HomeMy WebLinkAboutOrdinance - City Council - Regular - 3993 - 9/5/2023ORDINANCE NO. 3993
AN ORDINANCE
To Be Entitled:
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
FORT MYERS, FLORIDA, APPROVING A PLANNED UNIT
DEVELOPMENT TO BE KNOWN AS THE 4453
CHALLENGER BOULEVARD PLANNED UNIT
DEVELOPMENT LOCATED IN SECTIONS 32 AND 33,
TOWNSHIP 44 SOUTH, RANGE 24 EAST, LEE COUNTY,
FLORIDA; PROVIDING FOR SEVERABILITY, AND
PROVIDING FOR AN EFFECTIVE DATE.
NOW, THEREFORE, BE IT ENACTED BY THE CITY COUNCIL OF
THE CITY OF FORT MYERS, FLORIDA, that:
SECTION 1. Lee Memorial Health System owner of record, is
requesting approval for a planned unit development (PUD) on a parcel of
land located at 4453 Challenger Boulevard comprising of 52.12 acres,
more or less, rezoning the property from Commercial General (CG) to the
4453 Challenger Boulevard Unit Development, hereby incorporated and
attached.
SECTION 2. The Planning Board, sitting as the Local
Planning Agency of the City of Fort Myers, considered the request to rezone
4453 Challenger Boulevard from Commercial General (CG) to Planned Unit
Development (PUD) at a public hearing on July 12, 2023, and made a
recommendation of approval to the City Council after considering all
written and oral testimony provided during the public hearing; and
ORDINANCE NO. 3993
SECTION 3. The parcel of land to be known as the 4453
Challenger Boulevard Planned Unit Development (PUD), is described in
Exhibit A.
SECTION 4. The warrants from the Land Development Code
for the 4453 Challenger Boulevard Planned Unit Development are as
follows:
1. Section 118.4.2.A.1.c. Winkler Avenue. Signage standards. Size of
signs: A wall or monument sign shall be no greater in size than
five percent of the linear frontage; if two or more streets are
involved, the street deemed the "frontage/entrance" shall apply for
measuring the five percent limit. Monument signs shall not exceed
eight feet in height.
Deviation: Allow a one (1) monument sign with a maximum
height of 25 feet at the corner of Winkle Avenue and Challenger
Boulevard and one (1) monument sign with a maximum height of
15 feet along Winkle Avenue.
2. Section 118.4.2.A.2. Winkler Avenue. Special setback. The
minimum setback for buildings and structures shall be 80 feet. A
maximum of two rows (one double-loaded aisle) of parking may be
located in the front yard (setback), if desired. When parking is
located within this front yard setback, a screening wall or fence of
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ORDINANCE NO. 3993
solid construction at three and one-half feet in height shall be
required. This decorative screening wall is not to be one solid
expanse of wall. The intent is to provide a direct proportion of wall
segments to open space therefore, the wall segments/open space
segments shall be a minimum length of 30-foot intervals, up to a
maximum length of 60-foot intervals. The open space shall be
landscaped with earth berms, shade trees and shrubs. A double
row of shrubs planted at staggered spacing and meeting the
requirements of subsection 138-42(d) shall be located in front of
the wall segments. The screening wall shall be located 20 feet from
the property line and at least 25 feet from intersections with
driveways and other streets (See subsection 134.2.21).
Deviation: Allow a minimum building setback of 35-feet if no
parking is between the building and Winkler Avenue.
3. Section 126-20(2)b.1(b). Commercial General (CG), Commercial
Intensive (CI) and all Industrial districts. Businesses located in
commercial centers. Freestanding signs. An additional freestanding
sign with a maximum sign area of 125 square feet shall be allowed
for each additional frontage on a publicly dedicated right-of-way
adjacent to the property.
Deviation: Allow four (4) additional signs along Challenger
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ORDINANCE NO. 3993
Boulevard and two (2) additional signs along Winkler Avenue.
4. Section 126-20(2)b.2(b). Signs in Commercial General (CG),
Commercial Intensive (CI) and all Industrial districts. Businesses
located in commercial centers. Building signs. Each business
(current tenant) shall be allowed building signs with a maximum
sign area of 125 square feet on each additional facade facing a
dedicated public right-of-way that is adjacent to the property. The
allocation for each side may not be combined or credited to another
side if unused.
Deviation: The medical office buildings within the hospital tract
may have a maximum 150 square foot sign on three (3) façades in
addition to the primary signage allowed by right, the facades are not
required to front on a right-of-way if internal to the development.
Buildings within the C/O/M tracts may have a maximum 125
square foot sign on non-street facing facades.
5. Section 126-20(4)c.1. Use specific signs in non-residential
districts. Hospital signs. Building signs. There may be one building
sign on each building with a maximum sign area of 250 square feet.
There may be additional building signs each with a maximum sign
area of 72 square feet to identify the location of designated services
such as emergency, outpatient, etc.
4
ORDINANCE NO. 3993
Deviation: Allow one hospital building sign at 350 square feet
and two (2) additional building signs at 150 square feet each.
Building identification signs (maximum 72 square feet) are allowed
throughout the PUD to distinguish destinations within the campus.
6. Section 126-20(4)c.3. Use specific signs in non-residential
districts. Hospital signs. Directional signs. There may be directional
signs located throughout the campus area for the orderly flow of
vehicular traffic, which may display the logo or name of the hospital,
as well as arrows or similar symbols and names of designated
services, such as emergency, outpatient, etc., for the purpose of
directing vehicular or pedestrian traffic with a maximum sign area
of 18 square feet and six (6) feet in height.
Deviation: Allow the directional signs within the hospital campus
to include non-hospital uses on the “C/O/M” parcels.
7. Section 134.2.15.I.1. Access points/connection separation. The
maximum number of driveways allowed from one property along
each street frontage shall be two.
Deviation: Allow four (4) driveways along Challenger Boulevard.
8. Section 138-41(a)(3) Landscaping. When required. A minimum
eight-foot wide (8′) curbed landscaped island or peninsula shall be
required for a maximum of every one hundred linear feet (100 LF)
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ORDINANCE NO. 3993
of parking area. The minimum eight-foot width (8′) shall be
measured between inside edges of curbs. There shall be a
minimum of one (1) tree and ten (10) shrubs for every two hundred
square feet (200 SF) of parking islands, peninsulas, and medians.
All parking spaces must be located within a one-hundred-foot
radius (100′R) of a circle drawn from the center of a tree that is
planted in a pervious island, peninsula, or median. The island or
peninsula must be expanded to accommodate all required
plantings where fire hydrants or other above ground structures
and appurtenances are co-located in the area.
Deviation: Allow a limited area between the Central Energy
Plant and the rear loading area of the hospital to have parking
spaces that are not located within a 100-foot radius of a tree planted
in a pervious island, peninsula, or median.
9. Section 138-41(c)(1). Landscaping. When required. Building
perimeter planting. All professional, commercial, and
industrial/warehouse developments. Ten percent (10%) minimum
of the proposed building gross first floor area must be provided for
the building perimeter planting area.
Deviation: Allow perimeter planting areas equal to or greater
than eight percent (8%) of the gross building floor area. No
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ORDINANCE NO. 3993
perimeter planning will be required for the Central Energy Plant
building.
10. Section 138-41(c)(2) Landscaping. When required. Building
perimeter planting. All large development commercial centers, ten
acres (10 acres) or larger. Five percent (5%) of the total vehicular
use area must be developed as an enlarged planting area within
the front of the building, and be in addition to the required
building perimeter and parking planting areas. It is not a
requirement that this area abut the front of the building, but must
be in general proximity to the front of the building.
Deviation: Allow the pond area along with planting surrounding
the pond in front of the hospital tract to count toward satisfying the
requirement area.
11. Section 138-41(e)(2) Landscaping. When required. General tree
requirements. Commercial developments must provide one (1) tree
per three thousand five hundred square feet (3,500 SF) of
development area.
Deviation: Allow a minimum of one (1) tree per 6,000 square
feet of development area on non-C/O/M tracts.
12. Section 138-42(c) Plant material standards. Trees and palms. Trees
must be a minimum of ten feet in height (10'H) at time of
7
ORDINANCE NO. 3993
installation, have a two-inch caliper (2″CAL) measured at breast
height (DBH), and a four-foot wide-spread (4′S). Palms must have
a minimum of ten-foot clear trunk (10′CT) at time of planting.
Trees adjacent to walkways, bike paths and rights-of-way shall
have a minimum of eight feet of clear trunk after planting. Trees
having an average mature spread or crown less than a twenty-foot
spread (20′S) at maturity may be substituted by grouping the
appropriate amount of the same species, so as to create the
equivalent of a minimum twenty-foot spread (20′S) in the in the
combined grouping of trees. Trees adjacent to walk and bikeways
must be maintained with a minimum of eight feet of clear trunk
(8′CT). These requirements shall not supersede those for street
trees listed in section 138-72.
Deviation: Allow the caliper measurement at six (6) inches
above the ground in accordance with the Florida Grades and
Standards for Nursery Stock published by the Florida Department
of Agriculture and Consumer Services (FDACS).
SECTION 5.The terms and conditions for the planned unit
development are as follows:
1. This Planned Unit Development (PUD) known as the 4453
Challenger Boulevard PUD is for the construction of a hospital
8
ORDINANCE NO. 3993
campus with a maximum of 650 beds (acute care, specialty,
ambulatory surgery, skilled nursing, etc.), 330,000 square feet of
medical office and outpatient services, and 222,000 square feet of
training and wellness services, office and/or commercial uses, 125
hotel rooms, 100 dwelling units, a central energy plant, and a
helipad. The maximum height shall be 140 feet for the hospital and
100 feet for the parking structures, all outbuildings shall be limited
to 85 feet in height.
2. Signs identified as Z1 and Z2 on the sign plans may only be
installed on the top floor of a multi-story building.
3. The 4453 Challenger Boulevard PUD shall be developed in
accordance with the site plans, landscape plans, and sign package
prepared by Johnson Engineering, Inc., with a revision date of
August 2023, as contained in Exhibit B and on file in the City
Clerk’s Office, set forth in this ordinance shall be binding on the
Developer, its successors or assigns.
4. Except where specified in the above deviations, all
requirements/standards of the Land Development Code shall be
met upon development and permitting.
9
ORDINANCE NO. 3993
5. The Planned Unit Development (PUD) shall be in effect for ten (10)
years from the date of this approval. Vertical construction of
principal structure(s) must commence prior to ten (10) years from
the date of this approval and to vest approval of the PUD per Land
Development Code Section 98.3.10. Upon expiration or voiding of
the PUD, the property will revert to its current zoning district.
SECTION 6. Failure to comply with the terms and
conditions of the Planned Unit Development will result in the cancellation
of the development approval and the Planned Unit Development approval
shall become void and the Commercial General (CG) Zoning District shall
be applied. The applicant shall be notified in writing of the date of the
public meeting to be held by City Council and be given an opportunity to
respond at the public meeting.
SECTION 7. A notice of public hearing was published in a
newspaper of general circulation in accordance with the law.
SECTION 8. Severability. If for any reason any provision,
paragraph, word, section or article of this ordinance is invalidated by any
court of competent jurisdiction, the remaining provisions, paragraphs,
words, sections and chapters shall not be affected and shall continue in
full force and effect.
10
ORDINANCE NO. 3993
PASSED IN PUBLIC SESSION of the City Council of the City
of Fort Myers, Florida, on September 5, 2023.
·-
Terolyn P. Watson
Fred Burson
J ~ --------
Da~ Bonk
Councilpersons
APPROVED on September 5, 2023.
Kevin B. Anderson
Mayor
FILED in the Office of the City Clerk September 5, 2023.
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: City Clerk. .. '... 0-<><>-•• ..
ORDINANCE NO. 3993
Exhibit A
LEGAL DESCRIPTION
LEEHEALTH FORT MYERS HOSPITAL
SECTIONS 32 AND 33, TOWNSHIP 44 SOUTH, RANGE 25 EAST
CITY OF FORT MYERS, LEE COUNTY, FLORIDA
A PARCEL OF LAND LYING IN SECTIONS 32 AND 33, TOWNSHIP 44
SOUTH, RANGE 25 EAST, CITY OF FORT MYERS, LEE COUNTY,
FLORIDA, AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGIN AT THE WEST ONE-QUARTER (W1/4) CORNER OF SAID SECTION
33; THENCE, ALONG THE WEST LINE OF THE SOUTHWEST ONE-
QUARTER (SW1/4) OF SAID SECTION 33, S.00°56'02"E., 95.62 FEET;
THENCE, ALONG A LINE PARALLEL WITH THE NORTH LINE OF SAID
SOUTHWEST ONE-QUARTER (SW1/4), N.89°03'10"E., 1,435.38 FEET TO
AN INTERSECTION WITH THE WESTERLY RIGHT-OF-WAY OF WINKLER
AVENUE EXTENSION (150 FEET WIDE) AS DESCRIBED IN OFFICIAL
RECORDS BOOK 2556, PAGE 245 OF THE PUBLIC RECORDS OF LEE
COUNTY, FLORIDA; THENCE, ALONG SAID WESTERLY RIGHT-OF-WAY,
S.09°06'00"E., 481.99 FEET; THENCE, ALONG THE ARC OF A NON-
TANGENT CIRCULAR CURVE CONCAVE TO THE NORTHWEST HAVING
FOR ITS ELEMENTS A RADIUS OF 50.00 FEET, A CENTRAL ANGLE OF
75°00'00", A CHORD OF 60.88 FEET, A CHORD BEARING OF
S.28°24'10"W., AN ARC OF 65.45 FEET; THENCE, ALONG THE
NORTHERLY RIGHT-OF-WAY OF CHALLENGER BOULEVARD (150 FEET
WIDE) AS DESCRIBED IN OFFICIAL RECORDS BOOK 2556, PAGE 245
OF THE AFOREMENTIONED PUBLIC RECORDS FOR THE FOLLOWING
FOUR (4) COURSES:
1. S.65°54'00"W., 961.59 FEET;
2. ALONG THE ARC OF A NON-TANGENT CIRCULAR CURVE
CONCAVE TO THE NORTH HAVING FOR ITS ELEMENTS A
RADIUS OF 1,425.00 FEET, A CENTRAL ANGLE OF
70°30’30”, A CHORD OF 1,645.03 FEET, A CHORD
BEARING OF N.78°50’45”W., AN ARC OF 1,753.61 FEET;
3. N.43°35'51"W., 343.85 FEET;
4. ALONG THE ARC OF A TANGENT CIRCULAR CURVE
CONCAVE TO THE EAST HAVING FOR ITS ELEMENTS A
RADIUS OF 50.00 FEET, A CENTRAL ANGLE OF 90°00'00",
11
ORDINANCE NO. 3993
A CHORD OF 70.71 FEET, A CHORD BEARING OF
N.01°24'09"E., AN ARC OF 78.54 FEET
TO A POINT LYING ON THE SOUTHERLY RIGHT-OF-WAY OF COLONIAL
BOULEVARD (250 FEET WIDE) ACCORDING TO FLORIDA DEPARTMENT
OF TRANSPORTATION RIGHT-OF-WAY MAP SECTION 12504-2601;
THENCE, ALONG SAID SOUTHERLY RIGHT-OF-WAY, N.46°24'09"E.,
491.28 FEET TO AN INTERSECTION WITH THE NORTH LINE OF THE
SOUTHEAST ONE-QUARTER (SE1/4) OF THE AFOREMENTIONED
SECTION 32; THENCE, ALONG SAID NORTH LINE, N.88°53'03"E., 887.48
FEET TO THE POINT OF BEGINNING.
SAID PARCEL CONTAINS 2,269,816 SQUARE FEET OR 52.11 ACRES,
MORE OR LESS.
12
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ORDINANCE NO. 3993
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a,-Zl:~faa:•--.lil9l(st
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0 19 o.:,~ac.;=~f:Uwnlt.na,t)
e 1a1 Y:IU~:igrlCQ
~OQ.J\."'""• ..... par~dl>IYII
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t ,qJt.m,r11gJ1:a,uparl>IM>l!.!l"1Jlllnle.naN.I
Stantec
4:'-..:'!:""-
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NOT FOR
NSTRUCTION
1'21 IIAolrull
Lee Memorial
Health Syst em
I, LEE HEALiH c ,-~-·-... -..
Ltt Health-Ftrt Myers
Hospitil
-· "'
ORDINANCE NO. 3993
15
Camp u s Freestanding Sign Area Calcu l ations
[J •-""""r•-
:~~=~~=:::-u~~:,l·=~:-1 ...
Naff!: Thrward-o...tlnallon" h • plaa,hokler b C/OfM Drl+mpbllnclomluliDm.
0 •11lll'IN!ld,.,,,
Canll>US
ldenllti,
125sqlt..max
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st_, .. ~tfl<-ElHftfl<lraftcW-.11,a,oflCI
O 0 1--G-*
111411.&ll.-lllu)k
i-11m~
llLEE HEALTH
! Campus
! --ldentlti, -
.l>l -Oi,_alC"ail.,,_ -01 -----...-
16~ H .lwlllltfll ~"I.a. U I.M .. lllu)k
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--~•---!Id
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Ss Tl Uu Vv WW Xx Yy ZZ 1234567890
Ail Bb CcOd Ee Fl Gg ... II JJ KIi: U Nm Nn 00 Pp Qq Rr SS n Ill Y'f WW nn lI 12:ws67890
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:!..~~~ ----
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EN~JNU R[NG
coirbin desl9n
,....,..~ .. -w.h1--
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NOT FOR
CONSTRUCTION
~
Lee Memorial
Health SJslem
.. LEE HEALTH ,-~---...-
LN HH lth •FottMyet1
H01JIUII
~avn,HRw2 m
SIGN PACKAGE
CIJ.4Pt.E FRE£SIANJING
SllNS
S-2
ORDINANCE NO. 3993
16
Hospital Tract Building Sign A rea Cal culati o ns
/IOff:Sign~•lu,..,_d!l,l'"'J"••e lar l'eflrnllltnJ"'""'-slaa!!drelal!n!pla<-.
Acll;•I $91d~ii;,I ard plH-blsed001 1in;il blillcle; lltsli;,,.
e --19'
Non-Hospit a l Building Sign s
Service Entrance ID c:::::i ::..,
S erv1ce _Entrance_TD
71 '4.l:.lldl
qre .. -...
Hospital Building Signs
lLEEJ:::IEALIH ___ Eort__Mye_r_s __ Ho_sp1taff
li---j
~
!LEE Q U.U i) !HEALT =.:.:-• .. ~Si91
Service Entrance ID c::::J ::.!10
Serv1ce_Entrance TD
?lsq.a.ncti
(J!Y.•-.»41 .... ~
scale: Not to scale Actual Sign locations o n bu11dIng vary pend1ngf1na l buIldIng elevations
II
II
~TLC ti~1t''tt:~1
HIS.0-..0, .... -•UII -·---
Itel RIIH!
EN<il NU RING --::-..:=·-=r-""S:"liE::--
carlti"de1i9n
---•et..t.Wobl»L
~~1:_;=.
-~•m•
NOT FOR
CONSTRUCTION
-~ Lee Memorial
Health Srstem
II LEE HEALTH
,·Comil-~-
LH Health -Fort Mlffl
Hotpltal
~avn.&.112012 m
S16MPl.CU6E
ll'.lSPIT4 1RACT
EU.JJr-lJSGNS
S-3
ORDINANCE NO. 3993
17
0
C/0/M Tract Building Si gn Area Ca lculat ions
i BuUding/Ienant_.Name 1rf
------,
: ' --~ ---., -or:iroa111-~
1MaJiif_Tenanf_-_10_1
Bldg. Entrance ID
;;:::4453
-no S11,uM_..,.,_ • ..,~~
IJS'4,11..~1¥1
ncioq.11.....,,...
Single-story, Multi-tenant Commercial Bldg
Primary Facade
Single-tenant Commercial Bldg
filli&J
Mult i-story, Multi-tenant Commercial Bldg
Prlma ryF~
Zl and Z2 slgnaga may only bQ lnsta119d on th@top floor of a multi-story building.
II
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:,1;._~-,uo ----
corbinde,i9n
....... , .. ._..,,..h'-""l
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NOT FOR
CONSTRUCTION
~-.,=.,---·o --Lee Memorial
Health System
II LEE HEALTH ,·~--.-
LH Htalth -hrt Myers
Ha1pital
SICNPIICKACE
C/0/M l RACT
EU..Oh13Slllt~
S-4
ORDINANCE NO. 3993
18
-
C ampu.s Freest.andingr""S_.io,.n•--------------..-----------i-:.-:.-:-:-::_-:_-:_-:_-_,_':_,-:.c';_"::~'t':":.":_-:-:_-:.-:-:_-:,1--:_-:_-:_-:_':_•L~":_"".:_':_"'._":_":_-:...-,
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Hospital Tr.tct Buildirng;;;S;igtn-"•-----==:-------r----::==----7 :;:::::::::=~~~-~,:m:;::::::::::::;:;;::=1==~~"""''!'.:=::i
---B~
...... Hocplia,lTraaol TO C!e ;>r,y klor_<StJ,,,.,,g ,1-w1111-,g-.,,,r,,r.o:p-_1:>1.,,.,a,~4~
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ltC'ie~YIOefltl')l r.e10C11tonOfele(llc3,e,,~~-=•o,-.er~ Loat1:e1 1t orre«ete11-c.v.eo:i:Nuen~1 Too1
..iNn:ric l'IO:;J,1:llntt ~wt mtFW.N-,tnllit_,.Q~
TO llll!r-'t/.,..eW~n..,.IMlll'Ol' ..... enan(•)onlhe Jn!»ryl!ulldng -·
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II
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--•-"-~-=-
uarbi n desi9n
""""""•.t.,,t.W •bUIOL
~:,'!":!'w,,_
:;: .. ~::" -~---·
NOT FOR
CONSTRUCTION f--
--Lee Memorial
Health Srstem
If LEE HEALTH ,-~---
Ln liutth -Fort Jtrn
Hospltal
':jjjvr1MJ1:xt22 Im ,--i---~·-gGNl'tCK.tGE
SUIIMJRIX
S-5 r·
f--
ORDINANCE NO. 3993
19