DSAC-LDR Subcommittee Agenda 07/28/2020For more information please contact Jeremy Frantz at (239) 252-2305 or Jeremy.Frantz@colliercountyfl.gov
2020 Land Development
Code Amendments
- Public Meeting -
Development Services Advisory Committee
Land Development Review Subcommittee
Tuesday, July 28, 2020
2:00 p.m. – 5:00 p.m.
2800 N. Horseshoe Dr., Naples, FL – GMD Building
Conference Room 609/610
Meeting Purpose:
1) To obtain a
recommendation
from the
Subcommittee
regarding several
LDC amendments.
Agenda:
1. Call to Order
2. Approve Agenda
3. Old Business
a. PL20190001927 - Golden Gate Parkway Overlay District
(GGPOD)
4. New Business
a. PL20200000359 – Self-Storage in C-4 Zoning District
5. Public Comments
6. 2020 DSAC-LDR Subcommittee schedule reminder
a. August 18, 2020
b. September 15, 2020
c. December 15, 2020
7. Adjourn
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LAND DEVELOPMENT CODE AMENDMENT
PETITION
PL20190001927
SUMMARY OF AMENDMENT
This LDC amendment (LDCA) creates the Golden Gate Parkway Overlay District
(GGPOD), which serves to implement several policies of the recently adopted
Golden Gate Area Master Plan. The GGPOD will be comprised of two new
subdistricts—the Activity Center subdistrict (GGPOD-AC) and the Downtown
subdistrict (GGPOD-DT). The GGPOD shall supersede the current provisions of
the Golden Gate Downtown Center Overlay District and the Golden Gate
Parkway Professional Office Commercial Overlay.
ORIGIN
Board of County
Commissioners (Board)
HEARING DATES
Board TBD
CCPC TBD LDC SECTIONS TO BE AMENDED
DSAC 08-05-2020 1.08.01 Abbreviations
DSAC-LDR 07-28-2020 2.03.07 Overlay Zoning Districts
02-19-2020 2.05.01 Density Standards and Housing Types
01-07-2020 4.02.26 Golden Gate Parkway Activity Center Overlay (GGPACO) Building,
Development, and Site Design Standards
12-17-2019 4.02.37 Design Standards for Development in the Golden Gate Downtown
Center Commercial Overlay District (GGDCCO)
4.05.02 Design Standards
5.05.04 Group Housing
5.05.08 Architectural and Site Design Standards
10.03.06 Public Notice and Required Hearings for Land Use Petitions
ADVISORY BOARD RECOMMENDATIONS
DSAC-LDR
TBD
DSAC
TBD
CCPC
TBD
BACKGROUND: The Golden Gate City Sub-Element of the Golden Gate Area Master Plan (GGAMP) was
adopted on September 24, 2019. Modifications to the LDC, to support and implement residential and commercial
redevelopment and renewal initiatives, are required to be initiated within two years. New uses, development
standards, and a deviation process are introduced with this amendment. These initiatives are recommended by
the GGAMP. More specifically, the LDCA shall comply with the following policies:
Policy 2.1.3
Within two years, Collier County shall create development standards to guide the transformation of
Golden Gate Parkway and the Activity Center into destinations that are convenient, pleasant and safe for
pedestrians and cyclists, and maintain strong connections to transit service.
Policy 2.1.5
Collier County shall discourage new land uses along Golden Gate Parkway and within the Activity Center
that impede pedestrian activity and are solely auto-oriented, such as car washes, storage facilities, auto
dealerships and drive throughs. Land development regulations will be initiated within two years to ensure
compatibility of auto-oriented uses within the pedestrian environment.
Policy 2.2.2
Within two years of adoption, Collier County shall initiate a community renewal plan to include economic
development strategies, urban design schemes, and infrastructure improvements. Renewal plans shall be
2
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in concert with the vision of Golden Gate City and promote vibrant urbanism, improve aesthetics and
support walkability.
Policy 2.2.3
Within two years of adoption, Collier County shall initiate the involvement of Golden Gate City residents
and business owners to consider amendments to the Land Development Code to support and implement
residential and commercial redevelopment and renewal initiatives. Amendments shall include incentives
for remodeling and renovation by creating criteria and standards for variances and/or deviations.
The proposed GGPOD-DT and GGPOD-AC are both consistent with the GGAMP. The GGPOD is intended to
work with the economic strategies and purpose of the County’s Golden Gate City Economic Development Zone
(see Exhibit A). The current provisions of the Golden Gate Parkway Professional Office Commercial Overlay in
LDC sections 2.03.07 F. and 4.02.26 and the provisions of the Golden Gate Downtown Center Commercial
Overlay District in LDC sections 2.03.07 O. and 4.02.37 will be removed and replaced by the proposed provisions
of the GGPOD. One main facet of the GGPOD is to incentivize redevelopment within the Golden Gate
community by proposing new multi-family uses on parcels where they are not currently permitted. Also, a host
of new advanced manufacturing uses are proposed, consistent with what was adopted in the GGAMP. Staff used
information from The Brookings Institution and the Florida Dept. of Economic Opportunity as resource s when
choosing the appropriate Standard Industrial Classification associated with advanced manufacturing. These
advanced manufacturing uses are not allowed under the current zoning or existing overlay districts. In order to
be allowed in the GGPOD-AC, operators will need to demonstrate compliance with the new design standards that
have been specifically drafted for them. Lastly, the GGPOD introduces new development standards that are
aimed at promoting vibrant urbanism, improving aesthetics, and supporting walkability, which is consistent with
Policies 2.2.2 and 2.1.3 of the GGAMP.
FISCAL & OPERATIONAL IMPACTS
No fiscal impacts are anticipated. However, the
workload of the Office of the Hearing Examiner can
potentially increase due to the creation of the
deviation process, resulting in an operational
impact. Notwithstanding the potential benefits
gained from relaxing certain development standards
and allowing a vast array of new uses, there is a
potential impact to property owners if existing
buildings become non-conforming once the
GGPOD is adopted.
GMP CONSISTENCY
The proposed changes to the LDC are consistent with
the updates in the recently adopted GMP amendment.
EXHIBITS: A) Proposed Adminstrative Code Section; B) Ordinance 2018-56
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Amend the LDC as follows:
1.08.01 – Abbreviations 1
2
* * * * * * * * * * * * * 3
4
GGAMP Golden Gate Area Master Plan
GGPOD Golden Gate Parkway Overlay District
GGPOD-AC Golden Gate Parkway Overlay District-Activity Center subdistrict
GGPOD-DT Golden Gate Parkway Overlay District-Downtown subdistrict
GGPPOCO Golden Gate Parkway Professional Office Commercial Overlay District
GMP Collier County Growth Management Plan
5
# # # # # # # # # # # # # 6
7
2.03.07 - Overlay Zoning Districts 8
9
* * * * * * * * * * * * * 10
11
F. Golden Gate Parkway Overlay District (GGPOD) 12
13
1. Purpose and intent. The purpose and intent of these provisions is to implement 14
the goals, objectives, and policies of the GGAMP, specifically the Golden Gate City 15
Sub-Element. These provisions shall also be utilized in concert with the County’s 16
Golden Gate City Economic Development Zone, Ordinance 2018-56. 17
18
2. Applicability. 19
20
a. The use regulations of this LDC section and the design standards of LDC 21
section 4.02.26, shall apply to all properties as shown in Illustration 1 of 22
LDC section 2.03.07 F.4.b. 23
24
b. Property owners within the GGPOD may establish uses, densities, and 25
intensities in accordance with the underlying zoning classification or the 26
GGPOD. In either instance, however, the density and intensity shall not 27
exceed the maximum allowed pursuant to the GMP. The design standards 28
of the GGPOD pursuant to LDC section 4.02.26 shall apply. 29
30
c. Any PUD established prior to the effective date of this ordinance, including 31
amendments or boundary changes, may elect to utilize the use regulations 32
and design standards of the GGPOD. Any PUD proposed after the 33
effective date of this ordinance shall apply the provisions of the GGPOD, 34
unless a deviation is approved in accordance with LDC section 10.02.13 35
A.3. 36
37
d. Where a property or a PUD is partially located within the boundary of the 38
GGPOD, the provisions of the GGPOD shall only be available to that 39
portion of the property located within the GGPOD. 40
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e. Conditional Uses approved prior to the effective date of this ordinance that 1
include design standards inconsistent with the provisions of the GGPOD 2
may elect to utilize the provisions of the GGPOD without the review of the 3
CU as required by LDC section 10.02.08 G.4. 4
5
3. Definitions. The following definitions shall apply to the GGPOD: 6
7
Mixed use: A single development project with a residential component and a 8
nonresidential component. The mix of uses may be arranged horizontally 9
(separate buildings with a common development plan) or vertically (in the same 10
building), or some combination of both. Examples include but are not limited to 11
the following: 12
13
14
15
16
4. Establishment of subdistricts. 17
18
a. Purpose and Intent. 19
20
i. The Mixed Use Activity Center Subdistrict (GGPOD-AC). This 21
subdistrict is intended to be mixed-use (commercial, residential, 22
institutional) in character. The concept is designed to concentrate 23
new and existing commercial zoning in locations where traffic 24
impacts can be readily accommodated, to avoid strip and 25
disorganized patterns of commercial development, and to create 26
focal points within the community. The standard for intensity of 27
commercial uses are uses allowed in the C-1 through C-5 zoning 28
districts but with certain exceptions. In addition, uses that are 29
specifically intended to support economic development in Golden 30
Gate city are also allowed. 31
32
ii. Downtown Center Commercial Subdistrict (GGPOD-DT). This 33
subdistrict is to encourage redevelopment along Golden Gate 34
Parkway in order to improve the physical appearance of the area 35
and create a vibrant and viable downtown subdistrict within Golden 36
Gate City. Emphasis shall be placed on the creation of a 37
pedestrian-oriented boulevard. The provisions of this subdistrict 38
Vertical mixed use
Horizontal mixed use
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are intended to ensure harmonious development of commercial and 1
mixed use buildings at a pedestrian scale that are compatible with 2
residential development within and outside of the subdistrict. The 3
subdistrict allows the aggregation of properties in order to promote 4
flexibility in site design. The types of uses permitted within this 5
subdistrict are low intensity retail, office, personal services, 6
institutional, and residential. Non-residential development is 7
intended to serve the needs of residents within the subdistrict, 8
surrounding neighborhoods, and passerby. 9
10
b. Boundaries of GGPOD and subdistricts. The boundaries of the GGPOD 11
and subdistricts are identified in Illustration 1 below: 12
13
14
(map to be added) 15
16
Illustration 1 - GGPOD with subdistricts 17
18
19
20
21
22
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5. Table of Uses. 1
2
a. The Table of Uses identifies uses as permitted uses (P) or conditional uses 3
(C). Conditional uses shall require approval in accordance with the 4
procedures set forth in LDC section 10.08.00. 5
6
b. Table 1. 7
8
Use Category
Mixed Use
Activity
Center
Subdistrict
(GGPOD-
AC)1
Downtown
Center
Commercial
Subdistrict
(GGPOD-
DT)1
Residential Uses
1) Artist village. P P
2) Dwelling, Multi-Family, including townhouses. P P
3) Live-work units. P P
4) Any use listed as permitted in the underlying
zoning.
P P
5) Any use listed as a conditional use in the
underlying zoning district.
C C
Commercial Uses2
1) Any use listed as permitted in the underlying
zoning district.
P P
2) Any use listed as a conditional use in the
underlying zoning district.
C C
3) Any use listed as a permitted use in any of the C-
1, C-2, or C-3 zoning districts, without size
limitations.
P P
4) Any use listed as a conditional use in any of the
C-1, C-2, or C-3 zoning districts, without size
limitations.
P C4
5) Any use listed as a permitted use in the C-4 or C-
5 zoning districts.
P
6) Any use listed as a conditional use in the C-4 or
C-5 zoning districts.
C4
7) Hotels and motels (7011, 7021, and 7041). P P
Economic Development Uses2, 3
1) Aircraft and parts (3721-3728). P
2) Beverages (2082-2087). P
3) Communications equipment (3661-3669). P
4) Computer and office equipment (3571-3579). P
5) Construction, mining, and materials handling
(3531, 3534-3537).
P
6) Dental laboratories (8072). P
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7) Drugs (2833-2836). P
8) Electrical industrial apparatus (3621-3629). P
9) Electric lighting and wiring equipment (3641-3646,
3648).
P
10) Electric transmission and distribution equipment
(3612-3613).
P
11) Electronic components and accessories (3671-
3679).
P
12) Engines and turbines (3511-3519). P
13) Farm machinery and equipment (3523-3524). P
14) Furniture and fixtures, not elsewhere classified
(2599).
P
15) General industrial machinery and equipment
(3561, 3563, 3565-3569).
P
16) Household appliances, not elsewhere classified
(3639).
P
17) Household audio and video equipment, and audio
(3651-3652).
P
18) Jewelers' findings and materials, and lapidary
work (3915).
P
19) Laboratory apparatus and analytical, optical,
measuring, and controlling instruments (3821-
3829).
P
20) Manufacturing industries, not elsewhere classified
(3999).
P
21) Metalworking machinery and equipment (3546
and 3548).
P
22) Miscellaneous electrical machinery, equipment,
and supplies (3691-3692, 3695-3699).
P
23) Miscellaneous industrial and commercial (3593-
3599).
P
24) Ophthalmic goods (3851). P
25) Photographic equipment and supplies (3861). P
26) Refrigeration and service industry machinery
(3581-3582, 3586-3589).
P
27) Search, detection, navigation, guidance,
aeronautical, and nautical systems and
instruments (3812).
P
28) Special industry machinery, except metalworking
(3552-3559).
P
29) Surgical, medical, and dental instruments and
supplies (3841-3845).
P
30) Transportation equipment, not elsewhere
classified (3799).
P
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31) Watches, clocks, clockwork operated devices,
and parts (3873).
P
32) Any other Economic Development use which is
comparable in nature with the list of permitted
uses contained herein and consistent with the
purpose and intent statement of the GGPOD as
determined by the Hearing Examiner or Board of
Zoning Appeals, pursuant to LDC section
10.02.06.
P
Notes: 1
2
1 See LDC section 2.03.07 F.6. for specific prohibitions in the 3
GGPOD. 4
5
2 See LDC section 4.02.26 B.14. for pollution control standards. 6
7
3 See LDC section 4.02.26 C. for design standards specific to 8
Economic Development uses. 9
10
4 Vertical mixed use developments shall be permitted uses. 11
12
6. Prohibited uses. These uses are prohibited, except that uses existing as of 13
[effective date of Ordinance] may continue to operate as a permitted use until the 14
use ceases for a period of one year. This section does not apply to the uses 15
allowed in the underlying zoning district. 16
17
a. Prohibited uses in the GGPOD-AC and GGPOD-DT. 18
19
i. Ancillary plants. 20
21
ii. Animal specialty services, except veterinary (0752, with outdoor 22
kenneling). 23
24
iii. Automobile dealers (5511 and 5599). 25
26
iv. Automobile parking (7521), tow-in parking lots only. 27
28
v. Automotive services (7549). 29
30
vi. Automotive repair services (7532-7539). 31
32
vii. Boat dealers (5551). 33
34
viii. Building construction (1521-1542). 35
36
ix. Car washes (7542). 37
38
x. Carpentry and floor work contractors (1751-1752). 39
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xi. Communication towers. 1
2
xii. Concrete work (1771). 3
4
xiii. Correctional institutions (9223). 5
6
xiv. Electrical contractors (1731). 7
8
xv. Equipment Rental and Leasing, Not Elsewhere Classified (7359 – 9
airplane rental and leasing; industrial truck rental and leasing; oil 10
field equipment rental and leasing; oil well drilling equipment rental 11
and leasing; and toilets, portable: rental and leasing only). 12
13
xvi. Farm product raw materials (5153-5150). 14
15
xvii. Fuel dealers (5983-5989). 16
17
xviii. Gasoline service stations (5541). 18
19
xix. Glass and glazing work (1793). 20
21
xx. Golf courses, public (7992). 22
23
xxi. Heating and air-conditioning contractors (1711). 24
25
xxii. Heavy construction equipment rental and leasing (7353). 26
27
xxiii. Installation or erection of building equipment contractors (1796). 28
29
xxiv. Local trucking without storage (4212). 30
31
xxv. Marinas (4493 and 4499). 32
33
xxvi. Masonry, stonework, tile setting and plastering contractors (1741-34
1743). 35
36
xxvii. Mobile home dealers (5271). 37
38
xxviii. Motion picture theatres, drive-in (7833). 39
40
xxix. Motor freight transportation and warehousing (4225). 41
42
xxx. Motor vehicle dealers, new and used (5511, 5521). 43
44
xxxi. Motorcycle dealers (5571). 45
46
xxxii. Outdoor storage yards. 47
48
xxxiii. Packing Services (4783). 49
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xxxiv. Painting and paper hanging (1721). 1
2
xxxv. Passenger car leasing (7515). 3
4
xxxvi. Passenger car rental (7514). 5
6
xxxvii. Plumbing contractors (1711). 7
8
xxxviii. Recreational vehicle dealers (5561). 9
10
xxxix. Roofing, siding and sheet metal work contractors (1761). 11
12
xl. Special trade contractors, not elsewhere classified (1799). 13
14
xli. Structural steel erection contractors (1791). 15
16
xlii. Taxicabs (4121). 17
18
xliii. Truck rental and leasing, without drivers (7513). 19
20
xliv. Veterinary services (0741 & 0742, with outdoor kenneling). 21
22
xlv. Utility trailer and recreational vehicle rental (7519). 23
24
xlvi. Any commercial use, excluding a bank, that employs drive-up, 25
drive-in, or drive-through delivery of goods or services. Pedestrian 26
walk-up windows located outside of the building shall not be 27
included in this prohibition and shall be allowed. 28
29
b. Additional prohibitions for the GGPOD-DT only. 30
31
i. Any commercial use employing drive-up, drive-in, or drive-through 32
delivery of goods or services. Pedestrian walk-up windows located 33
outside of the building shall not be included in this prohibition and 34
shall be allowed. 35
36
ii. No automatic food and drink vending machines located outside of 37
a building. 38
39
iii. Enameling, painting, or plating as a principal use is prohibited; 40
however, these are permitted if accessory to an artist or craft studio. 41
42
iv. Prisons, detention facilities, halfway houses, soup kitchens, 43
homeless shelters, and single-room occupancy hotels, which are 44
dormitory-style hotels with shared bathrooms and public space. 45
46
F. Golden Gate Parkway Professional Office Commercial Overlay (GGPPOCO). 47
48
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1. The provisions of the "GGPPOCO" district are intended to provide Golden Gate 1
City with a viable professional office commercial district. The professional office 2
commercial district has two (2) purposes. (1), to serve as a bonafide entry way into 3
Golden Gate City. (2), to provide a community focal point and sense of place. The 4
uses permitted within this district are generally low intensity, office development 5
which minimize vehicular traffic, provide suitable landscaping, control ingress and 6
egress, and ensure compatibility with abutting residential districts. 7
8
2. These regulations apply to properties north and south of Golden Gate Parkway, 9
starting at Santa Barbara Boulevard and extending eastward to 52nd Terrace S.W. 10
in Golden Gate City as measured perpendicularly from the abutting right-of-way for 11
a distance of approximately 3,600 feet more or less and consisting of 12
approximately 20.84 acres. These properties are identified on Map two (2) of the 13
Golden Gate Area Master Plan. Except as provided in this regulation, all other use, 14
dimensional, and development requirements shall be as required in the underlying 15
zoning categories. 16
17
a. Permitted Uses. 18
19
1. Accounting (8721). 20
2. Adjustment and collection services (7322). 21
3. Advertising agencies (7311). 22
4. Architectural services (8712). 23
5. Auditing (8721). 24
6. Banks and credit Unions (6021-6062). 25
7. Bookkeeping services (8721). 26
8. Business associations (8611). 27
9. Business consulting services (8748). 28
10. Business credit institutions (6153—6159). 29
11. Commercial art and graphic design (7336). 30
12. Commercial photography (7335). 31
13. Computer programming services (7371). 32
14. Computer programming, processing, data preparation, information 33
retrieval, facilities management, and miscellaneous services (7371, 34
7374—7376, 7379). 35
15. Credit reporting services (7323). 36
16. Direct mail advertising services (7331). 37
17. Eating places (5812 except carry-out restaurants; contract feeding; 38
dinner theaters; drive-in and drive-through restaurants; fast food 39
restaurants, carry-out; restaurants, fast-food; submarine sandwich 40
shops). 41
18. Employment Agencies (7361). 42
19. Engineering services (8711). 43
20. Health services, offices and clinics (8011—8049). 44
21. Holding and other investment offices (6712—6799). 45
22. Insurance carrier, agents and brokers (6311—6399, 6411). 46
23. Legal services (8111). 47
24. Loan brokers (6163). 48
25. Management services (8741—8742). 49
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26. Mortgage bankers and loan correspondents (6162). 1
27. Museums and art galleries (8412). 2
28. Personal credit institutions (6141). 3
29. Photographic studios, portrait (7221). 4
30. Professional Membership organizations (8621). 5
31. Public administration (9111—9199, 9229, 9311, 9411—9451, 6
9511—9532, 9611—9661). 7
32. Public relations services (8743). 8
33. Radio, television and publishers advertising representatives (7313). 9
34. Real estate (6512—6514, 6519, 6531—6553). 10
35. Research, development, and testing services (8732). 11
36. Secretarial and court reporting services (7338). 12
37. Security and commodity brokers, dealers, exchanges, and services 13
(6211—6289). 14
38. Surveying services (8713). 15
39. Tax return preparation services (7291). 16
40. Travel agencies (4724). 17
41. Veterinary services (0742, excluding outside kenneling). 18
42. Any other commercial use or professional service which is 19
comparable in nature with the foregoing uses. 20
21
b. Accessory Uses. 22
23
1. Uses and structures that are accessory and incidental to the 24
permitted uses. 25
26
3. For signage to be located along the Golden Gate Parkway, see sections 5.06.00 27
of the Collier County Sign Code and the Golden Gate Master Plan. 28
29
# # # # # # # # # # # # # 30
31
O. Reserved. Golden Gate Downtown Center Commercial Overlay District (GGDCCO). 32
Special conditions for properties in the vicinity of Golden Gate Parkway in Golden Gate 33
City, as identified on the Golden Gate Downtown Center Commercial Subdistrict Map of 34
the Golden Gate Area Master Plan and as contained herein. 35
36
1. Applicability. These regulations apply to properties in Golden Gate City lying north 37
of Golden Gate Parkway, generally bounded by 23rd Avenue SW and 23rd Place 38
SW to the north, 45th Street SW to the west, and 41st Street SW and Collier 39
Boulevard to the east. South of Golden Gate Parkway, these regulations apply to 40
properties bounded by 25th Avenue SW to the south, 47th Street SW to the west, 41
and 44th Street SW to the east. These properties are more precisely identified on 42
the "Golden Gate Downtown Center Commercial Subdistrict" map of the Golden 43
Gate Area Master Plan and as depicted on the applicable official zoning atlas 44
maps. Except as provided in this section and section 4.02.26, all other use, 45
dimensional and development requirements shall be as required or allowed in the 46
underlying zoning districts. 47
48
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2. Purpose and Intent. The purpose and intent of this overlay district (see Downtown 1
Center Commercial Subdistrict Map) is to encourage redevelopment herein in 2
order to improve the physical appearance of the area and create a viable 3
downtown district for the residents of Golden Gate City and Golden Gate Estates. 4
Emphasis shall be placed on the creation of pedestrian-oriented areas, such as 5
outdoor dining areas and pocket parks, that do not impede the flow of traffic along 6
Golden Gate Parkway. Also, emphasis shall be placed on the construction of 7
mixed-use buildings. Residential dwelling units constructed in this overlay district 8
are intended to promote resident-business ownership. The provisions of this 9
overlay district are intended to ensure harmonious development of commercial 10
and mixed-use buildings at a pedestrian scale that is compatible with residential 11
development within and outside of the overlay district. 12
13
3. Aggregation of Properties. This overlay district encourages the aggregation of 14
properties in order to promote flexibility in site design. The types of uses permitted 15
within this overlay district are low intensity retail, office, personal services, 16
institutional, and residential. Non-residential development is intended to serve the 17
needs of residents within the overlay district, surrounding neighborhoods, and 18
passersby. 19
20
4. Permitted uses. 21
22
a. Residential uses: As permitted by right in the existing residential zoning 23
districts, except as otherwise prohibited by this overlay, when: 24
25
1. In an existing owner occupied structure. 26
27
2. In an existing non-owner occupied structure, until such time as 28
cessation is required by subsection 4.02.37 A.1 29
30
b. Residential within a mixed use building 31
32
c. Commercial uses: 33
34
1. Accounting services (8721). 35
2. Adjustment and collection services (7322). 36
3. Advertising Agencies (7311). 37
4. Apparel & accessory stores (5611-5699). 38
5. Architectural services (8712), limited to 5,000 square feet per floor. 39
6. Auto and home supply stores (5531). 40
7. Barber shops (7241). 41
8. Beauty shops (7231). 42
9. Building cleaning and maintenance services (7349). 43
10. Business associations (8611). 44
11. Business consulting services (8748). 45
12. Business services - miscellaneous (7397). 46
13. Business repair service. 47
14. Carpet and upholstery cleaning (7217). 48
15. Commercial art and graphic design (7336). 49
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16. Commercial photography (7335). 1
17. Computer programming, data processing, rental, leasing, repair 2
and other services (7371-7379). 3
18. Computer and computer software stores (5734). 4
19. Credit reporting services (7323). 5
20. Department stores (5311). 6
21. Direct mail advertising services (7331). 7
22. Disinfecting and pest control services (7342). 8
23. Drug stores (5912), limited to 5,000 square feet per floor. 9
24. Eating establishments and places (5812 except commercial use 10
employing drive-up, drive-in, or drive-through delivery of goods 11
and/or services). 12
25. Electrical and electronic repair shop (7629). 13
26. Employment agencies (7361). 14
27. Engineering services (8711), limited to 5,000 square feet per floor. 15
28. Equipment rental and leasing (7359), not including heavy 16
construction equipment. 17
29. Essential services, see sec. 2.01.03; except that law enforcement, 18
fire, and emergency medical services uses are limited to 19
administrative offices only. 20
30. Food stores (groups 5411-5499). 21
31. Funeral service and crematories (7261). 22
32. General merchandise stores (5331-5399). 23
33. Glass stores (5231). 24
34. Hardware stores (5251). 25
35. Health services, offices and clinics (8011-8049). 26
36. Home furniture and furnishing stores (5712-5719). 27
37. Home health care services (8082). 28
38. Household appliance stores (5722). 29
39. Insurance carriers, agents and brokers (6311-6399, 6411). 30
40. Labor unions (8631). 31
41. Landscape architects, consulting and planning (0781), limited to 32
5,000 square feet per floor. 33
42. Large Appliance Repair Service (7623). 34
43. Laundry and drycleaners agents, garment pressing, linen supply, 35
cleaning services (7212, 7213, 7219); no coin operated laundries 36
or drycleaners. 37
44. Legal services (8111). 38
45. Libraries (8231). 39
46. Management services (8741, 8742). 40
47. Medical equipment rental and leasing (7352). 41
48. Membership organizations - miscellaneous (8699). 42
49. Museums and art galleries (8412). 43
50. Musical instrument stores (5736). 44
51. Outdoor advertising services (7312). 45
52. Paint stores (5231). 46
53. Parks, public or private; limited to pocket parks only, generally 47
described as a small area accessible to the general public that often 48
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includes plantings, fountains, seating areas, and other similar 1
passive open space features. 2
54. Personal services - miscellaneous (7299, babysitting bureaus, 3
clothing and costume rental, dating service, depilatory salons, diet 4
workshops, dress suit rental, electrolysis, genealogical 5
investigation service, and hair removal only). 6
55. Personnel supply services (7363, except labor pools). 7
56. Photocopying and duplicating services (7334). 8
57. Photofinishing laboratories (7384). 9
58. Photographic studios, portrait (7221). 10
59. Physical fitness facilities (7991). 11
60. Political organizations (8651). 12
61. Professional membership organizations (8621). 13
62. Public relations services (8743). 14
63. Radio, television and consumer electronics stores (5731). 15
64. Radio, television and publishers advertising representatives (7313). 16
65. Record and prerecorded tape stores (5735). 17
66. Real estate (6512, 6531, 6541). 18
67. Retail - miscellaneous (5921-5963 and 5992-5999, excluding liquor 19
stores, pawn shops, retail firearm and ammunition sales), limited to 20
5,000 square feet per floor. 21
68. Retail nurseries, lawn and garden supply stores (5261). 22
69. Schools - vocational (8243-8299). 23
70. Secretarial and court reporting services (7338). 24
71. Security and commodity brokers, dealers, exchanges, and services 25
(6211-6289). 26
72. Shoe repair shops or shoeshine parlors (7251). 27
73. Surveying services (8713), limited to 5,000 square feet per floor. 28
74. Tax return preparation services (7291). 29
75. United States Postal Service (4311, except major distribution 30
center). 31
76. Videotape Rental (7841), limited to 1,800 square feet of gross floor 32
area. 33
77. Wallpaper stores (5231). 34
78. Watch, clock and jewelry repair (7631). 35
36
5. Accessory uses. Accessory uses within the GGDCCO include the uses listed 37
below. 38
39
a. Caretaker's residence, accessory to commercial and mixed use projects 40
only. 41
42
b. Enameling, painting, or plating, accessory to an artist's studio or craft studio 43
only. 44
45
c. Play areas and playgrounds. 46
47
d. Recreational facilities. 48
49
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6. Conditional uses. Conditional uses within the GGDCCO include the uses listed 1
below, subject to the standards and procedures established in section 10.08.00. 2
3
a. Auctioneering Services, auction rooms and houses (5999, 7389); limited to 4
5,000 square feet per floor. 5
6
b. Community centers. 7
8
c. Dance studios, schools, and halls (7911). 9
10
d. Food stores (5411-5499), over 5,000 square feet. 11
12
e. Motion picture theaters (7832). 13
14
f. Outdoor dining areas, not directly abutting the Golden Gate Parkway right-15
of-way. 16
17
7. Prohibited uses. Prohibited uses within the GGDCCO include the uses listed 18
below: 19
20
a. New residential-only structures. 21
22
b. Any commercial use employing drive-up, drive-in or drive-through delivery 23
of goods or services. 24
25
c. Sexually oriented businesses (Code of Laws, 26-151 et seq.). 26
27
d. Enameling, painting or plating as a primary use. However, these uses are 28
permitted if secondary to an artist's or craft studio. 29
30
e. Single-room occupancy hotels, prisons, detention facilities, halfway 31
houses, soup kitchens or homeless shelters. 32
33
# # # # # # # # # # # # # 34
35
2.05.01 - Density Standards and Housing Types 36
37
A. Where residential uses are allowable, the following density standards and housing type 38
criteria shall apply. 39
40
Housing Type:
Zoning District:
Single-
family
Duplex Townhouse Multifamily Mobile
Home
Cluster Guest
House
Caretaker
Units
(number
allowed)
Timeshare Recreational
vehicles1
Maximum
Density2, 17
(units per
gross acre)
* * * * * * * * * * * *
GGDCCO
GGPOD
Per the
GMP
and/or the
underlying
zoning
district
41
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# # # # # # # # # # # # # 1
2
4.02.26 - Design Standards for the Golden Gate Parkway Overlay District (GGPOD). 3
4
A. General. 5
6
1. Unless otherwise specified, the standards contained in this section shall be 7
applicable to all development, except for single-family dwellings (detached) and 8
two-family dwellings on residentially-zoned lots, group housing, public schools, 9
and any use listed as a prohibited use pursuant to LDC section 2.03.07 F.6.a. 10
These excepted uses shall comply with the dimensional standards for principal and 11
accessory uses in the underlying zoning district and all other applicable standards 12
of the LDC. 13
14
2. The provisions of LDC section 4.02.38 shall not apply to properties in the GGPOD. 15
16
3. LDC provisions of LDC section 5.03.02 H. shall not apply to properties in the 17
GGPOD. 18
19
4. The provisions of LDC section 5.05.07 shall not apply to townhouse development 20
in the GGPOD. 21
22
5. The provisions of LDC section 5.05.08 shall not apply to “vertical mixed use” 23
projects in the GGPOD, except for the following standards: 24
25
a. LDC section 5.05.08 D.8. (overhead doors); 26
27
b. LDC section 5.05.08 D.15. (neon tubing); 28
29
c. LDC section 5.05.08 E.8. (parking structures), which shall be in accordance 30
with LDC section 4.02.26 B.9. 31
32
d. LDC section 5.05.08 F.3. (pedestrian pathways); 33
34
e. LDC section 5.05.08 F.4. (service function areas and facilities); 35
36
f. LDC section 5.05.08 F.6. (drive-through facilities location and buffering 37
standards); and 38
39
g. LDC section 5.05.08 F.7. (lighting). 40
41
42
43
44
45
46
47
48
49
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B. Architectural, building, and site design standards. 1
2
1. Table 1. Dimensional Requirements in the GGPOD. 3
4
Residential Use Non-Residential Use
and Mixed Use
Min. Lot Area (square feet)
Townhouse: 2,000
(per unit);
Multi-Family: 10,000
10,000
Min. Lot Width (linear feet) Townhouse: 20
Multi-Family: 100 100
Max. Floor Area Ratio N/A 0.90 (hotels only)
Min. Floor Area (square feet
per unit)
Efficiency: 450
1 Bedroom: 600
2+ Bedroom: 750
N/A
Max. Building Coverage (%) 100
Required Yards
Min. Front Yard (feet) 01, 2
Max. Front Yard (feet) 15
Min. Side Yard (feet) 01
Min. Rear Yard (feet) 5
Max. Zoned Height (feet)
GGPOD-AC Townhouse: 45
Multi-Family: 75 75
GGPOD-DT Townhouse: 45
Multi-Family: 60 60
Notes: 5
6
1 No building, appurtenance, or site design element listed in LDC 7
section 4.02.01 D., or any outdoor seating areas shall project 8
beyond the property line or be placed into a right-of-way. 9
10
2 All projects providing a front yard setback greater than zero feet 11
must accommodate pedestrians, bicyclists, or be designed with 12
combination of planting, seating, or hardscaped areas. 13
14
2. Terminating vistas. Buildings or projects that terminate a vista at the end or 15
turning point of any street or pedestrian path shall include design features to 16
emphasize the importance of the view. Examples of design features include but 17
are not limited to tower elements, porte-cocheres, and cupolas. 18
19
3. Blank walls. Building wall areas must be interrupted with a minimum of an opening 20
or relief work every 120 square feet, measured both horizontally and vertically. 21
Examples of relief work may include but not be limited to stucco reveals, foam 22
decorative banding, planted trellises, or other design treatments. 23
24
4. Roof material. Asphalt shingles are prohibited. 25
26
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5. Exterior building façade materials. Corrugated or metal panels are limited to no 1
more than 33 percent of exterior building facades (not applicable to roofs). 2
3
6. Architectural massing. Transitional massing elements specified in LDC section 4
5.05.08 D.3. shall be provided on proposed buildings in the GGPOD that are twice 5
the height or more of adjacent residential development located external to the 6
GGPOD or twice the height or more of the maximum height allowed on adjacent 7
residentially-zoned properties that are external to the GGPOD. 8
9
7. Streetscape design of buildings. The standards contained herein are 10
applicable to all properties fronting on existing rights-of-way that are 60 feet in 11
width or greater or on new streets of any width platted after (the adoption date of 12
this ordinance) pursuant to LDC section 4.02.26 D. 13
14
a. Design features at intersections. Buildings located at the intersection 15
of two or more arterial, collector, or new streets platted after (the adoption 16
of this ordinance) shall include design features to emphasize their location 17
as gateways and transition points within the community. Examples of 18
required design features include but are not limited to tower elements, 19
public plazas, or courtyards. 20
21
b. Windows. The ground floor of non-residential buildings shall have at 22
least 60 percent of its façade designed with windows to provide visual 23
interest for pedestrians and to serve as a deterrent to crime. 24
25
c. Building entrances. Buildings located along public or private streets must 26
be designed with main entrances for pedestrians clearly defined and 27
oriented to the street. 28
29
8. Landscape. Landscaping and buffering shall be provided in accordance with LDC 30
section 4.06.00 at time of permitting, except as follows: 31
32
a. Buffers. No landscape buffer shall be required along the perimeter of any 33
lot line, except where such lot consists of a nonresidential use and is 34
adjacent to lands located outside the GGPOD and zoned for single-family 35
residential dwellings. In this instance, a minimum five-foot wide planting 36
strip with shrubs and trees shall be required. Shrubs shall be no less than 37
five feet in height and spaced a maximum of four feet on-center at the time 38
of planting. Trees shall be a minimum of 10 feet in height, four feet in 39
spread, 1-3/4-inch caliper, and spaced a maximum of one per 25 linear 40
feet. These landscape buffers may be interrupted to provide for pedestrian 41
access only. 42
43
b. Parking lots, vehicular use area, and service function areas. Landscaping 44
for off-street parking lots, vehicular use areas, and service function areas 45
shall be designed in accordance with LDC section 4.06.03, except for the 46
following: 47
48
i. Interior of parking lot. 49
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a) A maximum of 30 percent of the landscape islands may 1
have a minimum width of five feet inside planting area. 2
3
b) Plantings within parking lots shall be a maximum of 25 4
percent turf grass. The balance shall be shrubs or 5
groundcover in planting areas appropriate to the design. 6
7
ii. Perimeter of parking lot, vehicular use area, or service function 8
area. The perimeter shall have a five-foot wide perimeter planting 9
area, exclusive of curbing. The perimeter planting area shall be 10
designed in accordance with the following: 11
12
a) Trees a minimum of 10 feet in height, four feet in spread, 1-13
3/4-inch caliper, and spaced a maximum of one per 25 linear 14
feet. 15
16
b) Shrubs arranged in a staggered pattern with a minimum size 17
of three gallons, spaced no more than three feet on-center 18
at the time of planting to provide year-round screening. 19
Where the perimeter planting area abuts lands outside the 20
GGPOD and zoned for single-family residential, the shrubs 21
shall be no less than five feet in height and spaced four feet 22
on-center at the time of planting. 23
24
c) Perimeter planting strips may be interrupted to provide for 25
driveway openings or for pedestrian access points. 26
27
c. Building foundation plantings. 28
29
i. Buildings, including parking structures with ground floor commercial 30
or residential along the front facade, shall be required to have 31
foundation plantings designed in accordance with LDC section 32
4.06.05, except for as follows: 33
34
a) The minimum required planting area shall be the equivalent 35
of 10 percent of the gross ground floor area of the building. 36
37
b) As an alternative to providing a continuous building 38
foundation planting width, the planting areas shall be 39
located within 25 feet of the building edge in the form of 40
landscaped courtyards and seating area landscaping. 41
42
c) It is unnecessary to provide foundation plantings along 43
facades where the building is setback less than five feet 44
from the property line; however, the minimum size of the 45
required planting area shall still be required and re-allocated 46
elsewhere on-site. 47
48
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d) None of the required foundation plantings shall be located 1
within perimeter buffers or within parking lot, vehicular use, 2
or service function areas. 3
4
ii. Stand-alone parking structures and parking structures designed 5
without ground floor retail or residential uses along the front façade 6
shall provide foundation landscaping in accordance with LDC 7
section 4.06.05 C., except that the minimum width of the planting 8
bed shall be 10 feet. 9
10
9. Signage. The sign standards of LDC sections 5.06.02 and 5.06.04 shall apply to 11
all mixed use and non-residential projects within the GGPOD. In addition, the 12
following provisions shall apply to all wall, awning, ground, blade, and menu signs 13
for all nonresidential and mixed use projects: 14
15
a. Signs on awnings can be combined and calculated with wall signs, to the 16
extent that signs on walls and awnings shall not exceed the maximum 17
square footage allowed for wall signs. 18
19
b. Graphic elements, logos, mosaic tiles, or names created in flooring 20
immediately outside the front entrance with a maximum size of six square 21
feet are allowed. 22
23
c. Non-illuminated plaques shall be allowed subject to the following: 24
25
i. Each business may mount a maximum of two plaques at their front 26
entrance with each plaque restricted to a maximum of two square 27
feet. Plaques must be flush or pin-mounted on the storefront or 28
façade. 29
30
ii. A plaque with a maximum size of two square feet may be mounted 31
at the exit door of each business. The purpose of this plaque is to 32
identify the business name or address for emergency response or 33
for the delivery of goods. 34
35
d. A wall sign not to exceed three square feet is allowed in connection with a 36
walk-up or take-out window. This sign shall not count toward the maximum 37
size or number allowed for wall signs. 38
39
10. Open space. 40
41
a. In order to promote a vibrant, walkable, urban community, the GGPOD 42
public open space standards are intended to concentrate open space in 43
structured, functional, and usable spaces that are nodes along connected 44
pedestrian paths or corridors that are accessible to the public. 45
46
b. The standards of LDC section 4.02.01 B. shall apply, except that a 47
minimum of 15 percent of the gross area shall be devoted to useable open 48
space as follows: 49
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i. Residential developments on parcels 2.5 acres or greater; or 1
2
ii. Commercial, Economic Development, and mixed use projects on 3
five acres or greater. 4
5
c. Usable open space, as defined in LDC section 1.08.02, shall also include 6
publicly accessible site features, such as pedestrian and walking paths, 7
plazas, and passive furnishings. Passive furnishings include but are not 8
limited to benches, pavilions, and picnic areas. Pervious trail links 9
connecting within or across open spaces may count toward the 10
requirement of usable open space. Lakes, detention areas with publicly 11
accessible sidewalks or other impervious paths, and active recreation fields 12
or courts that are accessible to the public may be counted toward the 13
required public open space. 14
15
11. Pedestrian pathways. Pedestrian pathways required in accordance with LDC 16
section 5.05.08 F.3. shall be a minimum of six feet in width. 17
18
12. Exterior lighting. 19
20
a. Public paths shall be clearly marked by using design elements such as 21
landscaping and pedestrian lighting. 22
23
b. Illumination levels in the GGPOD shall not exceed 0.5 footcandles at 24
property lines where adjacent to residential development that is external to 25
the GGPOD or residentially-zoned property that is external to the GGPOD, 26
excluding where required pursuant to LDC section 6.06.03. 27
28
13. Public transit facilities. In addition to the off-site improvements required in LDC 29
section 6.06.02 A., where a bus stop is located immediately adjacent to the subject 30
property or where a property abuts a bus route, a landing pad, bicycle storage rack, 31
and bus stop identification sign, all of which approved by CAT, shall be provided 32
by Developer at no cost to the County in the adjacent right-of-way or within a 33
dedicated easement, for all new development and redevelopment projects 34
proposing more than 50 dwelling units or 10,000 square feet of a non-residential 35
use. If these CAT facilities exist, the County Manager or designee may waive this 36
requirement. 37
38
14. Pollution control. Any discharge from industrial, commercial, or manufacturing 39
processes to a stormwater or surface water management system is prohibited. 40
Wastewater from any industrial, commercial, or manufacturing process must be 41
contained within a building or disposed of through the Collier County Water-Sewer 42
District’s wastewater collection system pursuant to the Collier County Industrial 43
Pretreatment Ordinance, (Ord. No. 2003-18, as amended). 44
45
15. Service function areas and facilities. The provisions of LDC section 5.05.08 F.4. 46
shall apply, except that loading docks, solid waste facilities, recycling facilities, and 47
other services elements shall be placed to the sides or rear of the building. Service 48
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function areas shall be screened along rights-of-way in accordance with LDC 1
Section 4.02.26 B., where applicable. 2
16. Off-street parking and loading. Unless otherwise specified, all parking and loading 3
standards shall comply with LDC Section 4.05.00. In addition, the following 4
provisions shall apply: 5
6
a. Location of parking lots. The design of off-street parking lots shall comply 7
with the provisions of LDC section 5.05.08 F.2 except that parking lots, 8
vehicular use areas, and service function areas shall be located to the sides 9
or rear of buildings. 10
11
b. Driveways for single-family attached dwelling units. Where a lot abuts an 12
alley and the rear yard accommodates the driveway and unenclosed 13
parking of vehicles in accordance with LDC section 4.02.03 D., the 14
minimum length of such driveway shall be 23 feet. 15
16
c. Screening from abutting rights-of-way. Off-street parking lots and vehicular 17
use areas shall be screened along rights-of-way in accordance with LDC 18
section 4.02.26 B.8., where applicable. 19
20
d. Spaces required. 21
22
i. Hotels shall provide one space per hotel room. 23
24
ii. All other non-residential uses shall provide a minimum number of 25
parking spaces equal to one space per 1,000 square feet. 26
27
e. Reductions to the number of required spaces. 28
29
i. Off-street parking requirements shall be reduced cumulatively by 30
the following provisions, when applicable: 31
32
a) No additional off-street parking is required for outdoor dining 33
or outdoor restaurant seating areas. 34
35
b) For mixed use projects, the required number of residential 36
off-street parking spaces is reduced by 10 percent. 37
38
c) The minimum number of spaces required shall be reduced 39
by the County Manager or designee when it has been 40
determined that the reduction is necessary to preserve an 41
existing healthy tree or trees (with a 12-inch or greater 42
diameter at breast height) from being damaged or removed, 43
and where the SDP provides for the retention of said tree or 44
trees. 45
46
ii. Off-street parking requirements shall be further reduced by applying 47
only one of the following provisions: 48
49
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a) If the subject property is located within the GGPOD-AC and 1
within 330 feet of an improved public transit facility, such as 2
a bus shelter, bus transfer facility, or park and ride site, the 3
required number of off-street parking spaces shall be 4
reduced by 20 percent; 5
6
b) If the subject property is located within the GGPOD-DT and 7
within 330 feet of an improved public transit facility, such as 8
a bus shelter, bus transfer facility, or park and ride site, the 9
required number of off-street parking spaces shall be 10
reduced by 10 percent; or 11
12
c) If a public transit facility, such as bus shelter, bus transfer 13
facility, or park and ride accommodation, is provided on-site 14
and in coordination with and accepted by the Collier Area 15
Transit, or if a bike-share station or ride-share pick up/drop 16
off zone is provided on-site, the facility shall substitute for a 17
portion of the standard required off-street parking spaces. 18
The total percentage of parking reduction shall only equal a 19
maximum of 30 percent of the minimum required off-street 20
parking spaces. The County Manager or designee may 21
approve an alternative parking credit if the applicant 22
provides a site-specific analysis of the projected frequency 23
of passenger or patron use demonstrating a greater off-set 24
of parking spaces is warranted. 25
26
f. On-street parking. Where on-street parking exists or is permitted, a 27
development shall count the spaces directly abutting the site's frontage 28
toward the minimum parking requirement; however, the on-street parking 29
spaces are considered public spaces and are not for the exclusive use of 30
the adjacent use. 31
32
g. Parking structures. 33
34
i. Parking structures shall comply with LDC section 5.05.08 E.8, 35
except that building foundation landscaping shall be provided in 36
accordance with LDC section 4.02.26 B.8.c.ii. 37
38
ii. Parking structure façades shall be designed to screen views of 39
automobiles by the general public from adjacent streets and 40
driveways. 41
42
iii. Freestanding light fixtures on the top level of the parking structures 43
shall be a maximum of 20 feet in height and setback from the 44
perimeter of the structure a minimum distance of twice the height of 45
the light fixture. Light fixtures shall be fully shielded to contain light 46
to the surface of the deck only. 47
48
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h. Bicycle parking. Bicycle parking shall apply to all commercial, mixed 1
use, and Economic Development uses. Bicyclists shall have access via 2
sidewalks, pathways, or driveways to the public right-of-way and be located 3
as provided below: 4
5
i. Parking structures. Required bicycle parking shall be located in 6
or near main entrances or elevators to provide for pedestrian safety, 7
visibility, and security of property. 8
9
ii. On site. Bicycle parking (not located within a parking 10
structure) shall be located on site within 50 feet of main building 11
entrances. Bicycle parking shall not obstruct walkways. 12
13
iii. Right-of-way. Bicycle parking may be located within the public 14
right-of-way of a new local street platted after (the adoption date of 15
this ordinance), provided a minimum clearance of five feet is 16
maintained for pedestrian access. 17
18
iv. Shared bicycle parking. Where there is more than one 19
building on a site, or parking is shared with an adjacent site, bicycle 20
parking shall be distributed equally to serve all buildings and main 21
entrances. 22
23
C. Additional design standards for the Economic Development uses in the GGPOD. The 24
following design standards shall be applicable to all Economic Development uses 25
identified in Table 1 of LDC section 2.03.07 F.5.: 26
27
1. Loading areas. All loading areas shall be oriented away from adjacent residential 28
uses, except for where obstructed by an intervening building. 29
30
2. Outside storage and display. No outside storage and display shall be permitted 31
except when approved as part of a temporary/special event in accordance with 32
LDC section 5.04.05. 33
34
3. Operations. 35
36
a. All activity associated with the uses in this category shall be conducted 37
within a fully enclosed building. Activity includes but is not limited to the 38
following: 39
40
i. The use or storage of any fixed or movable business equipment; 41
42
ii. The use, storage, display, sale, delivery, offering for sale, 43
production, or consumption in any business, or by any business 44
invitee on the premises of the business, of any goods, wares, 45
merchandise, products, or foods; or 46
47
iii. The performance of any work or services. 48
49
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b. All Economic Development use operations and equipment, including 1
accessory process equipment, such as compressors and air handlers, shall 2
be contained in an enclosed structure. 3
4
4. Noise. No Economic Development use shall produce noise exceeding the sound 5
level limits for Commercial or Tourist uses as set forth in the Collier County Noise 6
Control Ordinance No. 90-17, as amended. 7
8
5. Odors. No Economic Development use shall cause or allow the emission of odor. 9
10
6. Vibrations. No use shall operate to produce ground vibration noticeable by a 11
reasonable person with normal sensitivity, outside the building for single-use 12
buildings or outside the Economic Development use space inside mixed use and 13
multi-tenant buildings. 14
15
7. Smoke and particulate matter. No Economic Development use shall discharge 16
outside the building for single-use buildings or outside the Economic Development 17
use space inside mixed use and multi-tenant building any toxic or noxious matter 18
in such a concentration that will endanger the public health, safety, comfort, or 19
general welfare. 20
21
8. Electrical disturbance. No Economic Development use shall create any electrical 22
disturbance which interferes unduly with the normal operation of equipment or 23
instruments or which is reasonably likely to cause injury to any person located 24
inside or outside building. 25
26
9. Appearance. Industrial/factory buildings shall be designed in accordance with the 27
provisions of LDC section 5.05.08., excluding the exceptions, modifications, and 28
additions listed in LDC section 5.05.08 E.7.b through h. 29
30
D. Design of new streets and alleys in the GGPOD. The standards contained herein are 31
applicable to all new streets and alleys in the GGPOD. 32
33
1. Streets. 34
35
a. Streets are intended to form a modified grid to provide continuous 36
pedestrian walkways. The street network corresponds to a mix of uses and 37
a higher level of building and site design standards, in order to promote 38
pedestrian comfort and movement of bicycles and to foster a vibrant urban 39
realm. 40
41
b. These standards shall apply to new streets in the GGPOD platted after (the 42
adoption date of this ordinance). Streets shall be a minimum of 66 feet in 43
width and comprised of the following: 44
45
i. Eight-foot wide sidewalks; 46
47
ii. Five-foot wide street tree planting zones containing cut-outs for 48
trees, located between the sidewalks and the Type F curbs. 49
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Lighting fixtures shall be provided within the street tree planting 1
zone and located to avoid conflict with street trees. Any at-grade 2
surface area within the street tree planting zone that is not occupied 3
by a tree or light fixture shall be ADA compliant. Light fixtures shall 4
be consistent with the decorative lighting identified in the Golden 5
Gate Community Roadways Beautification Master Plan. If such 6
lighting is unavailable, similarly themed lighting shall be used. Tree 7
cut-outs shall be designed as follows: 8
9
a) Placed abutting the FDOT Type F curb; 10
11
b) Minimum at-grade dimension of five feet with a minimum 12
area of 25 square feet; 13
14
c) Contain sufficient volume of soil necessary to promote a 15
healthy tree and directing roots away from sidewalks 16
through the use of structural soils or modular suspended 17
pavement systems. If the option of structural soil is utilized, 18
a minimum of two cubic feet of structural soil per square feet 19
of mature tree crown projection shall be provided; and 20
21
d) Spaced 40 feet on center with trees having a minimum 22
average mature canopy spread of 20 feet and an eight-foot 23
vertical clearance for pedestrians. 24
25
iii. Type F curbs, designed in accordance with current FDOT Design 26
Standards; 27
28
iv. On-street parking areas containing eight-foot wide by 23-foot long 29
parallel parking spaces; and 30
31
v. Vehicular travel lanes 10 feet in width. 32
33
c. Public utility and drainage infrastructure may be placed in the right-of-way 34
of new streets platted (after the adoption date of this ordinance) in the areas 35
designated below and subject to the following restrictions: 36
37
i. Storm and sanitary sewers shall be located within the travel lanes. 38
Where both are present, parallel sewers shall be constructed with 39
junction boxes and manholes centered in either travel lane. Where 40
only one is present, structures may be located at the centerline of 41
the roadway or centered within either travel lane. On curves, 42
sufficient structures shall be provided to facilitate pipeline 43
alignments that achieve minimum horizontal separation criteria 44
found in FAC 62-555.314(1). Where feasible, sewer laterals and 45
storm drains shall connect to sewer mains at right angles to 46
facilitate perpendicular crossings with other utilities in the right-of-47
way and to minimize proximity to tree roots. 48
49
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ii. Potable water and sanitary sewer force mains shall be located 1
between the travel lanes and the street tree planting zones, on 2
opposite sides of the roadway. The main shall be centered 3
underneath the on-street parking, four feet from both the gutter and 4
the travel lane. 5
6
iii. Other underground utilities shall be underneath the sidewalks. 7
8
iv. Above-ground structures and appurtenances shall be placed in the 9
street tree planting zone, outside the tree cut-outs and no closer 10
than five feet to any street tree. 11
12
2. Alleys. Alleys are intended to function as accessways to off-street parking lots, 13
vehicular use areas, and services areas. New alleys, including the width of the 14
paved area, shall be a minimum of 20 feet in width. The standards related to the 15
streetscape design of buildings in LDC section 4.02.26 B.7. are not applicable 16
along alleys. 17
18
E. Deviation requests for projects in the GGPOD. 19
20
1. Purpose and Intent. Property owners in the GGPOD may request deviations from 21
certain standards, as established in LDC section 4.02.26 E.2., to allow for flexibility 22
in building and site design, and to support and initiate incentives for new 23
development on vacant property or redevelopment on existing sites. 24
25
2. Applicability. 26
27
a. The Administrative Code, Chapter 6.M. shall establish the process and 28
submittal requirements for deviation requests in the GGPOD. Deviations 29
in the GGPOD may be requested for new development or redevelopment 30
projects in connection with any of the following types of applications: 31
32
i. SDP, SDPA, or SIP as established in LDC section 10.02.03; 33
34
ii. Building permit for signs as established in LDC section 5.06.11; or 35
36
iii. PPL for townhouses developed on fee simple lots under individual 37
ownership, as established in LDC section 10.02.04. 38
39
b. Unless otherwise specified, property owners shall be eligible to seek a 40
deviation from the following code provisions: 41
42
i. Design standards for the GGPOD: LDC section 4.02.26. All 43
dimensional standards of this section, excluding building height, 44
may be considered for a deviation request. In addition, deviations 45
from non-dimensional provisions, such as from the design 46
standards for Economic Development uses in LDC section 4.02.26 47
C., are also allowed. 48
49
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ii. Loading space requirements: LDC section 4.05.06 B. 1
2
iii. Landscaping in vehicular use areas: LDC section 4.06.03 B. 3
4
iv. Landscaping requirements for industrial and commercial 5
development: LDC section 4.06.05 B.3. 6
7
v. Building foundation plantings: LDC section 4.06.05 C., including 8
Table inset. 9
10
vi. Development standards for signs in nonresidential districts: LDC 11
section 5.06.04. 12
13
3. Conflict with other relief processes. 14
15
a. This section is not intended to replace the current established process of 16
requesting deviations associated with the following: 17
18
i. Master plan elements of the respective PUD pursuant to LDC 19
section 10.02.13. However, the deviation process of LDC section 20
4.02.26 E. is available to PUD-zoned lands within the GGPOD 21
provided that such request is based on a specific dimensional or 22
design requirement described in LDC section 4.02.26 E.2., and 23
provided the request further promotes compliance with the purpose 24
and intent of the GGPOD. 25
26
ii. Site plan with deviations for redevelopment projects pursuant to 27
LDC section 10.02.03 F., unless such request is based on a 28
dimension, site feature, or architectural standard listed under LDC 29
section 4.02.26 E.2. 30
31
iii. Deviations and alternate compliance pursuant to LDC section 32
5.05.08 G. 33
34
iv. Post take plan application pursuant to LDC section 9.03.07 A. 35
36
b. Deviations from the LDC which are not expressly provided for in this section 37
shall be processed as variances in accordance with LDC section 9.04.00. 38
39
4. Evaluation criteria. When evaluating a deviation, the following criteria shall be 40
considered: 41
42
a. Whether the proposed deviation is compatible with adjacent land uses and 43
achieves the requirements and/or intent of the regulations as closely as is 44
practicable; 45
46
b. Whether the proposed deviation is the minimum amount necessary to allow 47
for reasonable use of the property and/or address the issue necessitating 48
the deviation request; and 49
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c. Whether the reduced or increased standard requested by the deviation is 1
mitigated for, either on the subject site or by providing a public benefit on 2
the subject site. Examples of such on-site mitigation include but are not 3
limited to: increasing setbacks from the adjacent road right -of-way when 4
proposing to deviate from sign size limitations; increasing plantings or 5
planting sizes or installing a fence or wall where a reduced buffer width is 6
proposed; providing public pedestrian and/or bicycle pathway easements 7
or other similar mobility improvements including transit enhancements; 8
providing public parking; providing beautification in the public realm, 9
including street trees, street furniture, lighting and other similar public 10
benefits. 11
12
5. Public notice. Public notice, including signage, notice to property owners, and an 13
advertised public hearing, is required for deviation requests and shall be provided 14
in accordance with the applicable provisions of LDC section 10.03.06 R. 15
16
Golden Gate Parkway Professional Office Commercial Overlay District (GGPPOCO)—Special 17
Conditions for the Properties Abutting Golden Gate Parkway East of Santa Barbara Boulevard as 18
Referenced in the Golden Gate Parkway Professional Office Commercial District Map (Map 2) of 19
the Golden Gate Area Master Plan 20
21
A. The following standards shall apply to all uses in this overlay district. Where a specific 22
development criteria and standards also exist in the Golden Gate Master Plan, or the 23
Future Land Use Element of the GMP, they shall supersede any less stringent requirement 24
or place additional requirements on development. 25
26
B. In support of the purpose and intent of the GGPPOCO a common architectural style is 27
required for all proposed development within the overlay district. During the site 28
development plan review process, architectural drawings shall be submitted indicating that 29
all proposed buildings will have an architectural style which is similar to that approved for 30
the existing PUDs within the district boundaries. Such architectural drawings shall depict, 31
at a minimum, the following: the use of stucco, except for trim; pastel colors; pedestrian 32
pockets, including benches and lampposts; tile roofs, except that where tile roofs are not 33
provided, decorative parapet walls shall be constructed above the roof line. 34
35
C. Projects shall be encouraged in the form of a PUD (there shall be no minimum acreage 36
requirement for PUD rezones except for the requirement that all requests for rezoning 37
must be at least 40,000 square feet in area unless the proposed rezone is an extension 38
of an existing zoning district consistent with the Golden Gate Area Master Plan). 39
40
D. Minimum project area shall be 2 acres. 41
42
E. Buildings shall be set back from Golden Gate Parkway a minimum of 40 feet and from 43
rear lot line a minimum of 25 feet. 44
45
F. Buildings shall have a maximum height of 25 feet plus 10 feet for under building parking. 46
47
G. Transportation. 48
49
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1. Access to projects shall be provided exclusively via Golden Gate Parkway and 1
shall be limited to 1 per 450 feet commencing at the centerline of Santa Barbara 2
Boulevard but shall nonetheless comply with the Access Control Policy (Res. 01-3
247) in place at the time of development. 4
5
2. Projects shall be required to provide off- street parking and may make provisions 6
for shared parking arrangements with adjoining developments. 7
8
3. Projects shall provide deceleration and acceleration lanes as may be determined 9
by the County Manager or designee or his designee based upon the requirements 10
of the "work within the right-of-way ordinance" (Ordinance No. 93-64) and sound 11
engineering practices. 12
13
4. Projects shall encourage pedestrian traffic by providing sidewalks. Adjacent 14
projects shall coordinate location of sidewalks. 15
16
H. Signage permitted in this overlay shall be restricted to those signs permitted under section 17
5.06.00 the Collier County Sign Code. 18
19
I. Landscaping. 20
21
1. Projects shall provide a ten (10) foot buffer between vehicular right-of-way and 22
required sidewalk and shall provide landscaping of one (1) shade tree per thirty 23
(30) linear feet. Such trees shall be minimum of eight (8) feet in height and one 24
and one-half (1½) inches in diameter at the time of planting that shall have a 25
minimum canopy of fifteen (15) feet at maturity. In addition, a hedge or berm 26
planting combination shall be planted along the entire length of this ten (10) foot 27
buffer consistent with section 4.06.00. 28
29
2. A minimum of ten (10) percent of the gross vehicular use area shall be landscaped 30
to provide visual relief. One (1) tree, as described in section 4.02.26 I.1., shall be 31
provided for each seventy-five (75) square feet of this landscaped area. This 32
landscaping shall be placed within the vehicular use area. 33
34
J. Central water and sewer facilities shall be available prior to development. 35
36
# # # # # # # # # # # # # 37
38
4.02.37 – Reserved. Design Standards for Development in the Golden Gate Downtown 39
Center Commercial Overlay District (GGDCCO) 40
41
A. Development criteria. The following standards shall apply to all uses in this overlay district. 42
Where specific development criteria and standards also exist in the Golden Gate Area 43
Master Plan, or the Future Land Use Element of the Growth Management Plan, these 44
standards shall supersede any less stringent requirement or place additional requirements 45
on development. 46
47
1. Cessation of residential uses. Existing, non-owner-occupied residential uses 48
located along Golden Gate Parkway shall cease to exist no later than seven (7) 49
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years after the effective date of the adoption of the Downtown Center Commercial 1
Subdistrict in the Golden Gate Area Master Plan (adopted October 26, 2004; 2
effective January 14, 2005). This does not require the removal of residential 3
structures located on Golden Gate Parkway that are converted to uses allowed in 4
this overlay district within one (1) additional year; nor does this require the removal 5
of residential structures located elsewhere in this overlay district. 6
7
2. Multi-story buildings. 8
9
a. Only retail, personal service, and institutional uses are allowed on the first 10
floor. 11
12
b. All uses allowed by this zoning overlay, except restaurants and cocktail 13
lounges, are allowed on the second floor. 14
15
c. Only residential uses are allowed on the third floor. 16
17
3. Density. Density shall be as per the underlying zoning district. For mixed-use 18
projects, density shall be calculated based upon total project acreage. 19
20
4. Setbacks. 21
22
a. All development and redevelopment on lots abutting Golden Gate Parkway 23
shall have a front yard and setback of no more than 15 feet. All projects 24
providing a front yard setback greater than 0 feet must provide restaurant 25
seating, and/or open space areas such as other seating, planting areas, 26
and decorative landscape planters within such front yard , except that water 27
management retention and detention areas are prohibited. 28
29
b. All development and redevelopment on properties in the overlay area not 30
abutting Golden Gate Parkway must comply with the front yard setback 31
requirements of that property's underlying zoning. 32
33
c. Side yard setback shall be a minimum of 5 feet. 34
35
d. Rear yard setback shall be no less than ½ of the building height, with a 15-36
foot minimum. 37
38
5. Building footprint limits. 39
40
a. Minimum building footprint of 3,000 square feet. 41
42
b. Maximum building footprint of 12,000 square feet. 43
44
6. Minimum floor area—Residential. 45
46
a. Mixed use. Minimum floor area of 1,500 square feet. 47
48
7. Minimum height. The zoned height of buildings shall be no less than 34 feet. 49
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8. Maximum height. The actual height of buildings shall not exceed 3 stories or 45 1
feet. 2
3
9. Crime Prevention Through Environmental Design (CPTED) Standards. The 4
Golden Gate community supports the CPTED philosophy as a way to reduce 5
crime, improve neighborhood and business environments, and increase overall 6
quality of life of its citizens. CPTED principles such as natural surveillance, natural 7
access control, and territorial reinforcement shall be incorporated into the overall 8
design of the project, consistent with the provisions in this overlay and as identified 9
below. 10
11
a. Public paths shall be clearly marked by using design elements such as 12
landscaping and pedestrian accent lighting. 13
14
b. Public entrances shall be clearly defined by walkways and signage, as 15
specifically provided in this overlay. 16
17
10. Common architectural style. In support of the purpose and intent of the GGDCCO, 18
all structures within the overlay district shall have a common Mediterranean 19
architectural style, with barrel tile roofs, stucco façades, arches and wood accent 20
members used as details. During the site development plan review process, 21
architectural drawings shall be submitted to demonstrate adherence to this 22
requirement. All commercial and mixed use buildings and projects shall be subject 23
to the provisions of section 5.05.08 of the Code, except as provided herein. 24
25
11. Architectural standards. All buildings shall meet the requirements set forth in 26
section 5.05.08, except as otherwise specified below: 27
28
a. Buildings with frontage on Golden Gate Parkway shall have 60 percent of 29
the ground-floor façade finished with clear or lightly tinted glass. 30
31
b. The glazed area of the façade above the first-floor shall be at least twenty 32
(20) percent but shall not exceed 35 percent of the total area, with each 33
façade being calculated independently. 34
35
c. Design elements used to embellish the primary façade shall be similarly 36
incorporated into the rear façade of buildings. 37
38
d. The façades of buildings 5,000 square feet or larger shall use rooflines that 39
vary in height or architectural embellishments, such as cupolas, at least 40
every 80 feet. 41
42
e. Parapet roof treatments are prohibited. 43
44
f. Flat roofs must be screened with a mansard edge barrel tile roof extending 45
the length of all façades. 46
47
g. Building entrances shall be accentuated through architectural elements, 48
lighting, landscaping, and/or paving stones. 49
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1
12. Outdoor display/sale of merchandise. 2
3
a. No automatic food and drink vending machines shall be located exterior to 4
buildings. 5
6
13. Access. Those aggregated lots developed under these overlay provisions and 7
fronting on Golden Gate Parkway must provide site access from abutting local 8
streets and may not obtain site access from Golden Gate Parkway, and where one 9
such commercial or mixed use development provides site access at the project 10
boundary abutting other lots, whether aggregated or not for commercial or mixed 11
use development. Such developments must provide for joint or cross access with 12
the abutting property or properties in order to share access and minimize the 13
number of points from Golden Gate Parkway. 14
15
14. Parking standards. All commercial and mixed-use projects shall meet the parking 16
requirements as set forth below: 17
18
a. A minimum of 3 public parking spaces for each 1,000 square feet of 19
commercial floor area. 20
21
b. A minimum of 1.5 parking spaces for each residential unit. 22
23
c. No parking is allowed in the front yard of lots abutting Golden Gate 24
Parkway. 25
26
d. There shall be no parking requirement for outdoor restaurant seating areas. 27
28
e. Shared parking is required, where possible and feasible. 29
30
f. Interconnection between adjacent parking lots is required, where possible 31
and feasible. 32
33
g. Parking facility lighting shall be consistent with the pedestrian/accent 34
decorative lighting fixtures illustrated in Fig. 29, page 5-9 of the Golden 35
Gate Community Roadways Beautification Master Plan, as amended, and 36
shall be maintained at a light level of 3.0 foot candles, and arranged and 37
shielded in a manner that protects roadways and neighboring properties 38
from direct glare or other interference. 39
40
h. All projects that are adjacent to residential development within the district 41
and/or residentially zoned properties outside the district shall provide 42
lighting fixtures with full-cutoff optics that direct the light source downward. 43
44
i. The overnight parking of commercial vehicles, with a rated load capacity of 45
one ton or more, is prohibited. 46
47
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j. The overnight parking of commercial vehicles shall be limited to 1 vehicle 1
per 1,000 square feet of commercial floor area, not to exceed 6 commercial 2
vehicles per building. 3
4
15. Project standards. In addition to the site design elements described in section 5
5.05.08 F.1, all projects shall provide: 6
7
a. Two accept or specimen trees, above the minimum landscape code 8
requirements, for every 100 linear feet along both the front and rear 9
façades, at a minimum height of 18 feet at planting, except that projects 10
with frontage along Golden Gate Parkway shall only be required to provide 11
the planting along the rear façade. 12
13
b. Decorative landscape planters or planting areas, a minimum of 5 feet wide, 14
and areas for shaded seating consisting of a minimum of 100 square feet. 15
16
16. Landscaping. All commercial and mixed use projects shall meet the landscape 17
requirements in section 4.06.00 of the Code, unless otherwise specified in this 18
zoning overlay. 19
20
a. Project Perimeter Buffering. All projects that are located adjacent to 21
residential zoning external to the district boundaries shall provide a 6-foot 22
wide sidewalk and a minimum 19-foot wide landscape planting area, except 23
that the project's frontage along Golden Gate Parkway shall be exempt 24
from this requirement. 25
26
The planting area shall be landscaped with: 1. shrubs and ground cover; 27
shrubs shall be planted in a double row and be no less than 24 inches in 28
height at time of planting; and, 2. Trees, planted one per 30 linear feet and, 29
at time of planting, shall be a minimum height of 22 feet. 30
31
b. Internal Project Buffering. All projects that are located adjacent to a 32
residential use within the district boundaries shall provide an Alternative B 33
buffer per section 4.06.02 C.2. except: walls and berms are prohibited, a 34
freestanding hedge must be 6 feet in height, if a fence is provided it must 35
be accompanied by a hedge 3 feet in height with a 2 foot spread at time of 36
planting. The project frontage along Golden Gate Parkway shall be exempt 37
from this requirement. 38
39
c. Building Foundation Planting Areas. Building foundation plantings shall be 40
required for all projects, except for buildings adjacent to Golden Gate 41
Parkway and the rights-of-way abutting the district's external boundaries. 42
43
d. Project Vehicular Use Areas. Mountable curbs shall be provided for all 44
terminal landscape islands as depicted in Figure 3, Section 4.06.03.B.3. 45
46
17. Golden Gate Parkway Right-of-Way Improvements. Right-of-way improvements 47
required for properties/lots with frontage along Golden Gate Parkway. 48
49
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a. Curbing. All projects/lots shall provide Type "F" non-mountable curbing per 1
F.D.O.T. "Roadway and Traffic Design Standards" Index 300, the latest 2
edition. 3
4
b. Landscaping. All projects/ lots shall be required to provide an 8 foot wide 5
landscaping strip between the curb and sidewalk. This planting area may 6
be reduced between tree spacing to 5 feet wide, for a maximum of 50 7
percent of the buffer area, to accommodate street furnishings and fixtures, 8
consistent with the Golden Gate Community Roadways Beautification 9
Master Plan. 10
11
The landscaping strip shall be landscaped with: 1. Turf, not to exceed 50 12
percent of the planting area; 2. Shrubs and ground cover, at a minimum of 13
50 percent coverage, not to exceed a mature height of 24 inches; and, 3. 14
Canopy trees, planted one per 30 linear feet and, shall be at time of 15
planting, a minimum 4-inch caliper with 8 feet of clear trunk and 22 feet in 16
height. 17
18
All planting materials in the public right-of-way shall be consistent with 19
those identified in the Golden Gate Community Roadways Beautification 20
Master Plan. Installation and maintenance shall be consistent with the 21
Collier County Construction Standards Handbook for Work Within the 22
Right-of-Way. 23
24
Where right-of-way plantings above are not practicable, a planting area 25
and/or a decorative planter(s) may be provided consistent with the Collier 26
County Construction Standards Handbook for Work Within the Right-of-27
Way. 28
29
Property owners shall be required to enter into a Landscape Maintenance 30
Agreement with the County for the installation and maintenance of the 31
required right-of-way plantings. Landscape Maintenance Agreements shall 32
require a signed and sealed landscape and irrigation plan(s), review by the 33
appropriate Transportation Division staff, approval by the Board of County 34
Commissioners, and recording of said agreement with the Clerk of Courts. 35
Plans shall include, but not be limited to, the following: 36
37
i. Existing conditions inventory. 38
39
ii. Proposed plantings/details of planting methods and 40
maintenance specifications. 41
42
iii. Location of utilities. 43
44
iv. Location of drainage facilities. 45
46
v. Irrigation proposal, including water connections. 47
48
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c. Sidewalks. All projects/lots shall provide a ten foot wide sidewalk between 1
the required landscape strip identified in "b." above and the property line. 2
Sidewalks shall be constructed pursuant to the Land Development Code 3
and the "Construction Standards Handbook for Work Within the Right-of-4
Way". Decorative pavers (consistent with the approved pavers identified in 5
the Golden Gate Community Roadways Beautification Master Plan) may 6
be substituted for portions of sidewalk, subject to approval by the County 7
Manager, or designee. 8
9
Where a portion of the required sidewalk cannot be constructed in the 10
public right-of-way, the property owner shall locate such portion on their 11
private property and grant the County an easement. 12
13
18. Address numbers. Address numbers shall be 8 inches in vertical height and shall 14
be located on the primary building façade. Numbering materials shall be reflective 15
and have a contrasting background. 16
17
19. Signage. As required, allowed, or prohibited in section 5.06.00 of the Code. 18
19
20. Lighting. As described and provided in the Golden Gate Community Roadways 20
Beautification Master Plan or as identified below: 21
22
a. Internal Project Lighting. All projects shall use architectural decorative 23
lighting. Such lighting shall be the same decorative lighting as identified in 24
Figure 29 on page 5-9 of the Golden Gate Community Roadways 25
Beautification Master Plan. If such lighting becomes unavailable, similarly 26
themed lighting shall be used. Light fixtures must light all public use areas 27
adjacent to the building (e.g. entryway, courtyards, etc.) to a recommended 28
0.5 candle level of illumination. Lighting shall be arranged in a manner that 29
protects roadways and neighboring properties from direct glare or other 30
interference. 31
32
b. Street/Roadway Lighting. Architectural decorative lighting shall be used 33
along Golden Gate Parkway within the public right-of-way. Such lighting 34
shall be a variation of the decorative lighting identified as Figure 29 on page 35
5-9 of the Golden Gate Community Roadways Beautification Master Plan, 36
more specifically identified as the Lumec Domus Series (DMS50-250MH-37
SG3-480-LD-DL-CRL72-1A/U.S. 41 East lighting fixture). If such lighting 38
becomes unavailable, similarly themed lighting shall be used. The 39
installation and maintenance of lighting shall be consistent with the Collier 40
County Construction Standards Handbook for Work Within the Right-of-41
Way. 42
43
21. Dumpsters. Dumpsters shall be screened and positioned out of view from public 44
rights-of-way and pedestrian walkways. 45
46
# # # # # # # # # # # # # 47
48
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4.02.38 - Specific Design Criteria for Mixed Use Development within C-1 through C-3 Zoning 1
Districts 2
3
* * * * * * * * * * * * * 4
5
B. Applicability. All properties zoned C-1, C-2 and C-3, excluding where located in the 6
GGPOD. These regulations shall apply to all mixed-use projects proposed within these 7
zoning districts, subject to the design criteria set forth in this section. The design criteria 8
address the relationship of buildings, parking, vehicular, and pedestrian movement to 9
create a pedestrian oriented experience. Buildings are encouraged to be built close to the 10
vehicular and pedestrian way to create a continuous active and vibrant streetscape 11
utilizing the architecture, landscaping, lighting, signage, and street furnishings. Vehicular 12
travelways support two-way traffic and on street parking. A logical 13
pedestrian pathway system is provided throughout that connects the pedestrian 14
movements from one use to another or within use areas. Building arcades and awnings 15
are allowed to extend over the sidewalk to create shade and encourage pedestrian 16
activity. Signage design shall be carefully integrated with site and building design to 17
create a unified appearance for the project. Creativity in the design of signs is encouraged 18
in order to emphasize the unique character of the project. Projects utilizing these design 19
criteria will be developed in compliance with the LDC, except as specified herein. 20
21
C. Commercial Mixed Use Design Criteria. Projects utilizing the Commercial Mixed Use 22
option within a C-1, C-2, or C-3 Zoning District shall comply with the following standards 23
and criteria: 24
25
1. These design criteria are applicable to the C-1 through C-3 zoning districts, 26
excluding where located in the GGPOD. 27
28
# # # # # # # # # # # # # 29
30
4.05.02 - Design Standards 31
32
* * * * * * * * * * * * * 33
34
E. Access shall meet the following standards: 35
36
1. Be arranged for convenient and safe access of pedestrians and vehicles. 37
38
2. Off- street parking areas must be accessible from a street, alley or other public 39
right-of-way. 40
41
3. Access via a rear property right-of-way shall be required if available in lieu of direct 42
access. 43
44
4. Except for properties located in the GGPOD, For any nonresidential development 45
which abuts an alley, a maximum of ten (10) parking spaces, not to exceed thirty 46
(30%) percent of the required parking for the proposed use, may be accessed 47
solely from the alley. Said parking spaces shall be clearly marked and arranged 48
in such a manner so that each parking space meets the minimum size required in 49
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section 4.05.02 of this LDC. Additionally, these spaces shall be arranged in a 1
manner which allows for full compliance with any required landscaped buffer 2
requirement. These spaces shall be for the exclusive use of employees and 3
service vehicles and shall be clearly designated as such by appropriate signage. 4
5
F. Be arranged so that no vehicle shall be forced onto any street to gain access from one 6
aisle to another aisle. All off- street parking facilities must be so arranged that no motor 7
vehicle shall have to back onto any street, excluding single-family and two-family 8
residential dwellings and churches, and for townhouses and multi-family dwellings in the 9
GGPOD where access is provided from the rear yard from an abutting alley. 10
11
# # # # # # # # # # # # # 12
13
5.05.04 - Group Housing 14
15
* * * * * * * * * * * * * 16
17
C. Table of site design standards for category I and category II group care facilities: 18
19
* * * * * * * * * * * * * 20
21
Special setback requirements
for property abutting roadways
25 feet of a road right-of-way line1
22
1 For properties located in the GGPOD, the front setback shall be in 23
accordance with LDC section 4.02.26 B.1. 24
25
D. All other care housing environments as defined in this Code, including, but not limited to, 26
care units , assisted living units, continuing care retirement communities, nursing homes, 27
and dwelling units that are part of an aging-in-pace living environment shall adhere to the 28
following standards in addition to those established by the underlying zoning district. 29
30
* * * * * * * * * * * * * 31
32
2. No structure shall be erected within twenty (20) feet of any abutting lot or parcel 33
which is zoned residential, nor within twenty-five (25) feet of a road right-of-way, 34
except for properties within the GGPOD, the front setback shall be in accordance 35
with LDC section 4.02.26 B.1. 36
37
5.05.08 - Architectural and Site Design Standards 38
39
* * * * * * * * * * * * * 40
41
E. Design standards for specific building uses. 42
43
* * * * * * * * * * * * * 44
45
7. Industrial/factory buildings. 46
47
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a. Applicability. All standards listed in LDC section 5.05.08 are applicable 1
with the following exceptions, modifications, and additions. However, the 2
provisions contained in LDC section 5.05.08 E.7.b. through h. below shall 3
not be applicable to industrial/factory buildings located within the GGPOD. 4
5
# # # # # # # # # # # # # 6
7
10.03.06 - Public Notice and Required Hearings for Land Use Petitions 8
9
* * * * * * * * * * * * * 10
11
R. Site Plan with Deviations for Redevelopment, pursuant to LDC section 10.02.03 F and 12
deviations in the GGPOD, pursuant to LDC section 4.02.26 E. 13
14
1. The following advertised public hearings are required: 15
16
a. One Planning Commission or Hearing Examiner hearing. 17
18
b. If heard by the Planning Commission, one BZA hearing. 19
20
2. The following notice procedures are required: 21
22
a. Newspaper Advertisement prior to the advertised public hearing in 23
accordance with F.S. § 125.66. 24
25
b. Mailed Notice prior to the advertised public hearing. 26
27
# # # # # # # # # # # # # 28
Exhibit A – Proposed Administrative Code Section
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Collier County Land Development Code | Administrative Procedures Manual
Chapter 6 | Waivers, Exemptions, and Reductions
Chapter 6. Waivers, Exemptions, and Reductions
* * * * * * * * * * * * *
M. Deviation Requests for Projects in the Golden Gate Parkway Overlay
District (DR-GGPOD)
Reference LDC sections 2.03.07 F., 4.02.26 E., and LDC Public Notice section 10.03.06 R.
Applicability Property owners in the GGPOD may request deviations from certain standards, as
established in LDC section 4.02.26 E.2., to allow for flexibility in building and site design,
and to support and initiate incentives for new development on vacant property or
redevelopment on existing sites.
Deviations in the GGPOD may be requested for new development or redevelopment
projects requiring an SDP, SDPA, or SIP, as established in LDC section 10.02.03, or a building
permit in the case of a sign deviation, as established in LDC section 5.06.11. Deviations may
also be requested in connection with a PPL for townhouses developed on fee simple lots
under individual ownership, as established in LDC section 10.02.04.
Initiation The applicant files a “Deviations for Projects in Golden Gate Parkway Overlay District”
application with the Zoning Division.
See Chapter 1 D. for additional information regarding the procedural steps for initiating
an application.
Pre-Application A pre-application meeting is required.
Application
Contents
A deviation request made in connection with an SDP, SDPA, or SIP must include the
necessary information and drawing(s) required with the Application Contents and
Requirements for a site development plan, site development plan amendment, or a site
improvement plan. See Chapter 4 I.2 – I.4 of the Administrative Code.
A deviation request in connection with a sign permit must include the necessary
information and drawing(s) required with the Application Contents and Requirements for
a sign permit. See Chapter 4 H. of the Administrative Code.
Submittal Credentials: Pursuant to LDC section 10.02.03, the engineering plans shall be
signed and sealed by the applicant’s professional engineer licensed to practice in
the State of Florida. For projects subject to LDC section 5.05.08, architectural
drawings, shall be signed and sealed by a licensed architect, registered in the State
of Florida. Landscape plans shall be signed and sealed by licensed landscape
architect, registered in State of Florida.
Sheet size: The site improvement plan and the coversheet shall be prepared on a maximum
size sheet measuring 24 inches by 36 inches, drawn to scale showing the areas
affected by the amendment. The sheet must clearly show the change “clouded”
and clearly delineate the area and scope of the work to be done.
The application must include the following:
Exhibit A – Proposed Administrative Code Section
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Collier County Land Development Code | Administrative Procedures Manual
Chapter 6 | Waivers, Exemptions, and Reductions
1. A narrative of the project and how it is consistent with the evaluation criteria
identified in LDC section 4.02.26 E.4.
2. Description of each requested deviation and justification for each request. Requested
deviations shall be clearly delineated in the petition. The LDC section for which the
deviation seeks relief from shall be identified.
3. Project enhancements to offset or minimize the deviations shall be clearly identified.
4. Exceptions to the required Application Contents. A deviation request made in
connection with townhouses developed on fee simple lots under individual ownership must
include all items listed under Application Contents for Construction Plans and Final
Subdivision Plats in Chapter 5.D.1. of the Administrative Code, except for the following:
a. Fire Flow Test.
b. Environmental Data Requirements.
c. Traffic Impact Analysis.
d. Engineer’s Report.
e. Permits.
Notice Notification requirements are as follows. See Chapter 8 of the Administrative Code for
additional notice information.
1. Mailed Notice: Written notice shall be sent to property owners in the notification
area at least 15 days before the first advertised hearing.
2. Newspaper Advertisement: The legal advertisement shall be published at least 15
days before each advertised hearing in a newspaper of general circulation. The legal
advertisement shall include at a minimum:
a. Date, time, and location of the hearing;
b. Application number and project name;
c. 2 in. x 3 in. map of project location;
d. Requested deviations and proposed project enhancements; and
e. Description of location.
Public Hearing The Hearing Examiner or Planning Commission shall hold at least 1 advertised public
hearing. See Chapter 9 of the Administrative Code for the Office of the Hearing
Examiner procedures.
If the petition is heard by the Planning Commission, one BZA hearing is required.
Decision maker The Hearing Examiner or BZA.
Review Process The Zoning Division will review the application and identify whether additional materials
are needed. Staff will prepare Staff Report or Executive Summary, utilizing the criteria
established in LDC section 4.02.26 E.4, to present to the decision maker.
ORDINANCE NO.2018- 5 6
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF
COLLIER COUNTY, FLORIDA, ESTABLISHING THE GOLDEN GATE CITY
ECONOMIC DEVELOPMENT ZONE; PROVIDING FOR THE CALCULATION
OF AN ANNUAL TAX INCREMENT AMOUNT WITHIN THIS DEVELOPMENT
ZONE; CREATING AN ECONOMIC DEVELOPMENT TRUST FUND FOR THIS
DEVELOPMENT ZONE FOR THE TRANSFER AND MAINTENANCE OF SUCH
TAX INCREMENT AMOUNTS; AUTHORIZING THE PLEDGE AND
APPROPRIATION OF ECONOMIC DEVELOPMENT TRUST FUNDS;SETTING
FORTH THE ECONOMIC DEVELOPMENT PLAN FOR THIS DEVELOPMENT
ZONE; CREATING AND SETTING FORTH THE DUTIES OF THE GOLDEN
GATE CITY ECONOMIC DEVELOPMENT ADVISORY BOARD; PROVIDING
DEFINITIONS; PROVIDING FOR CONFLICT AND SEVERABILITY;
PROVIDING FOR INCLUSION IN THE CODE OF LAWS AND ORDINANCES;
AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, in addition to its broad home rule powers, Collier County is expressly authorized
under Section 125.045, Florida Statutes, to "expend public funds for economic development activities,
including, but not limited to, developing or improving local infrastructure, issuing bonds to finance or
refinance the cost of capital projects for industrial or manufacturing plants, leasing or conveying real
property,and making grants to private enterprises for the expansion of businesses existing in the community
or the attraction of new businesses to the community;"and
WHEREAS,Collier County previously adopted Ordinance No. 2010-20 providing for the creation
of Innovation Zones, specifically finding as follows:
It is the policy of the Board to promote economic growth which results in high wage jobs and
helps diversify the economy of Collier County. To further this policy, it is the intent of the Board to create
a dedicated source of revenue to fund an economic development program and to advance economic
development initiatives in zones of geographic concentration within the unincorporated areas of the
County. These zones, to be called Innovation Zones, will be designated by the Board from time to time
through the implementation of Economic Development Plans adopted by resolution for each Innovation
Zone;"and
WHEREAS,there is a compelling need for redevelopment within the commercial areas of Golden
Gate City, whose specific needs require an approach that is substantially similar to, but not identical with,
Innovation Zones as contemplated in Ordinance No. 2010-20; and
WHEREAS, recognizing the need to spur economic development in Golden Gate City, Collier
County has already taken over the water and sewer service for Golden Gate City in part to provide
commercial property owners a solution to development constraints caused by limited service; and
WHEREAS, Collier County wishes to continue to provide enhanced opportunities for economic
development and redevelopment within the existing commercial areas within Golden Gate City.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS
OF COLLIER OUNTY, FLORIDA,that:
1
Section One: Definitions and Findings
This Ordinance is intended to be a companion ordinance to Ordinance No. 2010-20,known as the
Collier County Innovation Zone Ordinance. Accordingly, the Board of County Commissioners hereby
adopts in full the definitions and findings set forth in Ordinance 2010-20, except for the Base Year
Assessment Roll,which is defined below,and as modified hereby incorporates such definitions and findings
as if specifically set forth below.
Section Two. Creation of the Golden Gate City Economic Development Zone.
The Board of County Commissioners hereby creates the Golden Gate City Economic Development
Zone,which shall constitute the entirety of Golden Gate City,as graphically described in Exhibit A.
Section Three. Initial Tax Increment Year and Percentage.
For purposes of establishing the Base Year Assessment Roll,the base year shall be the last Collier
County Real Property Assessment Roll certified by the Property Appraiser for the County Fiscal Year
beginning October 1, 2015. Tax increments shall commence to be deposited into the Trust Fund with the
County Fiscal Year commencing on October 1, 2019, and funding shall continue through September 30,
2029, unless extended by majority vote of the Board by Resolution. The amount of the tax increment to be
deposited into the Trust Fund shall be equal to 100%of the amount based on the formula set forth in Section
4(B)of Collier County Ordinance No. 2010-20.
Section Four: Creation of an Economic Trust Fund.
The County hereby creates the Golden Gate City Economic Development Zone Trust Fund. The
tax increment shall be deposited into the trust fund and the trust fund proceeds shall be utilized to implement
the Economic Development Plan set forth in Section Five. The Trust Fund corpus will not exceed One
Million Dollars($1,000,000)in any single fiscal year and is subject to annual appropriation by the County.
Up to 5% of the Trust Corpus shall be reserved as an annual administrative fee for the County. Upon
termination of the Trust Fund any unspent and unencumbered proceeds shall revert to the County's General
Fund.
Section Five: Adoption of the Economic Development Plan.
The primary purpose of the Golden Gate City Economic Development Zone is to attract and retain
qualified targeted industry business as defined by Florida Statute 288.106 and such businesses or industries
identified by the Board of County Commissioners. Trust funds may be utilized in any lawful manner,
including infrastructure required to serve new target businesses or the expansion of an existing target
business; payment of County Impact Fees to be paid by the new target business or the expansion of an
existing target business;and payment of building permit fees or other County fees related to the construction
of structures to serve the target business. In addition to this primary purpose,trust funds may be utilized in
any lawful manner which the Board of County Commissioners determines fosters economic development.
Payment of funds are purely discretionary, and must be approved in advance by the Board of County
Commissioners. All expenses must be fully documented in a manner acceptable to the County. Priority of
funding will be for the redevelopment and renewal of the commercial district along Golden Gate Parkway,
as graphically represented by Exhibit A.
2
Section Six: Creation of Golden Gate City Economic Development Zone Advisory Board.
The Golden Gate City Economic Development Zone Advisory Board(hereinafter referred to as
the Advisory Board) is hereby established.
a)Appointment and Composition. The Advisory Board shall be composed of seven(7)members
who are appointed by resolution of the Board of County Commissioners, and shall be representative of
the residential, business and commercial interests of the Golden Gate City Economic Development Zone.
Non-residential members of the Advisory Board need not live within Golden Gate City, and upon
recommendation of the Commissioner of the District, may reside outside of Collier County. Members
of the Advisory Board shall be appointed by and serve at the pleasure of the Board of County
Commissioners.
b)Terms of Office. The initial terms of office of the Advisory Board members shall be one year
for three members, and two years for four members, and each appointment or re-appointment thereafter
shall be for two years. Appointments to fill any vacancies on the Advisory Board shall be for the
remainder of the unexpired term of office.
c) Removal from Office. Removal of members from the Advisory Board shall be in accordance
with the provisions of Collier County Ordinance No. 2001-55, as it may be amended or by its successor
ordinance.
d) Officer; Quorum; Rules of Procedure. Annually the members of the Advisory Board shall
elect a chairperson and vice chairperson from among the members. The chairperson's and vice
chairperson's terms shall be for one year with eligibility for re-election by the members of the Advisory
Board. The presence of fifty-one percent (51%) of the current voting membership, but never less than
three total,shall constitute a quorum of the Advisory Board necessary to take action and transact business.
In addition, an affirmative vote of a simple majority shall be necessary in order to take official action.
Furthermore, by simple majority vote, but never with less than 5 members present, the Advisory Board
shall adopt rules of procedure for its meetings, and thereafter shall be governed by its Procedures, as
adopted and amended from time to time, subject to the approval of the Board of County Commissioners.
The Advisory Board shall keep a written record of meetings, resolutions, findings and determinations.
Copies of all Advisory Board minutes, resolutions, reports and exhibits shall be submitted to the Board
of County Commissioners. The Advisory Board meetings shall be open to the public and conducted in
the Sunshine.
e) Reimbursement of Expenses. Members of the Advisory Board shall serve without
compensation, but shall be entitled to receive reimbursement for expenses reasonably incurred in the
performance of their duties upon prior approval of the Board of County Commissioners.
f) Functions, Powers and Duties of the Advisory Board. The function, powers and duties of the
Advisory Board shall be to aid and assist the Board of County Commissioners in carrying out the purpose
of the Golden Gate City Economic Development Zone, including but not limited to advising and assisting
the Board of County Commissioners in the establishment, review and enhancement of policies and
programs to attract businesses or industries to the Golden Gate City Economic Development Zone,
reviewing and making recommendations on applications for funding through the Trust Fund, as well as
handling any matters that may be assigned by the Board of County Commissioners.
g) Duties of the County Manager's Office. The County Manager's Office will provide such
documentation, information, descriptions of procedures, secretarial support and general assistance to the
Advisory Board as may be necessary for the Advisory Board to carry out its functions as set forth herein.
3
Section Seven: Conflict and Severability.
In the event this Ordinance conflicts with any other Ordinance of Collier County or other applicable
law, the more restrictive shall apply. If any court of competent jurisdiction holds any phrase or portion of
the Ordinance invalid or unconstitutional,such portion shall be deemed a separate,distinct and independent
provision and such holding shall not affect the validity of the remaining portion.
Section Eight: Inclusion in the Code of Laws and Ordinances.
The provisions of this Ordinance shall become and may be made a part of the Code of Laws and
Ordinances of Collier County, Florida. The section of the Ordinance may be renumbered or re-lettered to
accomplish such, and the word "Ordinance" may be changed to "Section," "Article," or any other
appropriate word.
Section Nine: Effective Date.
This Ordinance shall take effect upon filing with the Florida Department of State.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier County,
Florida,thisN\-,day of kAcDy y k---2018.
ATTEST: BOARD O OU' Y COM : !NIERS
CRYSTAL K_KINZEL,Clerk COLLIE' CO IT ' • '
aAdutABy: C)CBy:
Attesta ',
epy_t lerk Andy Solis, Chairman
tp atilt''
s9nna'Ure only.
Approve, a 4 :Ill aregality:
if
Jeffrey A. ilatzk, , County Attorney
This ordinance filed with the
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FLORIDA DEPARTMENT 0 STATE
RICK SCOTT KEN DETZNER
Governor Secretary of State
November 14, 2018
Ms. Crystal K. Kinzel, Clerk
Collier County
Post Office Box 413044
Naples, Florida 34101-3044
Attention: Ann Jennejohn
Dear Ms. Kinzel:
Pursuant to the provisions of Section 125.66, Florida Statutes,this will acknowledge receipt of your
electronic copy of Collier County Ordinance No. 2018-56, which was filed in this office on November 14,
2018.
Sincerely,
Ernest L. Reddick
Program Administrator
ELR/lb
R. A. Gray Building • 500 South Bronough Street • Tallahassee, Florida 32399-0250
Telephone: (850) 245-6270
www.dos.state.fi.us
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G:\LDC Amendments\Advisory Boards and Public Hearings\DSAC-LDR\2020\Jul 28\Meeting Materials\Backup\Self-Storage\Proposed Text (07-
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LAND DEVELOPMENT CODE AMENDMENT
PETITION
PL20200000359
SUMMARY OF AMENDMENT
This Land Development Code Amendment (LDCA) proposes to allow
enclosed, indoor, air-conditioned self-storage use as a Permitted Use when
combined in the same building with other uses that are permitted in the C-
4 Commercial Zoning District.
LDC SECTIONS TO BE AMENDED
ORIGIN
Board of County
Commissioners (Board)
HEARING DATES
Board
CCPC
DSAC
DSAC-LDR
TBD
TBD
TBD
07-28-2020
2.03.03
5.05.08
Commercial Zoning Districts
Architectural and Site Design Standards
ADVISORY BOARD RECOMMENDATIONS
DSAC-LDR
TBD
DSAC
TBD
CCPC
TBD
BACKGROUND:
This LDCA follows a previous proposal (LDCA-PL20180003473) to establish separation standards
between self-storage facilities within the U.S. 41 corridor area that was not approved by the Board (See
Exhibit A). On December 10, 2019, the Board directed staff to address their concerns regarding self-
storage buildings within the U.S. 41 corridor area, through incentives for mixed-use developments rather
than requiring separation standards.
This amendment changes self-storage facilities from a Conditional Use to a Permitted Use in the C-4
zoning district, but only if the self-storage use is combined in the same building as with other permitted
uses in the C-4 zoning district and occupies less than 50 percent of the total area of the first floor.
Examples of buildings containing self-storage combined with other uses are shown in Exhibit B. This
LDCA applies to all C-4 districts throughout the County and does not apply only to properties within
the U.S. 41 Corridor that was previously identified.
FISCAL & OPERATIONAL IMPACTS
There are no anticipated fiscal or operational
impacts associated with this LDCA. By designing
a self-storage facility combined with other uses in
the same building, developers will not need to
obtain Conditional Use approval and can
immediately go through the Site Development
Plan process, thereby reducing cost, time, and risk.
GMP CONSISTENCY
This LDCA does not introduce a new use in C-4
district, rather it changes how an existing use is
permitted under certain conditions. Only a few
subdistricts within the Future Land Use Element,
Immokalee Area Master Plan and Golden Gate
Area Master Plan Sub-Elements allow C-4 zoning,
e.g. Mixed Use Activity Center Subdistrict. Those
few subdistricts do not restrict how the C-4 uses
are allowed – by right or by conditional use.
Therefore, this LDCA may be deemed consistent
with the GMP.
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EXHIBITS: A – Amendment History; B – Examples of Self Storage Combined with Other Uses.
DRAFT Text underlined is new text to be added
Text strikethrough is current text to be deleted
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Amend the LDC as follows:
1
2.03.03 – Commercial Districts 2
3
* * * * * * * * * * * * * 4
5
D. General Commercial District (C-4). The general commercial district (C-4) is intended to 6
provide for those types of land uses that attract large segments of the population at the 7
same time by virtue of scale, coupled with the type of activity. The purpose and intent of 8
the C-4 district is to provide the opportunity for the most diverse types of commercial 9
activities delivering goods and services, including entertainment and recreational 10
attractions, at a larger scale than the C-1 through C-3 districts. As such, all of the uses 11
permitted in the C-1 through C-3 districts are also permitted in the C-4 district. The outside 12
storage of merchandise and equipment is prohibited, except to the extent that it is 13
associated with the commercial activity conducted on-site such as, but not limited to, 14
automobile sales, marine vessels, and the renting and leasing of equipment. Activity 15
centers are suitable locations for the uses permitted by the C-4 district because most 16
activity centers are located at the intersection of arterial roads. Therefore the uses in the 17
C-4 district can most be sustained by the transportation network of major roads. The C-4 18
district is permitted in accordance with the locational criteria for uses and the goals, 19
objectives, and policies as identified in the future land use element of the Collier County 20
GMP. The maximum density permissible or permitted in a district shall not exceed the 21
density permissible under the density rating system. 22
23
1. The following uses, as defined with a number from the Standard Industrial 24
Classification Manual (1987), or as otherwise provided for within this section are 25
permissible by right, or as accessory or conditional uses within the general 26
commercial district (C-4). 27
28
a. Permitted uses. 29
30
* * * * * * * * * * * * * 31
32
90. Motorcycle dealers (5571). 33
34
91. Motor freight transportation and warehousing (4225, limited to 35
enclosed, indoor air-conditioned self-storage) when located with at 36
least one other permitted commercial use in the same building, and 37
subject to the following: 38
39
a. The enclosed, indoor air-conditioned self-storage shall 40
occupy less than 50 percent of the total floor area of the first 41
floor. 42
43
b. Any accessory office or retail component incidental to the 44
enclosed, indoor air-conditioned self-storage use will not 45
count toward the calculation of the floor area of the other 46
permitted use(s). The accessory office or retail component 47
of an enclosed, indoor air-conditioned self-storage use will 48
DRAFT Text underlined is new text to be added
Text strikethrough is current text to be deleted
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count toward the calculation of the floor area of the self-1
storage use. 2
3
912. Museums and art galleries (8412). 4
5
[renumber remaining uses] 6
7
* * * * * * * * * * * * * 8
9
c. Conditional uses. The following uses are permitted as conditional 10
uses in the general commercial district (C-4), subject to the standards and 11
procedures established in LDC section 10.08.00. 12
13
* * * * * * * * * * * * * 14
15
24. Motor freight transportation and warehousing (4225, enclosed, 16
indoor air-conditioned and mini-and self-storage warehousing only). 17
18
# # # # # # # # # # # # # 19
20
5.05.08 – Architectural and Site Design Standards. 21
22
* * * * * * * * * * * * * 23
24
E. Design standards for specific building uses. 25
26
* * * * * * * * * * * * * 27
28
2. Self-storage buildings. Self-storage buildings are subject to all of the applicable 29
provisions of this section with the following exceptions and additions: 30
31
* * * * * * * * * * * * * 32
33
f. Combined with another use or uses in the same building. 34
35
i. When an enclosed, indoor self-storage use is located in the same 36
building with another permitted commercial use or uses and the 37
square footage of the other use or uses exceeds 50 percent of the 38
ground floor area of the building, then the primary façade design 39
features of LDC section 5.05.08 D.2.b. shall apply. 40
41
ii. The architectural theme for the entire building shall be consistent 42
throughout, in order to avoid having contrasting styles for each use. 43
44
# # # # # # # # # # # # # 45
Exhibit A – Amendment History
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In April of 2010, the East Naples Foundation completed Vision for the East Trail, which was a
privately-initiated planning effort that resulted in the completion of a strategic plan for an
approximately 14-mile stretch of the U.S. 41 corridor.
On February 14, 2017, the Board of County Commissioners (Board) directed staff to begin the
process of developing a corridor study with the goal of obtaining community input and creating
incentives for the desired development types. After getting input from the community, in April of
2018, Johnson Engineering, Inc. completed the U.S. 41 Corridor Study-Summary of Findings and
Recommendations to the Board (“Corridor Study”) on behalf of the County. The Corridor Study
was presented to and accepted by the Board on April 24, 2018. One recommendation of the
Corridor Study suggested having a minimum distance separation between new self-storage
facilities.
In response to the Corridor Study, staff drafted a Land Development Code amendment (LDCA)
(PL20180003473) containing a 1,320-foot minimum separation requirement between new and
existing self-storage buildings on properties zoned C-4 for lots fronting on U.S. 41, between the
intersection of Palm Street/Commercial Drive and Price Street/Triangle Boulevard. The proposed
LDCA included a relief process (i.e., distance waiver) if an applicant could demonstrate that an
adequate supply of neighborhood goods and services are available within a quarter-mile radius of
the new building.
On September 10, 2019, staff brought a request to the Board to advertise a new ordinance
containing separation requirements between self-storage buildings. The Board discussed the item
and voted 4-1 against advertising the ordinance in its current form and unanimously voted to bring
back the item later so that staff could provide incentives, locational requirements, or alternatives.
Exhibit B – Examples of Self Storage Combined with Other
Uses
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16638 Sheridan Street in Pembroke Pines, FL
401 34th Street North in St. Petersburg, FL
Exhibit B – Examples of Self Storage Combined with Other
Uses
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107 Hillcrest Street in Orlando, FL
Renaissance Commons in Boynton Beach, FL
Exhibit B – Examples of Self Storage Combined with Other
Uses
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Source: Google Maps