Ordinance 2009-65
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ORDINANCE NO. 09 65
AN ORDINANCE OF THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA,
AMENDING ORDINANCE NUMBER 04-41, AS AMENDED,
THE COLLIER COUNTY LAND DEVELOPMENT CODE,
WHICH INCLUDES THE COMPREHENSIVE ZONING
REGULATIONS FOR THE UNINCORPORATED AREA OF
COLLIER COUNTY, FLORIDA, BY AMENDING THE
APPROPRIATE ZONING A TLAS MAP OR MAPS BY
CHANGING THE ZONING CLASSIFICA TION OF THE
HEREIN DESCRIBED REAL PROPERTY FROM THE
ORANGE BLOSSOM GARDENS PLANNED UNIT
DEVELOPMENT (PUD), OAK GROVE PLANNED UNIT
DEVELOPMENT (PUD) AND AGRICULTURAL (A) ZONING
DISTRICTS TO A COMMERCIAL PLANNED UNIT
DEVELOPMENT (CPUD) ZONING DISTRICT TO ALLOW A
CONTINUING CARE RETIREMENT COMMUNITY FOR A
PROJECT KNOWN AS THE SIENA LAKES CCRC CPUD,
LOCATED IN SECTION 1, TOWNSHIP 49 SOUTH, RANGE 25
EAST, IN COLLIER COUNTY, FLORIDA, CONSISTING OF
29.25:J:: ACRES; AND BY PROVIDING AN EFFECTIVE DATE.
WHEREAS, Robert Duane, AICP of Hole Montes, Inc. and Richard Y ovanovich, Esq. of
Coleman, Yovanovich and Koester, PA, representing LCS-Westminster Naples LLC petitioned
the Board of County Commissioners to change the zoning classification of the herein described
real property.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA that:
SECTION ONE:
The zoning classification of the herein described real property located in Section 1,
Township 49 South, Range 25 East, in Collier County, Florida, is changed from the Orange
Blossom Gardens Planned Unit Development (PUD), Oak Grove Planned Unit Development
(PUD) and Agricultural (A) Zoning Districts, to a Commercial Planned Unit Development
(CPUD) known as the Siena Lakes CCRC CPUD in accordance with Exhibits A through F,
attached hereto and incorporated herein and by reference made part hereof. The appropriate
PUDZ-2008-AR-14091
REV, 11/3/09
Page 1 of2
zoning atlas map or maps, as described in Ordinance Number 04-41, as amended, the Collier
County Land Development Code, is/are hereby amended accordingly.
SECTION TWO:
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 I S\- day of ~m b.t{ ,2009.
ATTEST:
DWIGHT E. BROCK, CLERK
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
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BY:
DONNA FIALA, Chairman
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, ~ptdved as to form and legal
sufficiency:
~L cL A- L{{u ~~<i\
eidi Ashton-Cicko
Section Chief, Land Use/Transportation
Attachments:
Exhibit A - List of Permitted Uses
Exhibit B - Development Standards
Exhibit C-l - Master Plan
Exhibit C-2 - Line of Sight
Exhibit C-3 - Landscape Buffer Elevations
Exhibit C-4 - Cross Sections and Details
Exhibit C-5 - Site Amenities
Exhibit D - Legal Description
Exhibit E - List of Requested Deviations
Exhibit F - List of Developer Commitments
This ordinance filed with the
S21retary of ~s Off~e_ !.~J
day of . ,~
and ocknowledgemen of that
fHi r eived t is day
of
CP\08-CPS-00919\33
PUDZ-2008-AR-14091
REV, 11/3/09
Page 2 of2
EXHIBIT A
LIST OF PERMITTED USES
Siena Lakes CCRC CPUD
PERMITTED USES
A maximum of 764,478 square feet shall be permitted. No building or structure, or part thereof,
shall be erected, altered or used, or land used, in whole or in part, for other than the following:
Residential uses for persons aged 62 and over shall be permitted consisting of 340
independent living units and an assisted living facility comprised of 20 assisted living
beds, 45 skilled nursing beds and 15 memory (dementia) care beds.
A minimum of 72,000 square feet of various associated amenities shall be provided so
residents may age in place. Personal support services shall also be provided to the
independent living residents.
Density shall be permitted at a combined maximum floor area ratio (FAR) of 0.60.
A. Principal Uses:
1. Independent living units (ILU). Units such as houses, duplexes, town houses or
apartment residences for residents who do not require special medical assistance;
however, the same services offered to the dependent population shall be made
available if they choose to use them.
2. Assisted living units (ALU). Assisted living is a long-term residence that provides
care in a residential setting. It is designed for those who need help in their day-to-day
lives but who do not require 24-hour skilled nursing care.
3. Alzheimer Special Care or Memory Care Units (SCU). SCUs are usually a floor or
units inside of a much larger ALU to meet the special needs of residents with
dementia.
4. Skilled Nursing units Facility (SNF). A residence that provides a room, meals, and
help with activities of daily living and recreation. Residents would generally have
physical or mental problems that keep them from living on their own and, therefore,
usually require daily assistance.
5. Any other commercial or professional use which is comparable in nature with the
foregoing list of permitted uses and consistent with the purpose and intent of the
district as determined by the Board of Zoning Appeals, pursuant to the LDC.
November 3, 2009
,..v
B. Indoor Accessory Uses, Structures and Amenities:
1. The following uses shall comprise a minimum of 10.75% of the total floor area of the
project (approximately 72,257 square feet):
Maintenance Building;
Lobby;
Administrative Offices;
Housekeeping;
Public Restrooms;
Coat Room;
Main Dining Room;
Cocktail Lounge;
Private Dining;
Central Kitchen;
Bank;
Postal Outlet;
Library;
Game/Card Rooms;
Business Center;
Billiards Room;
Arts Studio;
Beauty/Barber Shop;
Resident Social Director's Office;
Receiving Room;
Nurse Practitioner's Office;
Woodworking Studio;
Convenience Store;
Coffee Shop;
Ice Cream Parlor;
Auditorium;
Exercise Studio;
Physical Therapy;
Physician Office;
Locker Room and Showers;
Swimming Pool (enclosed);
Aerobics/Group Fitness Room;
Resource Center/Classroom;
Massage/Spa Therapy;
Beauty Salon (AL& SNF);
Exercise Physiologist Office;
Resident Services Director's Office;
Resident Services Staff's Office.
C. Outdoor Accessory Uses, Structures and Amenities:
1. Parking facilities; covered loading dock; guard house; outdoor recreational facilities
such as swimming pool and deck and similar facility; walking trails; signs and water
management facilities; hardscape, seating, trellis and decks; lawn games - croquet,
badminton and lawn bowling; deck and trellis; putting greens; courtyard, garden and
landscaping; swimming pool and deck.
November 3, 2009
",--"
D. Miscellaneous Accessory Uses, Structures and Amenities:
1. Any other accessory and related use that is determined to be comparable in nature
with the foregoing by the Board of Zoning Appeals, pursuant to the process outlined
in the LDC.
November 3, 2009
EXHIBIT B
DEVELOPMENT STANDARDS
Siena Lakes CCRC CPUD
Table I below sets forth the development standards for land uses within the Siena Lakes CCRC
CPUD. Standards not specifically set forth herein shall be those specified in applicable sections
of the LDC in effect as of the date of approval of the SDP or subdivision plat.
I. DEVELOPMENT STANDARDS FOR MIXED USE DISTRICT
PRINCIPAL STRUCTURES ACCESSORY USES
MINIMUM LOT AREA N/A N/A
MIMINUM FLOOR AREA:
ALU* 609 sq. ft. N/A
SNF 305 sq. ft. N/A
ILU 830 sq. ft. N/A
MINIMUM SETBACKS
3- and 4-story structures
From south property line 1 00 feet 60~ feet
From west property line 60 feet 454G feet
From east property line 90 feet 25 feet
From north property line 80 feet 25 feet
All other structures 25 feet 25 feet
INTERNAL ORNE 1 0 feet o feet
SETBACKS (from ed~e of pavement)
LAKE SETBACKS 20 feet (except where adjacent to 20 feet
boardwalk)
MIMINUM OIST ANCE 35 feet N/A
BETWEEN STRUCTURES
MAXIMUM HEIGHT
ALU (2 stories)* 42 feet ZH and 45 feet AH
SNF (2 stories) 42 feet ZH and 45 feet AH 30 feet ZH
ILU (3 story) 41.5 feet ZH and 48 feet AH 35 feet AH
ILU (4 story) 536G feet ZH and 6069 feet AH
ILU (5 story, incl. parking) 536G feet ZH and 6069 feet AH
Commons (2 story) 42 feet ZH and 45 feet AH
* ALU-Assisted Living Units (which includes Memory Care Units)
SNF-Skilled Nursing Facility
ILU-Independent Living Units
ZH = ZONED HEIGHT
AH = ACTUAL HEIGHT
II. LANDSCAPING STANDARDS
1. To provide an enhanced buffer, trees shall be installed at less than 25 feet on center (OC) to
allow for clustering to provide a more effective buffer.
2. The quantity of trees proposed shall be an additional 20% over what is required.
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3. Tree heights shall exceed the required 10-foot overall height (OAH) minimum. Canopy trees
shall be at 16-18 feet OAH and Slash Pines 14-18 feet OAR. Cabbage Palms shall exceed the
required lO-foot clear trunk (CT) minimum by specifying 15-20 feet CT with an additional
10 feet of crown.
4. Plantings shall occur on both sides of the required buffer walls with the additional plantings
being installed on the residential side of the walls. Ultimately, this will create a staggered
"green wall" to effectively screen the buildings.
The type D buffer along the western property line shall meet LDC requirements. The following
standards have been added to each buffer along the north, east, south and west property lines (see
also Exhibits C-2 and C-3 for further details):
NORTH PROPERTY LINE
IS-foot wide Type B buffer with trees spaced no greater than 25 feet OC and a single row hedge
of 10 gallon material, at a minimum of 5 feet in height (HT) with a 3-foot spread, placed a
maximum of 4 feet OC.
j)672 linear feet (LF) = 67 Trees, 418 Shrubs required
81 Trees, 2:418 Shrubs provided, using lesser spacing
EAST PROPERTY LINE
15-foot wide Type B Buffer with trees spaced no greater than 25'OC and a single row hedge of
10 gallon material, at a minimum of 5 feet HT with a 3' spread, placed a maximum of 4' OC.
::!::728 LF = 30 Trees, 187 Shrubs required
36 Trees, 2:187 Shrubs provided, using lesser spacing
SOUTH PROPERTY LINE (Enhanced Type B buffer to be installed vs. the required Type D
buffer, for improved screening)
15-foot wide Type B buffer with trees spaced no greater than 25 feet OC and a single row hedge
of 10 gallon material, at a minimum of 5 feet HT with a 3-foot spread, placed a maximum of 4
feet OC.
::!::1677 LF = 67 Trees, 420 Shrubs required
81 Trees, 2:420 Shrubs provided, using lesser spacing
WEST PROPERTY LINE
IS-foot wide Type B Buffer with trees spaced no greater than 25'OC and a single row hedge of
10 gallon material, at a minimum of 5 feet HT with a 3' spread, placed a maximum of 4' OC.
::!::721 LF = 30 Trees, 187 Shrubs required
36 Trees, 2:187 Shrubs provided, using lesser spacing
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Exhibit D
SIENA LAKES
LEGAL DESCRIPTION:
THE NORTH HALF OF THE NORTIlEAST QUARTER OF THE SOUTHWEST QUARTER AND
TIlE EAST HALF OF TIlE NORrnEAST QUARTER OF THE NORTHWEST QUARTER OF THE
SOUTHWEST QUARTER OF SECTION 1, TOWNSHIP 49 SOUTH, RANGE 2S EAST, COLLffiR
, COUNTY, FLORIDA, LESS THE SOUTHERLY 30 FEET.
0~
EXHIBIT E
LIST OF REQUESTED DEVIATIONS FROM THE LDC
Siena Lakes CCRC CPUD
1. A deviation from LDC Section 5.03.02.E. 2. and 3, which requires that a wall and/or
fence be a minimum of six (6) feet in height and a maximum of eight (8) feet in height and that it
be located a minimum of six (6) feet from a residentially zoned district. This deviation is to
allow a currently existing six foot wall located on the Lakeside of Naples at Citrus Gardens PUD
(north of the subject property) satisfy the requirement and not require the construction of an
additional wall). (See proposed CPUD Master Plan.) (Deviation No.!.)
2. A deviation from LDC Section 6.06.02.A.2, to require a six-foot sidewalk on only one
side of the proposed internal access drives and entrance to the project as shown on the CPUD
Master Plan. (Deviation No.2.)
3. A deviation from LDC Section 4.06.05.N.1.a, Configuration of water management areas,
which requires the shape of a manmade body of water, including retention and detention areas, to
be designed to appear natural with curvilinear edges. See "Body of Water Shapes" Figure Y in
subsection 4.06.02 D. to allow an alternative design where the lakes are internally related to the
proposed building envelopes as shown on the Master Plan. (Deviation No.3.)
4. A deviation from LDC Section 6.06.01.0, which requires a width of 60 feet for a private
roadway, to allow a private roadway width of 30 feet within an access easement along the
western edge of the property. This easement will provide two lanes for access to the Lakeside of
Naples at Citrus Gardens PUD. (Deviation No.4.)
5. A deviation from LDC Section 6.06.02.A.l, which requires sidewalks on both sides ofa
local street that is adjacent to the site, to allow the 30-foot wide, two lane access drive located on
the western edge of the property to have a six foot wide combination bike path and sidewalk on
the east side of the access road. (Deviation No.5.)
6. A deviation from LDC Section 4.06.02. CA, which requires that a Type D landscape
buffer of 20 feet in width be provided adjacent to any road right-of-way, to allow the required
buffer to be reduced to 15 feet along the 30-foot wide roadway access easement located along the
western property line. (Deviation No.6.)
November 3, 2009
i~V
EXHIBIT F
DEVELOPMENT COMMITMENTS
Siena Lakes CCRC CPUD
I. TRANSPORT A TION REQUIREMENTS
1. At the time of the application of the first building permit, the developer shall
provide a non-exclusive public access easement, 30 feet in width, along the west
property line and shall construct a two lane access road (as outlined in no. 6
below). There shall be no maintenance responsibility and no cost to the County.
2. Compensating right of way will be conveyed to Collier County, at no cost, in the
form of an easement as shown on the CPUD Master Plan.
3. The 40' right of way reserved to construct the additional lanes along Siena Lakes
Orange Blossom Drive frontage will be conveyed to the County in exchange for a
negotiated value of not to exceed $150,000; which excludes the value of
compensating right of way within the reservation that is required for the necessary
turn lane. Conveyance of the reserved right of way shall occur within 30 days of
issuance of the first building permit. Any additional right of way outside of the
40' required to construct turn lanes along Orange Blossom Drive frontage will be
conveyed to the County in fee simple and at no cost to the County.
4. The developer agrees to provide, at no cost to Collier County, any necessary
temporary construction easements needed to perform the following work along
Orange Blossom Drive, including but not limited to: driveway restoration, utility
connections, slope and backfill, and drainage.
5. Payment of Road Impact Fees:
a. Road impact fees will be paid once the SDP for phase one is
approved according to LDC provisions. A COA for phase one
would be issued at this time.
b. Payment of road impact fees for phase one and phase two upon the
application of first building permit. These payments would total
approximately $1,400,000. Phase one by itself is approximately
$1,000,000. Accordingly, the developer is pipelining their road
impact fees in advance of the County code requirements. Upon
payment of the road impact fees, the project will be vested, and all
November 3, 2009
,v
. \(l(
impact fees will be considered fully paid and a COA for phase two
will be issued.
c. Prior to approval of the first building permit, the developer agrees
to pay its fair share of the Airport Road/Orange Blossom Drive
improvements, not to exceed 5.31% of the total cost of the
intersection improvements as determined by the County's
estimated project costs.
6. The developer agrees to obtain a temporary construction/fill easement from the
Greek Orthodox Church, at the time of application of the first building permit. If
the easements are not obtained from the Greek Orthodox Church, the developer
shall employ alternative design and construction techniques that allow for the 30'
access drive and sidewalk to be constructed without encroaching onto church
property. The developer will dedicate and construct an ingress and egress drive to
the Lakeside development to provide access to and from Orange Blossom Drive.
The developer shall not be responsible to construct or maintain gates that would
control access to the Lakeside PUD. The ingress and egress drive will be 24 feet
wide along with a six foot wide sidewalk on the east side of the roadway in
accordance with Exhibit E deviations and commitment 1 above. Prior to
application for the first Certificate of Occupancy, the developer agrees to
construct the 24' wide roadway and 6' wide sidewalk. The developer shall be
responsible for the maintenance of the roadway.
7. Upon the developer fulfilling the obligations above, the developer may apply for
COs as appropriate. The developer is responsible for self managing all payments
and conveyance at the times outlined in this exhibit. From the time of the first
SDP the developer shall provide updates on the status of the building permits
every 6 months. If any of the conditions have not been met no COs will be issued
until conditions have been met to the satisfaction of the County.
8. All items as listed in this exhibit shall be clearly identified in the SDP for phase
one.
9. The CCRC shall be required to provide pedestrian and vehicular connections to
the 30-foot wide access road along the western property line.
II. CONTINUING CARE DEVELOPMENT COMMITMENTS
The developer of the independent living units and retirement community, its
successors or assigns, shall provide the following services and/or be subject to the
following operational standards:
November 3, 2009
,~............
1. The facility shall be for residents 62 years of age and older.
2. There shall be on-site dining for the residents.
3. The uses on-site shall be for the exclusive use of residents and their guests
on a continual basis.
4. Daily morning, afternoon and evening group transportation services, by a
20-24 seat community passenger bus or a private car shall be provided for
residents for the purposes of grocery and other local shopping, church and
medical office visits shall be provided on a daily basis.
5. There shall be an on-site manager or activities coordinator to assist
residents with their individual needs. This manager/coordinator shall also
be responsible for arranging trips to off-site events as well as planning for
lectures, movies, music and other entertainment for the residents at the on-
site clubhouse on a daily basis.
6. A wellness center shall be provided on-site. Exercise and other fitness
programs shall be provided for the residents on a daily basis. The facility
shall be in operation at the time of issuance of the first Certificate of
Occupancy for the first habitable structure.
7. Each unit shall be equipped with pull cords designed to notify emergency
service providers in the event of a medical or other emergency.
8. Each unit shall be designed to accommodate residents with physical
impairments (handicaps) as required by the applicable building codes and
federal law and regulation.
III. LANDSCAPING AND SITE DESIGN
1. Buffer areas and walls shall be constructed in accordance with Exhibit C-3,
landscape buffer elevations.
IV. ENVIRONMENTAL
1. The minimum native vegetation retention is 20 native trees. A maximum of
five cabbage palms can be used towards the requirement; the remaining shall
be native canopy trees. The native trees may be relocated into the proposed
buffer areas.
November 3, 2009
, \ (roY'
V. ARCHITECTURAL REVIEW
The CPUD is subject to the architectural and site design standards of LDC
Section 5.50.00.
VI. UTILITIES
1. Any cost of relocation, changes or modifications to the existing utilities
required or incurred during the road improvements within the Orange
Blossom Drive ROW are the sole responsibility of the developer.
2. All water and wastewater utilities constructed or extended within the
public ROW shall be conveyed to, owned by, and maintained by the
Collier County Water Sewer District and shall be required to be
appropriately sized to service parcels that installation will affect.
November 3, 2009
or '
STATE OF FLORIDA)
COUNTY OF COLLIER)
I, DWIGHT E. BROCK, Clerk of Courts in and for the
Twentieth Judicial Circuit, Collier County, Florida, do
hereby certify that the foregoing is a true and correct
copy of:
ORDINANCE 2009-65
Which was adopted by the Board of County Commissioners
on the 1st day of December, 2009, during Regular Session.
WITNESS my hand and the official seal of the Board of
County Commissioners of Collier County, Florida, this 3rd
day of December, 2009.
DWIGHT E. BROCK
Clerk of Courts qncl.,qJ,.!=rk
Ex-officio to B0a.rd"of ~.%'"
County commis5ti.p~~~s\.t~(~ .?~
..;.'\,., ~. ;;;..;( ,': J<, -'Jr-"""'.:..,...).- "'"
, .... . ~ ," "'j" .". h:J ".' -:...
.. ~,;'. ~~~\-
By: Teresa poia~~~... i~~'"
Deputy Clerk