o-t:....q 0 " H. Pedestrian Circulation I.. The project shall be designed in such a way so as to encourage pedestrian use through the placement of sidewalks. Pedestrian walkways and marked crosswalks within the parking areas. The subject project shall be connected with adjacent development to the east by sidewalks in order to create a continuous pathway throughout the Neighborhood Center. I. Architectural Theme I. All buildings shall have tile roofs, Old Florida Style metal roofs or decorative parapet walls above the roofline. 2. The buildings shall be finished in light, subdued colors, except for decorative trim. 3. The project shall be designed to utilize the architectural theme of the adjacent development site, for both building design and signage, to assure a common architectural theme in the subject quadrant of this Neighborhood Center. 4. Building height shall be limited to one (1) story with a maximum height of thirty-five (35) feet. J. Transportation I. The project shall utilize a shared access from Golden Gate Boulevard with the corner parcel located to the east of the subject property. The developer ofthe project shall additionally provide for an east-west interconnection between the two parcels. Locations shall be coordinated during the site development plan process. 2. As mitigation of transportation impacts as required for compliance with Transportation Element Policy 5.1 of the Growth Management Plan (GMP), the developer shall provide the following three forms of mitigation: a. The developer shall pay his fair share contribution, up to a maximum of $30,000, towards the intersection improvements at Golden Gate Boulevard and Wilson Boulevard. This amount shall be quantified at the time of site development plan application and must be provided prior to site 40f5 MMSS/CCPC Revisions 7/3/0'6TOYYY'J--;)- b. ~~~,,~~l u , ",F,. ','I"~ I .~ ;; 'i: development plan apprOvaL ~:{[;t:l-9C ; The developer shall purchase 10 annual bus passes for use of the Co'ffrei.= Area Transit (CAT) public bus line for a period of five years. The bus passes shall be purchased up front prior to issnance of the first certificate of occupancy for the project. The development shall be phased and limited to a maximum intensity of 60,000 sqnare feet. The initial phase(s) of development shall not exceed 40,000 square feet. The balance of20,000 square feet shall not be eligible to receive a certificate of occupancy until the completion of the widening of the Golden Gate Boulevard roadway segment east of Wilson Boulevard. The developer has acknowledged that the widening ofthis segment to four or six lanes is not presently funded or scheduled. c. K. Consistency with the Growth Management Plan and Land Development Code: I. Development of the Healthcare Medical Center project shall be in accordance with the applicable sections and parts of the Land Development Code and Growth Management Plan in effect at the time of application for any development order to which such regulations relate, such as, but not limited to final site development plan, final subdivision plat and preliminary work authorization. Should there be a conflict between the development standards contained within this Ordinance and a provision of the Growth Management Plan, as may be amended, the Growth Management Plan provision shall apply. 50f5 MMSS/CCPC Revisions 7/3/087JrJJy7.J--