Ordinance 88-040ORDINANCE 88- 40
~ ORDIM~CE ,~DING ORDIHANCZ ~=-= THE CO~REHEN-
S~VE ZO~= ~=~O~S ~0~ ~ ~CO~O~=~O ~
O~ COtU~ COU~, mO~O~. ~ ~a ~ O~Ct~
ZONING C~SSIFICATION OF ~E HEREIN DESCRIBED
PROPER~ LOCATED AT ON ~E NO~TH SIDE OF CR-d&6 ~
~P~OX~TELY I/2 MILE ~ST OF US ~1, IN SECTION 22,
TO. SHIP ~8 SOU~, ~GE 25 ~S~ ~OM A-2 AGKIC~E,
A-2 (P.U.) AGglC~U~-P~OVISION~ USE, ~ A-2 (ST)
DEV~OP~ TO BE ~0~ AS "COLLIER H~L~ C~TER";
A~D BY PROVIDING FOKAN EFFECTIVE DATE.
WKEREAS, Wilson, Miller, Barton, Soil & Peek, representing Collier
Development Corp. s.d Naples Community Hospital, petitioned the Board of
County Commissioners to change Zoning Classification of the hereinafter
described real property;
HOW, T~EREFOKE BE 1T ORDAINED BY ~E BO~ OF CO~ CO~SSIO~RS
SE~IO~ O~=
~ Zonin8 Classif$cat$ou of the herein described real propetty Ss
chanded from A-2 Adriculture, A-2(P.U.) Adriculture-P~ovSs$onal Use and
A-2(ST) ~riculture-Spec[al Treatment to P~ Planned Un$~ Development for
a Professional Health Center to Be kno~ as "Collier Health Can=e=" and
~the .O~$cial Zon$n~ Atlas ~p NumBer ~8-25-~, as described in OrdSnance
SECTION
Thie Ordinance ehall becoma effective upon notice that it has been
received by the Office of the Secretary of State.
DATE: April 26r 1988
..,.~,~, :'.¢.~:!:,.:~ ~,,..
~ .. · ATTESt....-./
· ';, :' ." J~ES 'C:.' .u=~..~s, CL~Z
BOARD OF COUNTY CO~ISSIONERS
COLLIEK COUNTY, FLORIDA
ARNOLD LEE GLASS, CHAI~dAN
'l'hit c,'dlr~nce flkd wi.th the
~e~r~eha~ of~StQte', offlc, e~.t,be~
,, ';... ~u~ C~k ~'~~ ~
LEG~ SUFFICI~: of- ....
030 293
BRUCE ~E~SON
WII..SON · MILLER · BARTON ·SOt. L& PEEK. INC.
COLLIER HEALTH CENTER
A PLANNED UNXT DEVELOPMENT
61 Acres Located in Section 22,
Township 48 South, Range 25 East,
Collier County, Florida
PREPARED BY:
WILSON, MILLER, BARTON, SOLL & PEEK, INC.
1383 AIRPORT ROAD, NORTH
NAPLES, FLORIDA 33942
DATE SUBMITTED: September 30, 1987
DATE AMENDED: May 4, 1988
DATE APPROVED BY BCC= ~n.r{] 9~: ]qgn
ORDINANCE NUMBER: 88-4O
"~C~I3IT A"
,oo
WILSON · MIU. ER · BARTON · SOt.t.& PEEICINC,
LIST OF EXHIBITS
SECTION I
TABLE OF CONTENTS
PAGE
STATEMENT OF COMPLIANCE AND SHORT TITLE .............. 1-1
SECTION II
PROPERTY OWNERSHIP AND LEGAL DESCRIPTION ............. 2-1
SECTION III
STATEMENT OF INTENT ................................... 3-1
SECTION IV
GENERAL DEVELOPHENT REGULATIONS ...................... 4-1
SECTION V
GENERAL DEVELOPMENT COMHIT~ENTS ...................... 5-1
WK.~ON · MILLEfl · BARTON · SOLL& PEEK. INC.
LIST OF EXHIBITS
EXHIBIT A
EXHIBIT B
EXHIBIT C
EXHIBIT D
EXHIBIT E
P.U.D. ~tASTER PLAN
W~BS&P File No. RZ-162
Exhibit A
ILjustRATIVE PLAN
WBBS&P File No. RI-162
Exhibit B
AERIAL PHOTOGRAPH
~D~BS&P File No. RI-162
Exhibit C
VEGETATION RAP, SOILS t~AP
~D~BS&P File No. RZ-162
Exhibit D
CONCEPTUAL WATER ~tANAGEMENT PLAN
WI~BS&P File No. RI-162
Exhibit E
WILSON · MILLER · BARTON · SOLt.&PEEKINC.
SECTION I
STATEMENT OF COMPLIARCE AND SHORT TITLE
The purpose of this section is to express the intent of Collier
Development Corporation and Naples Community Hospital, Inc.
hereinafter referred to as the developer, to create a P.U.D. on
61 acres of land located in part of Section 22, Township 48
South, Range 25 East, Collier County, Florida. The name of this
proposed project shall be COLLIER HEALTH CENTER. The development
of COLLIER HEALTH CENTER as a Planned Unit Development will be in
compliance with the planning goals and objectives of Collier
County as set forth in the Comprehensive Plan. Project
development will be consistent with the growth policies and land
development regulations of the Comprehensive Plan Land Use
Element and other applicable documents for the following reasons:
l)
The subject property has the necessar~ rating points to
determine availability of adequate community facilities
and services in conformance with the Collier County
Comprehensive Plan.
The project is compatible with and complimentary to the
surrounding land uses.
3) All improvements shall be in compliance with applicable
regulations.
4) The project will be served by a complete range of services
and utilities as approved by the County.
SHORT TITLE
This Ordinance shall be known and cited as the COLLIER
HEALTH CENTER P.U.D. Ordinance.
1-1
WILSON · MILLER · BARTON · $,OLL& PEEK. INC.
2.1.
2.2.
SECTION Ii
PROPERTY OWNERSHIP ARD LEGAL DESCRIPTION
PROPERTY OWNERSHIP
The subject property is currently owned by:
Collier Development Corporation and
Naples Community Hospital, Inc.
3003 Tamiami Trail, North
Naples, Florida 33940
LEGAL DESCRIPTION
The subject property is described as follows~
Description of a parcel of land located in part of the
southeast 1/4 of Section 22, Township 48 South,
Range 25 East, Collier County, Florida
Ail that part of the southeast 1/4 of Section 22, Township 48
South, Range 25 East, Collier County, Florida being more
particularly described as follows:
commencing at the southeast corner of said Section 22;
thence along the south line of said Section 22, and the north
right-of-way line of S.R. 846 (Immokalee Road) South 89e-48'-52"
West 430.01 feet to the POINT OF BEGINNING of the parcel her~in
described;
thence continue along the south line of said Section 22,
and the north right-of-way line of S.R. 846, (lmmokalee
Road) South 89e-48'-52" West 1367.42 feet to the east line
of a Florida Power and Light Company easement as recorded
in Deed Book 30, pages 27-32, Collier County Public
Records, Collier County, Florida;
thence leaving the said north right-of-way line and the
south line of said Section 22 and along said east line of
Florida Power and Light Company easement, North 5e-59'-38"
West 108.80 feet;
thence continue along said east line North 13~-17'-10'
West 2184.96 feet;
continue on page 2-2
2-1
WILSON · MtLLER · BARTON · $OLL&PEEK. INC,
Description of a parcel of land located in part of the
southeast 1/4 of Section 22, Township 48 South,
Range 25 East, Collier County, Florida
continued from page 2-1
thence leaving said east line, North 76°-42'-$0" East
13.35 feet;
thence South 53°-30,-54" East 52.20 feet;
thence South 72~-23'-32" East 26.11 feet to the waters of
the Cocohatchee River also being a point hereinafter
referred to as point "A";
thence along the water of the Cocohatchee River
southeasterly, southerly, southeasterly, northeasterly and
easterly to a point which lies South 51'-19'-18" East
1044.60 feet from the aforementioned point "A#;
thence leaving the waters of the Cocoh~tchee River South
5"-57'-03" East 186.00 feet to the centerline of a
proposed 60' access easement;
thence along said centerline North 89"-51'-56" East 10.05
feet to the centerline of the abandoned Seaboard Coastline
Railroad;
thence along said centerline North 5~-57'-03" West 242.45
feet; ~
thence leaving said centerline, North 84°-02'-57" East
65.00 feet to the centerline of a 100' State Road
Department drainage easement as cecorded in O.R. Book 188,
page 470, Public Records of Collier County, Florida;
thence along said centerline, North 84°-02'-57" East
176.67 feet;
thence continue along said centerline, South 70~-36'-27"
East 756.88 feet to the easterly terminus of said
easement;
thence South 64~-39'-38" East 99.32 feet;
thence South 89°-51'-56" West 75.17 feet to the west line
of that land as described in O.R. Book 304, page 922,
Public Records of Collier County, Florida;
thence along said west line, South 0e-32'-16" East 1328.85
feet to the Point of Beginning of the parcel herein
described;
containing 61 acres more or less;
subject to easements and restrictions of record;
2-2
W~LSON · MILLER · BARTON · SOLL& PEEK, INC.
SECTION II~
STATEMENT OF INTENT AND PROJECT DESCRIPTION
3.1 INTRODUCTION
3.2.
It is the developer's joint intention to create a Health
Center with a full range of compatible and complimentary
land uses including residential, retail, assisted living
facilities, hospital and medical office buildings'. These
uses are planned and integrated for compatibility to
support long term development of hospital and health care
related activities. It is the purpose of this document to
provide the required standards and to set forth guidelines
for the future development of the project.
FRACTIONALIZATION OF TRACTS
When the developer sells an entire t~act of a building
parcel (fraction of a tract) to a subsequent owner, or
proposes development of such property himself, the
developer shall provide to the Zoning Director for
approval, prior to the sale of development of such
property, a boundary drawing showing the tract and the
building parcel therein (when applicable). This
drawing shall also show the location and size of
access to those fractional parts that do not abut a
public street.
In the event any building parcel is sold by any
subsequent owner, as identified in Section 3.2(a), in
fractional parts to other parties for development, the
subsequent owner shall provide to the Zoning
Director, for approval, prior to the sale or
development of a fractional part, a boundary drawing
showing his originally purchased tract or building
parcel and the fractional parts therein and the number
of dwelling units, where applicable, assigned to each
of the fractional parts. The drawing shall also show
the location and size of access to those fractional
parts that do not abut a public street.
Co
The developer of any tract must submit a conceptual
site plan for the entire tract prior to
fractionalization of any portion of that tract. The
developer may choose not to submit a conceptual site
plan for the entire tract if a site development plan
is submitted and approved for the entire tract.
3-1
030 300
W~t. SON· MILLER · BARTON · SOLL& PEEKINC,
3.3.
The developer of any tract or building parcel must
submit a site development plan for his tract or parcel
prior to, or at the same time of, building permit
application for permitted principal uses.
~n evaluating the fractionalization plans, the %ontng
Director's decision for approval or denial shall be
based on compliance with the criteria and the
development intent as set forth in this document, and
conformance with the reasonable accessibility of the
fractional parts to public or private roadways, common
areas, or other means of ingress and egress.
If approval or denial of the fractionalization plan is
not issued within ten (10) working days, the
submission shall be considered automatically approved.
PUD CONCEPTUAL SITE PLAN APPROVAL PROCESS
When P.U.D. conceptual site plan approval is desired
by the developer or required by this document, the
following procedure shall be followed:
A written request for conceptual site plan
approval,, and the fee consistent with site
development plan approval shall be submitted to the
Zoning Director for approval. The request shall
include materials necessary to demonstrate that the
approval of the conceptual site plan will be in
harmony with the general intent and purpose of this
document. The Zoning Director shall distribute the
materials to the appropriate reviewing entities for
their comments. Such material may include, but is
not limited to the following, where applicable~
1. Conceptual site plans at an appropriate scale
showing general locations of structures on the
property; provsions for ingress and egress;
off-street loading areas; yards and other open
spaces.
2. Plans showing proposed locations for utilities
hook-up.
3. Plans for screening and
appropriate.
buffering where
3-2
WILSON · MILLER · BARTON · SOLL& PEEK. INC,
3.4
In the case of zero lot line or cjustered buildings,
required property development regulations may be
waived or reduced provided a site development plan is
approved under this section.
Ce
Conceptual site plan approval under this Section may
occur prior to or simultaneously with the
fractionalization of tracts within the project.
de
The Zoning Director shall issue 'written approval,
approval with conditions, or denial within twenty (20)
working days from the date of submittal. If approval
or denial is not issued within twenty (20) working
days the submission shall be deemed approved. If
failure to issue approval or denial, the applicant and
the Zoning Director may mutually agree on an extension
of this time period if extenuating circumstances
warrant. The developer or subsequent owner may appeal
a decision to the Board of County Commissioners.
Prior to
development
approval, a
for approval.
issuance of building permits for any
tract requiring site development plan
site development plan shall be submitted
LAND USES
The location of land use zones are shown on the P.U.D.
Master Plan. Changes and variations in building tracts,
building design, location and acreages within these zones
shall be permitted at site development plan approval to
accommodate topography, vegetation, and other site
conditions. The'specific location and size of individual
tracts shall be submitted to the Zoning Director for
approval or denial, as described in Section 3.2. of this
document. Should the Collier Health Center not be located
on the subject tract, the permitted uses shall be reviewed
by the Collier County Planning Commission and Board Of
County Commissioners.
The approximate acreages of each phase of the Collier
Health Center Planned Unit Development are as follows:
Zone A:
Phase I 9.8 acres
Phase II 11.3 acres
Phase III 7.4 acres
3-3
WlLSON· MILLER · BARTON · SOLL& PEEK. INC.
Zone Bi
Phases I, II, and III
Phase IV
Miscellaneous
Existing North Collier Health Center
100' Road Easement
Preserve
Total
16.1 acres
4.1 acres
3.2 acres
3.5 acres
5.6 acres
61.0 acres
The above acreages are approximate and subject to change.
The acreage for each phase may be modified with the
appoval of the Planning and Zoning Director. The tract
designated for commercial uses (Zone A, Phase III} shall
not exceed eight acres.
3.5.
3.6.
3.7.
SITE CLEARING AND DRAINAGE
Clearing, grading, earthwork, and site drainage work shall
be performed in accordance with applicable Collie~ County
Code of Law and Ordinances, and the standards and
commitments of this document.
EASEMENTS FOR UTILITIES
Easements, where
management areas,
needed.
required, shall be provided for water
utilities and other purposes as may be
All necessary easements, dedications, or other instruments
shall be granted to insure the continued operation and
maintenance of all service utilities in substantial
compliance with applicable regulations in effect at the
time approvals are requested.
LAKE SITING
As depicted on the P.U.D. Master Plan, lakes and natural
areas have been preliminarily sited. The goals of this
are to achieve an overall aesthetic character for the
project, to permit optimum use of the land, and to
increase the efficiency of the water management network.
3-4
WIt. SON · MILLER · BARTON · SOLL& PEEK. IN~
Accordingly, the setback requirements described in
Ordinance 80-26, Section 8A, as amended by Ordinance 83-3
may be reduced with the approval of the County Engineer.
3.8. SIGNAGE
The developer intends to create a uniformly designed
special signage and identification system including but
not limited to subdivision and entrance signs for the
project to compliment the intended development themes and
architectural styles. Such signs are intended to be
located and permitted at all project entrance points as
well as at other strategically identified areas which will
be enforced through restrictive covenants and/or
architectural controls.
Utilization of the right-of-ways for landscaping
decorative entrance ways, and signage shall be reviewed
and approved by the County Engineer prior to any
installations.
3-5
l,
Wlt. SON· MILLER · BARTON · ~OLL& PEEK,INC.
4.1.
4.2.
4.3.
SECTION IV
GENERAL DEVELOPMENT REGULATIONS
PURPOSE
The purpose of this Section is to delineate and generally
describe the project plan of development, the respective
land uses included in the
project's development criteria.
GENERAL
Regulations for development
the contents of this document.
PERHITTED USES AND STRUCTURES
project, as well as the
shall be in accordance with
No building or structure, or part thereof, shall be
erected, altered, or used, or land or water used, in whole
or in part, for other than the following:
a) Zone A
adult congregate living facility
ambulatory surgical unit
apartments
assisted care living units
art supply stores
bakery shops
banks
bath supplies
beauty and barber shops
book stores
canteen services
child day care
chiropractic clinics
confectionery and candy stores
convalescent aids
convalescent homes
delicatessen
diagnostic radiology facility
drug stores
dry goods stores
florist shops
gift and gourmet shops
health food stores
hobby supply stores
4-1
030 3'05
WILSON· MILLER · BARTON · $OLL& PEEK IN~
hospices.
housing for the aged
* ice cream stores
life care facility
medical clinics
medical related educational schools and research labs
medical related supplies and retail
medical research and design labs
* music stores
* newsstand
nursing home (skilled and un-skilled)
* office supply stores
orthopedic medicine
pharmacy
* photographic equipment shops
places of worship
polling places
post office
professional offices
psychiatric hospital .~
recreational facilities (non-retail)
restaurant and cafeterias
* retail services
* stationery and card shops
substance abuse treatment facilities
* tobacco stores
* toy stores
* veterinary offices and clinics (no outside kenneling)
villas and other non-supervised residential uses
Any other use or service which is comparable in nature
with the foregoing uses and which the Zoning Director
determines to be compatible in the district.
*These permitted uses limited to retail commercial area
(Zone A, Phase III) of the project as principal uses.
These uses may be permitted as accessory uses within
principal structures elsewhere in the Planned Unit
Development.
zone
accounting office
acute gerontology
admitting office
adult congregate living facility
adult day care
ambulatory surgery unit
4-2
WILSON · MILLER · BARTON · ~OLL& PEE~INC
anatomic and clinical laboratory
archives storage
auditorium
bereavement service
burn care
business office
cardiology diagnostics
cardiology
chemotherapy
child day care
child/hospital awareness services
clean linen storage
communication
community health education
- cardiopulmonary resuscitation (CPR)
- child hospital awareness
- nutrition
- obesity
- prenatal ca~e
- psycosomative pain
- wellness e.g. smoking cessation
complex neurology problem service
continuing medical education for medical staff
controller
CT scanning
data processing services
dental
diagnostic radiology facility
dietary
ECG
EKG
electronmicroScopy
end stage renal disease
endoscopy
establish linkages to community groups
- local organizations
- governmental bodies
family planning service
gastroenterology
4-3
W1L~ON · MIIl~fl · BARTON
gerontologic technician training
gynecology
home health care
hospice service
hospital administrative offices
hospital association
hospital - general acute care
hospital long-range planning
infectious disease
internal auditor
invasive cardiac angiography
hospital auxiliary
legal offices
living education
- nutrition
- obesity
- post hospital discharge education
- smoking
magnetic resonance imaging
medical library
medical office building
medical records
medical staff office
meeting rooms
memorial fund office
mid-wives services
ministerial relations coordination
nephrology
neurology
non-invasive angiography
nuclear medicine
nursing facility: skilled/non-skilled
nutritional consultation
obstetrical (pre and post partum) clinic and
offices
occupational therapy
oncology surgery
operating rooms
opthalmology
personnel offices
pharmacy
physical therapy service
- burns
- cardiac
- neurologic
- oncologic
- orthopedic
- other
4-4
W1LSON · MILLER · BARTON · SOLL& PEEICINC,
physician need assessment and attraction service
physician/patient referral service
polling places
prenatal education
public relations service
public relations
- alcoholic beverage dispensing with appropriate
state license
- external hospital publication and media
- internal hospital publications and media
- maintenance of press relations
- patient opinion polling
- public opinion polling
- speakers bureau
pulmonary medicine
purchasing/stores
quality assurance
radiation therapy
recovery rooms
rehabilitation hospital
rehabilitation medicine
respiratory therapy
rheumatology
risk management
security office
social services
specialized ophthamology
speech pathology - audiology
technical medical ~ducation (for lay staff)
- formal training for labor shortage specialities
- laboratory
- nursing
- radiology
- interpersonal relations
- patient transportation procedures
- technical procedure training e.g. CPR
transcription
urology
volunteer service
- community group liaison
- fund raising activities
- hospital activities participation
volunteers
well baby clinic
4-5
W~LSON · MILLER · BARTON · SOLL& PEEK. INC.
4.4.
Any other use or service which is comparable in nature
with the foregoing uses and which the Zoning Director
determines to be compatible in the district.
b) Permitted Accessory Uses and Structures:
1) Customary accessory uses and structures.
2) Signs.
3) Caretakers residence(s).
4) Essential services.
DEVELOPMENT STANDARDS
a. Minimum Site Area= To be determined at the time
~f fractionalization of tracts in accordance with
Section 3.2 of this document..
b. Minimum Site Width: To be determined at the time
of fractionalization of tracts in accordance with
Section 3.2 of this document.
c. Minimum Distance Between Principal Structures: For
retail uses: none, or a minimum of five (5) feet.
For all other uses: minimum of fifteen (15) feet
or a distance equal to one-half (1/2) the sum of
their heights, whichever is greater.
d. Minimum Setbacks for Principal Structures:
1) Setback from public road right-of-ways and
project boundaries: 30 feet.
2) Setback from lakes: 0 feet providing
architectural bank treatment is incorporated
into design, otherwise 15 feet.
3) Setback from preserve areas: 0 feet
4) A 1.5 foot setback shall be required for each
foot of building height along the eastern edge
of the project. If the adjoining parcel to the
east is rezoned non-residential, abutting said
structures, the setback may be reduced to 55% of
building height. Within those setbacks,
parking, Water Management, and other types of
accessory uses less than two stories in height
may be permitted.
5) Setback for commercial structures: 25 feet from
the existing property lines, 50' from north
commercial property line if abutting parcel is
developed with residential uses, otherwise 25'
4-6
3:tO
WILSON · MILLER · BARTON · SOLL& PEEICINC.
2e
e. Maximum Height of Structures:
1) The hospital structure (Zone B, Phases I, Il and
III) shall be limited to five (5) stories and
shall not exceed eighty (80') feet.
2) The medical/clinical outpatient structure (Zone
B, Phase IV) shall not exceed one hundred (100')
feet.
3) All other building structures shall not exceed
eighty (80') feet.
f. Minimum Floor Area: For principal structure:
1,000 square feet.
Assisted Care Living Facility/Adult Congregate Living
Facility:
The following development standards Shall apply to the
Assisted Care Living Facilities-ACLF:
a) Maximum number of ACLF units per acres - 26
b) Minimum ACLF unit area - two hundred and fifty
(250) square feet.
c) Required parking spaces - one space per three ACLF
units
d) Minimum site area - one acre
All other development standards shall be in accordance
with development standards of this document. Adult
Congregate Living Facility shall be defined as set
forth in Chapter 400.402, Florida Statutes.
3. Residential Development Standards:
1) Minimum Lot Area: One (1) acre.
2) Minimum Lot Width: 150 feet.
3) Minimum Yard Requirements: Ail building line set-
backs shall be computed by the following formula:
55% of the building height with a minimum of
20'
4-7
WI~DN · MILl. EH · BAFn"ON · ~OLL& PEEK. INC.
4.5
4.6
4) Maximum Heipht of Structures: Eighty [80) feet.
5) Maximum Density: Sixteen (16) dwelling units per
acre
6) Distance Between Structures: Between any two (2)
principal structures on the same parcel there shall
be provided a distance equal to one-half (1/2) the
sum of their heights.
7) Minimum Floor Area: 750 square feet.
Minimum standards for parking, landscaping, and
lighting shall be in accordance with applicable County
standards and regulations in effect at the time
permits are requested.
PLATTING
Platting or waiver of platting shall be required for this
project in accordance with the Subdivision Regulations.
Should the dedication of any toads to the public be
required, platting shall be required.
LANDSCAPE BUFFERING
A landscaped buffer shall be established along the eastern
edge of the property line in accordance with the standards
of Section 8.37 of the Zoning Ordinance, with a width of
twenty [20) feet. A landscaped buffer shall be
established between the commercial tract and adjoining
land uses, if they are residential, in accordance with the
standards of Section 8.37 of the Zoning Ordinance.
4-8
W1LSON · MILLER · BAFr~ON · SOLL& PEE~IN~
5,2°
SECTION V
GENERAL DEVELOPMENT COMMITMENTS
PURPOSE
The purpose of this Section is to set forth the general
commitments for development of the p~oject.
TRAFFIC IMPROVEMENTS
ae
The developer, his successors, or assigns, shall
provide a fair share contribution toward the capital
cost of a traffic signal on Immokalee Road, if
required, and when deemed warranted by the County
Engineer. the signal shall be owned, operated and
maintained by Collier County.
In accordance with Ordinance 85-55, requiring
development to contribute its proportionate share of
funds to accommodate the impact of proposed
development and area roads; the project developers or
their successors or assigns, agrees to pay road impact
fees in accordance with the ordinance, at such time as
building permits are requested. The developer shall
provide 25 feet of right-of-way along the north side
of Immokalee Road for roadway widening and drainage
purposes. Any such donation shall be credited to the
developer or his assignees against the required road
impact fee for such land based on an appraised value
of land donated.
There shall be not more than three points of access to
Immokalee Road, one of which shall be in alignment
with the planned extension of Goodlette-Frank Road.
The eastern most access will be permitted a median
opening upon the four laning of Immokalee Road, its
cost being the responsibility of the developer. The
third access shall be limited to right turns in and
right turns out.
de
The developer shall provide right turn lanes at all
entrances. Construction of these lanes shall be
coordinated with the four laning of Immokalee Road,
whe~ and where feasible. The County shall remain
responsible for major intersection improvements at the
time of four laning.
5-1
Boo,
WIL~ON · MILLER ~' BARTON · SOLL& PEEK. INC.
5.3.
5.4.
ee
These improvements are considered "site related" as
defined in Ordinance 85-55 and shall not be applied as
credits towards any impact fees required by that
ordinance.
The central north-south road (extension of future
Goodlette-Frank Road) will be constructed to County
road standards and dedicated to the public for County
maintenance when requested by the County, after
negotiation of value of said roadway with credit
applied to Collier Development Corporation.
ge
The petitioner has requested the County to consider
two median openings on Immokalee Road for this project
once Immokalee Road is widened to four lanes. The
Engineering Department has no objection to considering
a second median opening for this project at a future
date, however, any such conceptual approval at this
time shall not be construed to guarantee said opening.
Any such median opening shall be considered once the
project shows the need and the median opening shall be
located in accordance to Ordinance 82-91 and the
design requirements for four-laning lmmokalee Road.
The developer will comply with the Board of County
Commissioner's transportation policy when officially
adopted. In the event that such adopted
transportation policy restricts any or all subsequent
development approvals based upon a deficient level of
service for lmmokalee Road, developer shall adhere to
such restrictions; provided, however, that developer
shall be entitled to mitigate its impact, if any, upon
said roadway in accordance with the adopted
transportation policy. In the event developer applies
for the issuance of any building permits, developer
agrees to provide such mitigation as found necessary
by the Board in accordance with such policy.
SOLID WASTE DISPOSAL
Arrangements and agreements shall be with the approved
solid waste disposal service to provide for solid waste
collection service to all areas of the project.
PUD MASTER PLAN
The PUD Master Plan (Wilson, Miller, Barton, Soll&
Peek, Inc. Drawing File No. RI-162, Exhibit 'A') is
an iljustrative preliminary development plan.
The design criteria and layout iljustrated on the
Master Plan and the exhibits supporting this project
shall be understood as flexible so that the final
5-2
Wlt. SON· MILLER · 6ARI'ON · SOLL& PEEK.INC.
design may satisfy the prpJect and comply with all
applicable requirements.
Changes in tract boundaries, building locations, etc.,
shall be permitted subject to County staff
administrative approval.
All necessary easements, dedications, or other
instruments shall be granted to insure the continued
operation and maintenance of all service utilities.
5.5. UTILITIES
Telephone, power and T.V. cable service shall be made
available to the project. All such utility lines
shall be installed underground.
b. Central water supp.ly and wastewater collection are
available to the project site.
The developer agrees to comply with all applicable
County laws and ordinances gpverning utility
provisions and facilities.
d. No Certificate of Occupancy will be issued until the
water situation is upgraded.
The agreed upon stipulations of the County Utility
Engineers per their memorandum dated October 8, 1987
are as follows:
1) Water distribution and sewage collection and
transmission systems will be constructed throughout
the project development by the developer pursuant
to all current requirements of Collier County and
the State of Florida. Water and sewer facilities
constructed within platted rights-of-way or within
utility easements required by the County shall be
conveyed to the County for ownership, operation and
maintenance purposes pursuant to appropriate County
Ordinances and regulations in effect at the time of
conveyance. Ail water and sewer facilities
constructed on private property and not required by
the County to be located within utility easements
shall be owned, operated and maintained by the
Developer, his assigns or successors. Upon
completion of construction of the water and sewer
facilities within the project, the facilities will
be tested to insure they meet Collier County's
utility construction requirements in efffect at the
time construction plans are approved. The above
tasks must be completed to the satisfaction of the
5-3
WIt,SON · MILt. ER · BARTON · SOLL& PEEK. INC
Utilities Division prior, to placing any utility
facilities, County owned or privately owned, into
service. Upon completion of the water and/or sewer
facilities and prior to the issuance of
Certificates of Occupancy for structures within the
project the utility facilities shall be conveyed to
the County, when required by the Utilities
Division, pursuant to County Ordinances and
Regulations in effect at the time conveyance is
requested.
2) All construction plans and technical specifications
and proposed plats, if applicable, for the proposed
water distribution and sewage collection and
transmission facilities must be reviewed and
approved by the Utilities Division prior to
commencement of construction.
3) All customers connecting to the water distribution
and sewage collection facilities will be customers
of the County and will be billed by the County in
accordance with the County's ~stablished rates.
Should the County not be in a position to provide
water and/or sewer service to the project, the
water and/or sewer customers shall be customers of
the interim utility established to serve the
project until the County's off-site water and/or
sewer facilities are available to serve the
project.
4) It is anticipated that the County Utilities
Division will ultimately supply potable water to
meet the consumptive demand and/or receive and
treat the sewage generated by this project. Should
the County system not be in a position to supply
potable water to the project and/or receive the
project's wastewater at the time development
commences, the Developer, at his expense, will
install and operate interim water supply and
on-site treatment facilities and/or interim on-site
sewage treatment and disposal facilities adequate
to meet all requirements of the appropriate
regulatory agencies.
5) An Agreement shall be entered into between the
County and the Developer, his assigns or
successors, legally acceptable to the County, prior
to the approval of construction documents for the
proposed project, stating that:
A) The proposed water supply and on-site treat-
ment facilities and/or on-site wastewater
5-4
WlLSON· MILLER · BARTON · SOLL& PEEK. INC.
~)
C)
D)
treatment and disposal facilities,
required, are to be constructed as part of
the proposed project and must be regarded as
interim; they shall be constructed to State
and Federal standards and are to be owned,
operated and maintained by the Developer, his
assigns or successors until such time as the
County's off-site water facilities and/or
off-site sewer facilities are available to
service the project. The interim treatment
facilities shall supply services only to
those lands owned by the Developer and
approved by the County for development. The
utility facility(les) may not be expanded to
provide water and/or sewer service outside
the development boundary approved by the
County without the written consent of the
County.
Upon connection to the County's off-site
water facilities, and/or sewer facilities,
the Developer, his assigns or successors
shall abandon, dismantle and remove from the
site the interim water and/or sewage
treatment facility and discontinue use of the
water supply source, if applicable, in a
manner consistent with State of Florida
standards. All work related with this
activity shall be performed at no cost to the
County.
Connection to the County's off-site'water
and/or sewer facilities will be made by the
owners, their assigns or successors at no
cost to the County within 90 days after such
facilities become available. The cost of
connection shall include, but not be limited
to, all engineering design and preparation of
construction documents, permitting, modifica-
tion or refitting of existing sewage pumping
facilities of construction of new master
sewage pumping facilities, interconnection
with County off-site facilities, water and/or
sewer lines necessary to make the connec-
tion(s), etc.
At the time County off-site water and/or
sewer facilities are available for the
project to connect with, the following water
and/or sewer facilities shall be conveyed to
the County pursuant to appropriate County
Ordinances and Regulations in effect at the
time:
5-5
WILSON · MILLER · BARTON · SOLL& PEEK, IrlC,
E.)
1. All water and/or sewer facilities
constructed in publicly owned rights-of-
way or within utility easements required
by the County within the project limits
required to make connection with the
County's off-site water and/or sewer
facilities; or,
2. Ail water and sewer facilities required to
connect the project to the County's
off-site water and/or sewer facilities
when the on-site water and/or sewer
facilities are constructed on private
property and not required by the County to
be located within utility easements,
including but not limited to the
following:
a) Main sewage lift station and force
main interconnecting with the County
sewer facilities including all
utility easements flgcessary;
b) Water distribution facilities from
the point of connection with the
County's water facilities to the
master water meter serving the
project, including all utility
easements necessary.
The customers served on an interim basis by
the utility system constructed by the
Developer shall become customers of the
County at the time when County off-site water
and/or sewer facilities are available to
serve the project and such connection is
made. Prior to connection of the project to
the County's off-site water and/or sewer
facilities the Developer, his assigns, or
successors shall turn over to the County a
complete list of the customers served by the
interim utilities system and shall not
compete with the County for the service of
those customers. The Developer shall also
provide the County with a detailed inventory
of the facilities served within the project
and the entity which will be responsible for
the water and/or sewer service billing for
the project.
All construction plans and technical specifi-
cations related to connections to the
County's off-site water and/or sewer
5-6
W1LSON · MILLER · BARTON ·SOt. L& PEEK. INC.
facilities will be submitted to the Utilities
Division for review and approval prior to
commencement of construction.
The Developer, his assigns or successors
agree to pay all system development charges
at the time that Building Permits are
required, pursuant to appropriate County
Ordinances and Regulations in effect at the
time of Permit request. This requirement
shall be made known to all prospective buyers
of properties for which building permits will
be required prior to the start of building
construction.
The County will lease to the Developer for
operation and maintenance the water
distribution and/or sewage collection and
transmission system for the sum of $10.00 per
year, when such system ii not connected to
the off-site water and/or sewer facilities
owned and operated by the County. Terms of
the lease shall be determined upon completion
of the proposed utility construction and
prior to activation of the water supply,
treatment and distribution facilities and/or
the sewage collection, transmission and
treatment facilities. The Lease, if
require'd, shall remain in effect until the
County can provide water and/or sewer service
through its off-site facilities or until such
time that bulk rate water and/or sewer
service agreements are negotiated with the
interim utility system serving the project.
Data required under County Ordinance No. 80-112
showing the availability of sewage service, must be
submitted and approved by the Utilities Division prior
to approval of the construction documents for the
project. Submit a copy of the approved DER permits
for the sewage collection and transmission systems and
the wastewater treatment facility to be utilized, upon
receipt thereof.
5-7
WT~SON · MILLER · BARTON
If an interim on-site water supply, treatment and
transmission facility is utilized to serve the
proposed project, it must be properly sized to supply
average and peak day domestic demand, in addition to
fire flow demand at a rate approved by the appropriate
Fire Control District servicing the project area·
Construction and ownership of the water and sewer
facilities including any proposed interim water and/or
sewage treatment facilities, shall be in compliance
with all Utilities Division Standards, Policies,
Ordinances, Practices, etc. in effect at the time
construction approval is requested.
Detailed hydraulic design reports covering the water
distribution and sewage collection and transmission
systems to serve the project must be submitted with
the construction documents for the project. The
reports shall list all design assumptions, demand
rates and other factors pertinent to the system under
consideration.
Design of the on-site sewage collection and on-site
and off-site sewage transmission system shall include
a connection and sufficient system capacity to
service the existing Ambulatory Care Facility.
The on-site water distribution system to serve the
project shall be connected to the District's 12 inch
water main on lmmokalee Road, extended throughout the
project and looped back to the District's 5 and 12
inch water mains on Immokalee Road. During the design
of these facilities, the following features shall be
incorporated into the distribution system.
A)
Dead end
possible
network.
mains shall be eliminated whenever
by looping the internal pipeline
Stubs for future system interconnection with
adjacent properties shall be provided to the
west and north property lines of the project,
at locations to be mutually agreed to by the
Utilities Division and the Developer during
the design phase of the project.
The Utilities Division will not be in a position to
approve , Certificates of Occupancy for structures
within the project until on-site and off-site sewerage
5-8
030
Wt~N · M!LLER · BARTON · SOl.l.& PEEK. INC,
5.6.
5.7.
facilities and on-site ware% distribution facilities
previously stipulated have been completed, conveyed to
the District and placed into service and satisfactory
documentation has been submitted to the Utilities
Administrator verifying that adequate fire flows exist
within the project site, as specified by the Utilities
Division and/or appropriate Fire Control District.
WATER MANAGEMENT
Detailed site drainage plans shall be submitted to the
County Engineer for review. No construction permits
shall be issued unless and until approval of the
proposed construction in accordance with the submitted
plans is granted by the County Engineer.
An Excavation Permit will be required for the proposed
lakes in accordance with Collier County Ordinance No.
80-26, as amended by Ordinance No. 83-3, and as may be
amended in the future.
ENVIRONMENTAL
Petitioner shall be subject to Ordinance 75-21 [or the
tree/vegetation removal ordinance in existence at the
time of permitting], requiring the acquisition of a
tree removal permit prior to any land clearing. A
site clearing plan shall be submitted to the Natural
Resources Management Department and the Community
Development Division for their review and approval
prior to any substantial work on the site. This plan
may be submitted in phases to coincide with the
development schedule. The site clearing plan shall
clearly depict how the final site layout incorporates
retained native vegetation to the maximum extent
possible and how roads, buildings, lakes, parking
lots, and other facilities have been oriented to
accommodate this goal. Careful strategic placement of
all structures shall take into consideration the scrub
oak assemblages as well as the pine flat wood
components.
Native species shall be utilized, where available, to
the maximum extent possible in the site landscaping
design. A landscaping plan will be submitted to the
Natural Resources Management Department and the
Community Development Division for their review and
approval. This plan will depict the incorporation of
native species and their mix with other species, if
any. The goal of site landscaping shall be the
re-creation of native vegetation and habitat
5-9
W~LSON · IAILLER · BARTON · SOLL& PEE~IN~
e.*
ge
characteristics lost on the site during construction
or due to past activities.
All exotic plants, as defined in the County Code,
shall be removed during each phase of construction
from development areas, open space areas, and preserve
areas. Following site development a maintenance
program shall be implemented to prevent reinvasion of
the site by such exotic species. This plan, which
will describe control techniques and inspection
intervals, shall be filed with and approved by the
Natural Resources Management Department and the
Community Development Division.
If during the course of site clearing, excavation, or
other constructional activities, an archaeological or
historical site, artifact, or other indicator is
discovered, all development at that location shall be
immediately stopped and the Natural Resources
Mangement Department notified. Development will be
suspended for a sufficient length of time to enable
the Natural Resources Management Department or a
designated consultant to assess the find and determine
the proper course of action in regard to its
salvageability. The Natural Resources Management
Department will respond to any such notification in a
timely and efficient manner so as to provide only a
minimal interruption to any constructional activities.
The petitioner shall be responsible to provide a
survey for the presence and distribution of protected
species; i.e. survey shall be subject to the review
and approval of NRMD. Retention or relocation of
these species, as listed by the Florida Game and Fresh
Water Fish Commisssion's publication "Official Lists
of Endangered and Potentially Endangered Fauna and
Flora in Florida" that is current at the time of land
clearing, shall satisfy all State and Federal (U.S.
Fish and Wildlife Service) guidelines concerning these
species.
Where applicable because of development, components of
plant communities, such as oak (Quercus spp.) trees
shall be transplanted as landscape components within
the project whenever practical and possible.
All proposed wetland mangrove preserve areas shall be
flagged by the petitioner prior to construction in
5-10
Wlt.$ON · MILLER · ~U~TON · SOIL&PEEK. INC.
adjacent areas. The limits of this area shall be
subject to review and approval of NRMD.
h. The lakes shall' be kept to a minimum size necessary
for storm water management purposes. Final water
management plans shall incorporate, where permittable,
the reserve in water quality treatment prior to
discharge into the Cocohatchee.
i. The Natural Resource Management Department shall
review and approve the final project design and
special consideration shall be given to the protection
of Natural Resources Cocohatchee River corridor.
ln/5/4/88
5-11
WK.SON · MILLER · BARTON · $OLL& PEEK. INC,
ATTACHMENT 1
COLLIER HEALTH CENTER
ZONE 'A' SITE DEVELOPMENT
The present plan of site development for the COLLIER HEALTH
CENTER, Zone 'A', will take place in three phases as indicated
below
R''Z-162)(Refer to Exhibit 'B', Iljustrative Plan, WMBS&P File
No.
It shall be understood that the program identified
below has been provided for informational purposes in preparation
of impact assessment of the proposed project. This program is
non-binding and subject to change as future health care needs are
identified.
PHASE I
A single story psychiatric institute structure, with an estimated
60 beds and approximately 48,000 square feet is planned to be
constructed in this phase. Parking shall include an estimated
100 spaces for staff and visitors located on the west side of the
building adjacent to the main entry and administrative areas.
The estimated construction period associated with Phase I is from
1991 to 1992.
PHASE II
A combination one and three story assisted living facility of
approximately 100,000 square feet is planned to be constructed in
this phase. This 282 bed facility will include a health center,
leisure living units and apartments. Separate villas will
provide an estimated 18 additional units and approximately 22,000
square feet. Parking shall include an estimated 141 spaces for
staff, residents and visitors on the east side of the main
structure adjacent to the main entry. An estimated 36 additional
spaces are provided for the villa residents.
The estimated construction period associated with Phase II is
from 1991 to 1997.
WILSON · MILLER · EUURTON · SOLt.& PEEK. INC.
PHASE
A two story medical office building of approximately 56,000
square feet and a one to two story retail sales building of
approximately 25,000 square feet is planned to be constructed in
this phase. An estimated total of 367 parking spaces shall be
utilized by both of these buildings.
The estimated construction period associated with Phase III is
from 1991 to 1997.
ESTIHATED SUI~',ARY
APPROXI~ATE APP~OXII'~ATE
TOTAL TOTAL
PHASE STRUCTURE AREA PARKING SPACES
Phase I 48,000 square feet 100 cars
Phase II 122,000 square feet 177 cars
Phase II! 81,000 square feet 367 cars
030 325
W;LSON · 141LLER · BARTON · ~OLL& PEEK. INC.
ATTACHMENT 2
COLLIER HEALTH CENTER
ZONE 'B' SITE DEVELOPMENT
The present plan of site development for the COLLIER HEALTH
CENTER, Zone 'B', will take place in four phases as indicated
below. (Refer to Exhibit 'B', Iljustrative Plan, WMBS&P File No.
RZ-162). It shall be understood that the program identified
below has been provided for informational purposes in preparation
of impact assessment of the proposed project. This program is
non-binding and subject to change as future health care needs are
identified.
PHASE
A single story hospital structure of approximately 71,200 square
feet is planned to be constructed in this phase. The building
shall be located on an engineered foundation and shall have areas
which will be developed into future below structure parking. All
access to the building shall be grade level and in the general
configuration shown on the Iljustrative Plan attached. Parking
shall include an estimated 100 spaces on the west side adjacent
to the main entry for visitor parking, approximately 50 spaces on
the south side for employee parking and approximately 25 spaces
adjacent to staff parking for medical staff parking. These
spaces shall be card gate controlled. In addition, approximately
20 spaces shall be provided adjacent to the emergency room for
emergency patients and out patients.
The estimated construction period associated with Phase I is from
1988 to 1990.
PHASE ii*
Two new structures housing clinical out and in patient functions
are planned to be added during this phase creating approximately
36,000 new square footage. In addition, the main hospital plans
to add approximately 15,000 square feet to the ground floor level
and an estimated 34,000 square feet to a second story level
increasing the bed count to approximately 100. This addition
will add approximately 50 new beds and expand the hospitals
ancillary service base.
W1LSON · MILLER · BARTON · $OLL&PEEK. INC.
ParKing will be increased in this phase to include an estimated
100 additional cars for hospital parking. Medical staff parking
will increase by approximately 15 cars and the out patient
parking adjacent to the new clinical out patient buildings will
be provided with.an estimated 50 additional parking spaces.
The estimated construction period associated with Phase II is
from 1990 to 1995.
PHASE Ill*
Two additional floors, approximately 34,000 square feet, are
planned to be added to the main hospital on the North and East
portion providing the facility with approximately 200 total beds
and additional ancillary space to support the beds. Parking to
support this phase of development will have been provided under
Phases I and II.
The estimated construction period associated with Phase III is
from 1995 to 1997.
PHASE IV
One new structure is planned to be constructed of approximately
252,000 square feet to house medical and clinical functions which
are primarily out patient in nature, along with a parking
structure for approximately 240 cars. Parking for the Hospital
will increase by an estimated 100 cars and parking for the Out
Patient addition will add an estimated 420 additional cars.
Approximately 240 cars of the 420 will be located in the first
two floors of the new structure.
The estimated construction period associated with Phase IV is
from 1995 to 2000.
ESTIMATED SUMMARY
PHASE
APPROXIMATE
TOTAL
STRUCTURE AREA
APPROXIMATE
TOTAL
PARKING SPACES
Phase I 71,200 square feet 195 cars
Phase II 85,000 square feet 165 cars
Phase III 34,000 square feet 0 cars
Phase IV 252,000 square feet 520 cars
* Phase l! and III may be combined if the situation warrants.
ATTACHMENT 3
COLLIER HEALTH CENTER
STATEMENT OF UNIFIED CONTROL
It is the intent of Naples Community Hospital, Inc. ~nd Collier
Development Corporation to establish and develop a planned unit of
development on approximately 61 acres of property located in
Collier County, Florida, which is bordered by the Cocohatchee
River to the north, a FP&L easement line to the west and S.R. 846
(Immokalee Road) to the south. This statement represents a
binding joint agreement of unified control between Naples
Community Hospital, Inc. and Collier Development Corporation for
the purpose of proceeding with the rezoning and development of the
project known as Collier Health Center. Development of the
Collier Health Center will occur in accordance with the submitted
planned unit of development regulations and any conditions thereof
appro~ith the rezone petition as described and agreed to
w~in/,~he UD document.
N'aples C6m~u~'~ty Hospital, Inc.
William G. Crone, President
Witness ~
Coll ie~Development Corp.
Clifford B. 8arksdale,
Vice President.
Witness
Witness
SECTION/22
S22/8704-01
030 ~,~,: 330 '
] }{
I I~
STATE OF FLORIDA )
COUNTY OF COLLIER )
I, JAMES C. GILES, Clerk of Courts tn and for the
Twentieth Judicial Circuit, Collier county, Florida, do
hereby certify that the foregoing ts a true copy of:
Ordinance No. 88-40
which was adopted by the Board of County Commissioners on the
26th day of April, 1988, during Regular Session.
WITNESS my hand and the official seal of the Board of
County Commissioners of Collier County, Florida, this 5th
day of May, 1988,
JAMES C. GILES ..
Clerk of Courts and C1%rk
Ex-officio to Board,o.f.
County Commissioners..t
By: Virginia Magri '" .. .. .,
Deputy Clerk