Ordinance 2000-040ORDINANCE NO. 2000- 4 0
AN ORDINANCE AMENDING ORDINANCE NUMBER
91-102, THE COLLIER COUNTY LAND DEVELOPMENT
CODE WHICH INCLUDES THE COMPREHENSIVE ZONING
REGULATIONS FOR THE UNINCORPORATED AREA OF
COLLIER COUNTY, FLORIDA: BY AMENDING THE
OFFICIAL ZONING ATLAS MAP NUMBER 8626N; BY
CHANGING THE ZONING CLASSIFICATION OF THE
HEREIN DESCRIBED REAL PROPERTY FROM "A" RURAL
AGRICULTURE TO "PUD" PLANNED UNIT DEVELOPMENT
KNOWN AS NORTHSIDE MEDICAL PLAZA LOCATED
SOUTH OF COUNTY ROAD NO. 846 KNOWN AS
IMMOKALEE ROAD, SOUTH OF THE VETERAN'S PARK
PUD IN SECTION 26, TOWNSHIP 48 SOUTH, RANGE 25
EAST, COLLIER COUNTY, FLORIDA, CONSISTING OF 3.79
ACRES; AND BY PROVIDING AN EFFECTIVE DATE.
WHEREAS, Karen Bishop of Project Management Services, Inc., representing Kenneth
W. Richman, 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~$ectix3n 2~6,
Township 48 South, Range 25 East, Collier County, Florida, is changed fr~'~*'A~'~Ruva~
Agriculture to "P~" Pla~ed Unit Development in accordance with the No~e ~edical
Plea P~ Document, aRached hereto as Exhibit "A" and inco~orated by reference herein. The
Official Zoning Atlas Map numbered 8626N, as described in Ordinance Number 91-102, the
Collier County Land Development Code, is hereby amended accordingly.
SECTION TWO:
This Ordinance shall become effective upon filing with the Department of State.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida, this /~ day of .~c,cA~ ., 2000.
.ATTESt:."
¢ . ~. . , ' - '. :'
:' '" DWI~gHT E. LBt~OCK, Cl~rk
',,,., 'Approved as to Fo~
~d Legal Sufficiency
'M~r~ ~e-M. Student-
Assistant County Attorney
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLO. RI~DA
TI~ J.CON~NT1N~, CHAIRMAN
This ordinance filed with the
Secretary of State's Office the
[O~ day of ~tM_, ~
and acknowledgement of that
filing received this oTi day
G/admin/PUD-2000-01/CB/ts
2
Northside Medical Plaza
A
Planned Unit Development
Regulations and supporting master plan governing the Northside Medical Plaza PUD, a planned
unit development pursuant to provisions of the Collier County Land Development Code
Prepared for:
Kenneth W. Richman, Trustee
2640 Golden Gate Parkway
Naples, FL 34105
Prepared by:
Planning Solutions, Inc.
Tim Hancock, AICP
5100 Tamiami Trail North
Suite 158
Naples, FL 34103
941.403.0223
DATE REVIEWED BY CCPC:
DATE APPROVED BY BCC:
ORDINANCE NUMBER:
AMENDMENTS AND REPEAL:
EXHIBIT "A"
TABLE OF CONTENTS
Page
List of Exhibits and Tables
Statement of Compliance & Short Title
Section I Legal description, property ownership and general description.
Section II
Project Development.
Section III
Commercial areas plan.
Section IV General development commitments.
LIST OF EXHIBITS AND TABLES
EXHIBIT 1:
EXHIBIT 2:
EXHIBIT 3:
EXHIBIT 4:
EXHIBIT 5:
Location Map
Zoning Map
Conceptual Water Management Plan
PUD Master Plan
¼ Mile radius exhibit
STATEMENT OF COMPLIANCE AND SHORT TITLE
The Northside Medical Plaza Planned Unit Development (PUD) consists of +/- 3.79 acres of land
situated adjacent to Veterans Drive, approximately 650' South of Immokalee Road in Collier
County, Florida.
The development of this Project will be in compliance with the planning goals and objectives of
Collier County as set for the in the Growth Management Plan. This compliance includes:
1. The project is within ¼ mile (1320') of an existing hospital as measured from the "nearest
tract that the hospital is located on or approved for, to the Project boundaries of the
support medical facilities." By virtue of it's location and subsequent qualification for
support medical use facilities, the subject property is deemed consistent with and in
compliance with Goal 1 and Objective I of the Future Land Use Element of the Collier
County Growth Management Plan.
The Project is consistent with surrounding uses and zoning which includes medical office
to the North, emergency services to the West, a community park to the South and a
public right-of-way to the East with a well-buffered residential community beyond the road
right-of-way.
3. The Project will be served by and approved by Collier County Utilities.
4. The Project, as proposed, is compatible with adjacent land uses and includes adequate
buffering where dissimilar land uses are located adjacent to each other.
5. All final local development orders for this Project are subject to the Collier County
Adequate Public Facilities Ordinance.
The project is planned to incorporate natural systems for water management in
accordance with their natural functions and capabilities as may be required by Objective
1.5 of the Drainage Sub-Element of the Public Facilities Element.
SHORT TITLE
This Ordinance shall be known and cited as the "Northside Medical Plaza Planned Unit
Development Ordinance."
1.1
1.2
1.3
1.4
1.5
SECTION I
PROPERTY OWNERSHIP AND DESCRIPTION
PURPOSE
The purpose of this Section is to set forth the location and ownership of the property, and to
describe the existing conditions of the property to be developed under the Project name of
"Northside Medical Plaza."
LEGAL DESCRIPTION
The subject property being +/-3.79 acres, is described as:
The East Y2 of the East Y= of the Northwest ¼ of the Northwest ¼ lying South of Horse Creek,
less the East 73 feet, Section 26, Township 48 South, Range 25 East, Collier County, Florida.
PROPERTY OWNERSHIP
The subject property is currently under the ownership of:
Kenneth Richman, Trustee
2640 Golden Gate Parkway, Suite 206
Naples, FL 34105
GENREAL DESCRIPTION OF PROPERTYAREA
ao
The Project site is located in Section 26 Township 48 South Range 25 East,
Collier County, Florida.
The zoning classification of the subject property prior to the date of this approved
PUD Document was (A) Agriculture.
PROJECT DESCRIPTION
The Project will consist of +/- 3.79 acres of land, mostly upland and developable. Consistent
with the permitted uses stated in Section II of this document, the land uses would be limited
to medical and medical related uses. Primary access to the site will be through a maximum
of two entrances on Veterans Park Drive. The Project will consist of approximately 38,000
square feet of medical uses and medical office space. The exact amount of leasable space
will be a function of parking requirements and open space requirements.
SECTION II
2.1
2.2
2.3
PROJECT DEVELOPMENT
PURPOSE
The purpose of this Section is to delineate and generally describe the Project plan of
development, relationships to applicable County ordinances, the respective land uses of the
tracts included in the Project, as well as other Project relationships.
GENERAL
bo
Regulations for development of Northside Medical Plaza shall be in accordance
with the contents of this document, PUD-Planned Unit Development Distdct and
other applicable sections and parts of the Collier County Land Development
Code and Growth Management Plan in effect at the time of building permit
application. Where these regulations fail to provide developmental standards,
then the provisions of the most similar district in the County Land Development
Code shall apply.
Unless otherwise noted, the definitions of all terms shall be the same as the
definitions set forth in Collier County Land Development Code in effect at the
time of building permit application.
All conditions imposed and all graphic material presented depicting restrictions
for the development of Northside Medical Plaza shall become part of the
regulations, which govern the manner in which the PUD site may be developed.
Unless modified, waived or excepted by this PUD the provisions of other sections
of the Land Development Code, where applicable, remain in full forca and effect
with respect to the development of the land, which comprises this PUD.
Development permitted by the approval of this Petition will be subject to a
concurrency review under the provisions of Division 3.15, Adequate Public
Facilities, of the Land Development Code at the earliest or next to occur of either
final site development plan approval, final plat approval, or building permit
issuance applicable to this Development.
DESCRIPTION OF PROJECT PLAN AND PROPOSEDLAND USES
The project Master Plan, including layout of streets and use of land for the
various tracts, is iljustrated graphically by Exhibit "4," PUD Master Plan.
COMMERCIAL AREAS
2.65 acres
COMMON AREAS
0.57 acres
WATER MANAGEMENT
0.57 acres
Total: 3.79 acres
2.4
RELATED PROJECT PLAN APPROVAL REQUIREMENTS
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do
Prior to the recording of a Record Plat, and/or Condominium Plat for all or part of
the PUD, final plans of all required improvements shall receive approval of the
appropriate Collier County governmental agency to ensure compliance with the
PUD Master Plan, the Collier County Subdivision Code and the platting laws of
the State of Florida.
Exhibit" 4," PUD Master Plan constitutes the required PUD Development Plan.
Subsequent to or concurrent with PUD approval, a Preliminary Subdivision Plat,
if applicable shall be submitted for the entire area covered by the PUD Master
Plan. Any division of property and the development of the land shall be in
compliance with Division 3.2 of the Collier County Land Development Code, and
the platting laws of the State of Florida.
The provisions of Division 3.3 of the Collier County Land Development Code,
when applicable, shall apply to the development of all platted tracts, or parcels of
land as provided in said Division prior to the issuance of a building permit or
other development order.
Appropriate instruments will be provided at the time of infrastructure
improvements regarding any dedications and method for providing perpetual
maintenance of common facilities.
2.5
2.6
AMENDMENTS TO PUD DOCUMENT OF PUD MASTER PLAN
Amendments may be made to the PUD as provided in the Collier County Land Development
Code, Section 2.7.3.5.
ASSOCIATION OF PROPERTY OWNERS FOR COMMON AREA MAINTENANCE
Whenever the Developer elects to create land area and / or recreation amenities whose
ownership and maintenance responsibility is a common interest to all of the subsequent
purchasers of property within said Development in which the common interest is located, that
Developer entity shall provide appropriate legal instruments for the establishment of a
Property Owner's Association whose function shall include provisions for the perpetual care
and maintenance of all common facilities and open space subject further to the provisions of
the Collier County Land Development Code, Section 2.2.20.3.8.
SECTION III
COMMERCIAL AREAS PLAN
3.1 PURPOSE
The purpose of this Section is to identify the type of Commercial Uses and development
standards that will be applied to the areas so designated on Exhibit "4," as Tracts labeled
3.2 DEVELOPMENT EMPHASIS
The project, as proposed, will contain approximately 38,000 square feet of medical and
medical related uses on site.
3.3 USES PERMITTED
1. Support Medical facilities such as physician's offices, medical clinics, treatment, research
and rehabilitative centers, health services, pharmacies and other medical related uses
deemed consistent with the foregoing by the Development Services Director or his
designee.
2. Essential services as defined by Section 2.6.9 of the Land Development Code.
3.4 DEVELOPMENT STANDARDS
a. Minimum Lot Area: 20,000 square feet.
b. Minimum lot width: 100 feet.
Minimum Yard requirement:
1. Front Yard:
2. Rear Yard:
3. Side Yard:
4. Minimum yard from all other uses including right-of-way:
25 feet.
15 feet.
15 feet.
25 feet.
d. Maximum height:
3 stories above grade.
e. Minimum floor area: 1000 square feet gross floor area on the ground floor.
Minimum off street parking and off street loading: As required in Division 2.3 of
the Collier County Land Development Code.
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Landscaping: As required in Division 2.4 of the Collier County Land
Development Code.
Lighting: The maximum height of lights for parking areas will be 25 feet. Lights
for pedestrian areas shall not exceed 13 feet in height. Lighting shall be located
so that no light is aimed directly toward a property designated residential, nor
shall lighting be located within 200 feet of residential property.
Signs: Project signage will comply with Division 2.5 of the Collier County Land
Development Code.
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Architectural and site design standards. All commercial buildings and projects
shall be subject to the provisions of Division 2.8 of the Land Development Code.
Off site removal of earthen material: The excavation and stockpiling of earthen
material in preparation of water management facilities or to otherwise develop
water bodies is hereby permitted. If a surplus of earthen material exists then its
off site disposal is also hereby permitted subject to the following conditions:
1. Excavation activities shall comply with the definition of a "development
excavation" pursuant to Division 3.5 of the Land Development Code
whereby off-site removal shall be limited to 10% of the total up to a
maximum of 20,000 cubic yards.
2. All other provisions of said Division 3.5 are applicable.
SECTION IV
DEVELOPMENT COMMITMENTS
4.1 PURPOSE
The purpose of this Section is to set forth the development commitments for the
development of the Project.
4.2 GENERAL
All facilities shall be constructed in strict accordance with Final Site Development Plans,
Final Subdivision Plans, and all applicable State and local laws, codes, and regulations
applicable to this PUD. Except where specifically noted or stated otherwise, the
standards and specifications of Division 3.2 of the Land Development Code shall apply to
this project even if the land within the PUD is not to be platted. The Developer, his
successors, and assigns, shall be responsible for the commitments outlined in this
document.
The Developer, his successors or assigns, shall follow the Master Plan and the
regulations of the PUD, as adopted, and any other conditions or modifications as may be
agreed to in the rezoning of the property. In addition, any successor or assignee in title is
subject to the commitments within this document.
4.3 PUD MASTER PLAN
Exhibit "4," PUD Master Plan iljustrates the proposed Development and is
conceptual in nature. Proposed tract, lot or land use boundaries or special land
use boundaries shall not be construed to be final and may b varied at any
subsequent approval phase, such as final platting or site development plan
application. Subject to the provisions of Section 2.7.3.5 of the Land
Development Code, amendments may be made from time to time.
All necessary easements, dedications, or other instruments shall be granted to
ensure the continued operation and maintenance of all service utilities and all
common areas in the Project.
4.4 SCHEDULE OF DEVELOPMENT / MONITORING REPORT AND SUNSET PROVISION
This Project shall be subject to the Sunset Provisions of Section 2.7.3.4 of the
Land Development Code.
Common areas including areas devoted to water management will be dedicated
to a common property owners' association, if applicable, for purposes of
maintenance and care.
An annual monitoring report shall be submitted pursuant to Section 2.7.3.6 of the
Collier County Land Development Code.
4.5
SUBSTITUTION TO DESIGN STANDARDS FOR SUBDIVISION
PRACTICE/REGULATIONS
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Section 3.2.8.4.16.5 of the Land Development Code - Street ROW:
Roads within the project will be designed and built as private roads with
no maintenance responsibility by Collier County. These roads shall have
a ROW width of 50 feet. Pavement width shall be a minimum of 24 feet
for two-way traffic.
4.6
Section 3.5.7.1.1 of the Land Development Code - Internal roads that run
parallel to water management lakes or detention areas shall be located a
minimum of 20 feet from the top of bank or control elevation, whichever
is greater.
Section 3.2.8.3.17 of the Land Development Code - In the event that
multiple lots are developed, sidewalks will be provided on one side of
any internal roadways (not including parking aisles) in order to provide
pedestrian access.
TRANSPORTATION
Road Impact Fees shall be paid in accordance with Ordinance 92-22, as
amended, and shall be paid at the time building permits are issued unless
otherwise approved by the Board of Commissioners.
4.7
4.8
4.9
4.10
WATER MANAGEMENT
ao
In accordance with the Rules of the South Florida Water Management District
SFWMD), Chapters 40E-4and 40E-40, this Project shall be designed for a storm
event of 3-day duration and 25-year return frequency.
UTILITIES
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County water service is available through a water main located along Immokalee
Road. The Developer is responsible to tap the main to provide both potable
water and fire fighting capability to the site.
County sewer service is available through a force main located along Immokalee
Road. The Developer is responsible for providing the .necessary connections to
supply the site with County sewer service.
All facilities extended to the site and which lie in platted rights of way shall be
owned and maintained by the Collier County Water/Sewer District. The facilities,
whether owned by the District or privately owned, shall be reviewed and installed
in accordance with the requirements of Collier County Ordinance No 97-17 and
all federal, state and other existing rules and regulations.
ENGINEERING
If the property is subdivided into two or more parcels, a plat shall be required.
Work within Collier County rights-of-way shall meet the requirements of Collier
County Right-Of Way Ordinance No. 93-64.
ENVIRONMENTAL
An appropriate portion of the native vegetation shall be retained on site as
required in Section 3.9.5.5.4 of the Collier County Land Development Code.
An exotic vegetation, monitoring, and maintenance (exotic-free) plan for the site,
with emphasis on areas of retained native vegetation, shall be submitted to
Current Planning Environmental Staff for review and approval prior to final site
plan / construction plan approval
4.11
LANDSCAPING FOR OFF-STREET AREAS
All landscaping for off-street parking areas shall be in accordance with the Division 2.4 of
the Collier County Land Development Code in effect at the time of building permit
application.
BONITA BEACH ROAO
Exhibit 1 - Location Map
N
Not to Scale
LEGEND _,
% project
Direct;on =
WIGGINS PAS.<
ROAD
ROJECT
15%I 30% 50% 50~ 25%
US 41
IMMOKALEE ROAD
o
Q~
0
1--75
VANDERBILT BEACH ROA£
PINE RIDGE.,ROAD
TRAFFIC DISTRIBUTION ON
ROADWAY NETWORK
Prepared For:
PMS, In~ or Ntp!~
Scale:
N.T.$.
Date:
10/27/98
Project Number:.
80072
Acod Numbre':
Exhibit 2 - Zoning Map
Veteran's Medic
PUD - Ord. 96-2
Veteran's
Center PUD
Oral. 97-80
'"' Zoned "A"
.~ 3.76 acres
,Collier County Veterans
Community Park
Ueld Je}selR Qnd - t~ ~,!q!qx~l
STATE OF FLORIDA)
COUNTY OF COLLIER)
I, DWIGHT E. BROCK, Clerk of Courts in and for the
Twentieth Judicial Circuit, Collier County, Florida, do hereby
certify that the foregoing is a true copy of:
ORDINANCE NO. 2000-40 '~ ~
Which was adopted by the Board of County Commissi~O~r~--on~
the 13th day of June 2000 during Regular Session. ~o~ ~o
WITNESS my hand and the official seal of the Boa~of~ ~
County Commissioners of Collier County, Florida this ~h c~
, ~ay
of June, 2000.
DWIGHT E. BROCK .'' ~
Clerk of Courts. and Clerk ,~'.~ ....
Ex-officio to Boa~d'l'of ?'-~'~; .
County Commissidh~rs ..
By:Karen Schoch~..~ .. ..... Deputy Clerk,.'