DSAC-LDR Agenda 01/17/2023For more information please contact Eric Johnson at (239) 252-2931 or Eric.Johnson@colliercountyfl.gov
2023 Land Development Code Amendments
- Public Meeting -
Development Services Advisory Committee -
Land Development Review Subcommittee
Tuesday, January 17 , 2023
3:00 p.m.
2800 N. Horseshoe Dr., Naples, FL
Growth Management Community Development Department Building
Conference Room 609/610
Agenda:
1. Call to O rder
2. Approve Agenda
3. Old Business
a. PL20200002400 - Collier Boulevard Interstate 75 Innovation Zone Overlay (CBIIZO)
4. New Business
a. PL20220008172 - Neighborhood Information Meeting (NIM) Rules of Decorum
5. Public Comments
6. 2023 DSAC-LDR Subcommittee Potential Dates
a. February 21, 2023
b. March 21, 2023
c. June 20, 2023
d. September 19, 2023
e. December 19, 2023
7. Adjourn
1
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LAND DEVELOPMENT CODE AMENDMENT
PETITION
PL20200002400
SUMMARY OF AMENDMENT
This Land Development Code (LDC) amendment establishes the Collier
Boulevard/Interstate 75 Innovation Zone Overlay District (CBIIZO), which
serves to implement the economic development goals of the Interchange
Activity Center No. 9 Innovation Zone (Ord. 2018-39) and the new Collier
Boulevard/Interstate 75 Innovation Zone Overlay in the G rowth
Management Plan (GMP).
ORIGIN
Board of County
Commissioners (Board)
HEARING DATES LDC SECTION TO BE AMENDED
BCC TBD 1.08.01
2.03.07
4.02.23
5.05.08
Abbreviations
Overlay Zoning Districts
Same—Development in the Activity Center #9 Zoning District
Architectural and Site Design Standards
CCPC TBD
DSAC TBD
DSAC-LDR 01/17/2023
12/15/2020
ADVISORY BOARD RECOMMENDATIONS
DSAC-LDR
Approved
DSAC
TBD
CCPC
TBD
BACKGROUND
The proposed zoning overlay (CBIIZO) contains lands that are generally located at the intersection of Interstate
75 and Collier Boulevard. It comprises approximately +/-1,232 acres and will serve to implement the economic
development goals of the proposed Collier Boulevard/Interstate 75 Innovation Zone Overlay (PL20190000821)—
a companion large-scale Growth Management Plan (GMP) amendment that was recently approved by the Board
for transmittal (Res. 2022-176) and is now ready for adoption. Both the companion GMP amendment and the
CBIIZO will have identical boundaries (see Exhibit A) and be scheduled together at the Collier County Planning
Commission and BCC hearings.
Much of the proposed CBIIZO is comprised of lands the GMP designates as Interchange Activity Center #9. The
Interchange Activity Center #9 has been in effect since 1989 and was later amended in May 2000 to allow uses
from the Business Park Subdistrict of the GMP. In addition, industrial uses were added to the northeast and
southeast quadrants of I-75 and Collier Boulevard and in the southwest quadrant of Collier and Davis Bo ulevards.
The current map of Activity Center No. 9 in the GMP is depicted in Exhibit B. The only lands located in
Interchange Activity Center #9 in the GMP and excluded from the proposed CBIIZO are the following: 1) a 3.4 -
acre property lying east of Tollgate PUD, which was added to the Activity Center in 2020; and 2) +/-13.89 acres
of unimproved property within the Forest Glen of Naples PUD. The companion GMP amendment
(PL20190000821) will not modify Interchange Activity Center #9 other than the removal of the reference to the
Activity Center #9 Interchange Master Plan (IMP) (from Resolution 2001 -45) and the removal of a 0.26-acre
parcel. These changes do not impact the CBIIZO.
In 2002, the Activity Center #9 Zoning Overlay District, including a boundar y map, was adopted into the LDC,
pursuant to Ord. 2002-03. However, the boundary map was removed from the LDC when the LDC was recodified
in 2004. In defining the boundaries today, the LDC references the Interchange Master Plan Land Use Map (see
Exhibit C), which was a part of the 633-acre IMP. Additional design standards were later incorporated into the
zoning overlay in 2005 (for landscaping) and again in 2006 (for freestanding clock towers). The current
2
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provisions of Activity Center #9 Overlay in LDC are contained in LDC sections 2.03.07 K. and 4.02.23, including
the reference to the Interchange Master Plan Land Use Map (of the IMP). In establishing the CBIIZO, however,
all current provisions of the Activity Center #9 Zoning Overlay, including the re ference to the Interchange Master
Plan Land Use Map, will be eliminated. The new boundary map of the CBIIZO will be placed in LDC section
2.03.07 and be identical to the map depicted in the GMP (see Exhibit A). Staff recognizes that the +/-13.89 acres
of unimproved property of the Forest Glen of Naples PUD, which is currently regulated by the LDC’s Activity
Center #9 Overlay, will neither be regulated by that overlay once the overlay is eliminated, nor will it be in the
CBIIZO despite remaining within the boundaries of Interchange Activity Center #9 of the GMP.
The proposed uses in the CBIIZO are consistent with the proposed uses in the companion GMP amendment. In
general, t h e Qualified Targeted Industries (QTI) list includes a wide variety of uses; however, the CBIIZO is only
intended to attract those businesses compatible with existing development. Performance standards and
appropriate design standards are included to ensure th at the Economic Development uses do not create impacts
to the surrounding community which may be incompatible with the built environment. This LDC amendment
recognizes that additive manufacturing (i.e. “3D printing”) as identified by the International Organization for
Standardization (ISO) is an emerging innovative business use and to be included as a permitted use under SIC
3999, Manufacturing Industries, Not Elsewhere Classified.
In 2010, the Board created Innovation Zones as an Economic Development Zone for tax increment financing to
promote economic growth and to diversify the economy of Collier County. The County currently has three
innovation zones, one of which being the Interchange Activity C enter No. 9 Innovation Zone (Innovation Zone).
This Innovation Zone (see Exhibit D) was adopted in 2018 to focus around the industrial and commercial areas
near the intersection of Interstate 75 and Collier Bouvard to help accelerate development within th e area, to create
both high wage jobs as well as a healthy tax base. The primary purpose of this Innovation Zone is to attract and
retain qualified targeted industry (QTI) businesses as defined by Florida Statutes 288.106.
A benefit of creating the CBIIZO is that property owners wishing to attract prospective QTI business will not be
compelled to rezone lands or establish a new Planned Unit Development (PUD) or amending an existing PUD to
gain the additional entitlements. Adopting the CBIIZO will avail p roperty owners the opportunity of establishing
QTI uses without the need for rezoning, which can be time -consuming, costly, and with no certainty of approval.
FISCAL & OPERATIONAL IMPACTS
There are no anticipated fiscal or operational
impacts associated with this amendment.
This amendment will support the Board’s
goal of economic growth in the targeted area.
The amendment will eliminate the need to
rezone some of the properties within the
overlay in order to develop any of the
proposed permitted uses, thereby potentially
reducing the time and costs associated with
development associated with these industries.
GMP CONSISTENCY
The proposed LDC amendment is a companion item to
a GMP amendment (PL2019000821). The proposed
LDC amendment has been reviewed by
Comprehensive Planning staff and may be deemed
consistent with the GMP, provided the companion
GMP amendment is adopted.
EXHIBITS: A) Boundary of CBIIZO; B) Interchange Activity Center No. 9; C) Activity Center No. 9
IMP Land Use Map; and D) Excerpt from Ord. 2018-39
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Amend the LDC as follows:
1
1.08.01 – Abbreviations 2
3
* * * * * * * * * * * * * 4
5
C-5 Heavy Commercial Districts
CBIIZO Collier Boulevard/Interstate 75 Innovation Zone Overlay
CCME Conservation and Coastal Management Element of the Growth
Management Plan
6
# # # # # # # # # # # # # 7
8
2.03.07 – Overlay Zoning Districts 9
10
* * * * * * * * * * * * * 11
12
K. Collier Boulevard/Interstate 75 Innovation Zone Overlay (CBIIZO) 13
14
1. Purpose. The purpose and intent of the CBIIZO is to implement the goals, 15
objectives, and policies of the Interchange Activity Center #9 and Collier Boulevard 16
Interstate 75 Innovation Zone Overlay of the GMP and to attract and retain 17
qualified target industry businesses as defined by Florida Statute. 18
19
2. Applicability. 20
21
a. This LDC section and the design standards of LDC section 4.02.23 shall 22
apply to all properties identified by the designation “CBIIZO” on the 23
applicable official Collier County Zoning Atlas Maps. The CBIIZO boundary 24
is delineated on the map below. 25
26
27
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1
2
3
b. Conditional Uses approved prior to [the effective date of this ordinance] that 4
include design standards inconsistent with the provisions of the CBIIZO 5
may elect to utilize the design standards of the CBIIZO without the re-6
review of the conditional use as required by LDC section 10.08.00. 7
8
c. Any PUD established prior to [the effective date of this ordinance,] including 9
amendments or boundary changes, may elect to utilize the use regulations 10
and design standards of the CBIIZO. Any PUD proposed after [the 11
effective date of this ordinance] shall apply the provisions of the CBIIZO. 12
13
3. Table of Uses. 14
15
a. The Table of Uses identifies uses as permitted uses (P) or conditional uses 16
(CU). Conditional uses shall require approval in accordance with the 17
procedures set forth in LDC section 10.08.00. These uses are allowed 18
except in instances where the underlying zoning either lists them as 19
prohibited or where the underlying zoning allows residential uses within the 20
same parcel or tract as applicable. 21
22
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b. Table 1. In addition to the uses allowed by the underlying zoning district, 1
all properties within the CBIIZO shall be allowed the following economic 2
development uses, subject to 3.a.: 3
4
Economic Development Uses1
1) Apparel and other finished products (2311-
2399)
P2
2) Business services (7311-7319, 7331-7389) P
3) Chemicals and allied products (2836, 2841,
2844)
CU
4) Communications (4812-4899 including
communications towers up to specified
heights, subject to LDC section 5.05.09)
P2
5) Depository and non-depository institutions
(6011-6163)
CU
6) Drugs (2833-2835) P2
7) Educational services (8231, 8299) CU
8) Electronic and other electrical equipment
(3612-3699)
P2
9) Engineering, accounting, research,
management, and related services (8711-
8748)
P2
10) Fabricated metal products (3411-3499) CU
11) Food and kindred products (2011-2015
except slaughtering plants, 2021-2099)
P2
12) Furniture and fixtures (2511-2599) P2
13) Guided missiles and space vehicles and parts
(3761-3769)
CU
14) Health services (8011-8049, 8092, 8093) CU
15) Holding and other investment offices (6712-
6799)
CU
16) Industrial and commercial machinery and
computer equipment (3511-3599)
P2
17) Insurance agents, brokers, and service
(6411)
CU
18) Insurance carriers (6311-6399) CU
19) Leather and leather products (3131-3199) P2
20) Legal services (8111) P2
21) Local and suburban transit (4111-4173) CU
22) Lumber and wood products (2426, 2431-
2499)
P2
23) Measuring, analyzing, and controlling
instruments; photographic, medical, and
optical goods; watches and clocks
manufacturing (3812-3873)
P2
24) Medical and dental laboratories (8071, 8072) P2
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25) Medicinal chemicals and botanical products
(2833 vitamins only)
P2
26) Miscellaneous manufacturing industries
(3911-3996, 3999 including “additive
manufacturing,” as defined in ISO ASTM
52900)
P2
27) Miscellaneous services (8999) CU
28) Motion pictures (7812-7829) P2
29) Motion pictures (7832-7833) CU
30) Motor freight transportation and warehousing
(4212-4225, 4226 except oil and gas storage,
and petroleum and chemical bulk stations)
P2
31) Paper and allied products (2652-2679) P2
32) Paper and paperboard mills (2621, 2631) CU
33) Printing, publishing, and allied industries
(2711-2796)
P2
34) Railroad transportation (4011, 4013) CU
35) Rubber and miscellaneous plastic products
(3021-3089)
CU
36) Sawmills and planing mills (2421, 2429) CU
37) Security brokers, dealers, and flotation
companies (6211)
CU
38) Social services (8331, 8351) CU
39) Space research and technology (9661) P2
40) Stone, clay, glass, and concrete products
(3211, 3221, 3231, 3251-3273, 3275, 3281)
CU
41) Textile mill products (2211-2299) CU
42) Title Abstract Offices (6541) CU
43) Transportation equipment (3714, 3716, 3721-
3751, 3792, 3799)
P2
44) Transportation services (4724-4783, 4789
except stockyards)
CU
45) United States Postal services (4311) P2
46) Vocational schools (8243-8249) P2
47) Wholesale trade-Durable goods (5012-5014,
5021-5049, 5063-5092, 5094, 5099)
P2
48) Wholesale trade-nondurable Goods (5111-
5159, 5181, 5182, 5191 except that
wholesale distribution of chemicals,
fertilizers, insecticides, and pesticides must
be a minimum of 500 feet from a residential
zoning district, 5192-5199)
P2
1
1 See LDC section 4.02.23 F. for design standards specific to 2
Economic Development uses. 3
4
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2 Any outside storage and display shall require conditional use 1
approval. 2
3
4. Prohibited uses. These uses are prohibited, except that uses existing as of 4
[effective date of Ordinance] may continue to operate until the use ceases for a 5
period of one year. This section does not apply to the uses allowed in the 6
underlying zoning district. 7
8
a. Homeless shelters. 9
10
b. Soup kitchens. 11
12
Activity Center #9 Overlay. The purpose of this designation is to create an enhanced 13
entryway into the Naples urban area through appropriate, unified design elements and 14
standards; the implementation of which will result in an attractive, positive image as 15
outlined in the vision statement of the Activity Center #9 Interchange Master Plan . These 16
regulations and the design standards located in section 4.02.23 apply to the following 17
properties within Activity Center #9 as identified in the Interchange Master Plan Land Use 18
Map: 19
20
1. All buildings and projects that are subject to the requirements of section 5.05.08 of 21
this LDC. 22
23
2. Nonresidential land uses abutting any public street except industrial buildings 24
internal to industrial PUD zoned project, that are located no less than 200 feet from 25
the public street. 26
27
# # # # # # # # # # # # # 28
29
4.02.23 – Design Standards for the Collier Boulevard/Interstate 75 Innovation Zone Overl ay 30
(CBIIZO) Same—Development in the Activity Center #9 Zoning District 31
32
A. General. The standards contained in this section shall be applicable to all development 33
in the CBIIZO, except for residential-only uses. These standards apply to all property and 34
replace the standards applicable to the underlying zoning district where there is a conflict 35
unless otherwise provided for in LDC section 2.03.07 K.2 . 36
37
B. Building design standards. In addition to the requirements of LDC section 5.05.08, 38
buildings shall have features that characterize the area character themes. These elements 39
include: 40
41
1. All primary façades of a building shall feature one or more of the following design 42
elements listed below: 43
44
a. Porch. 45
46
b. Portico. 47
48
c. Elevated first floor or elevated entry. 49
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1
d. Any other treatment which the County Manager or designee determines to 2
represent the character themes of this overlay district. 3
4
2. Roof treatment. 5
6
a. All buildings with gross floor areas of less than 10,000 square feet shall 7
have pitched roofs. Pitched roofs shall have a minimum of 4/12 slope. 8
9
b. Industrial uses, and Economic Development uses listed in LDC section 10
2.03.07 K shall have one or more of the following roof treatments: 11
12
i. Pitched roof with a minimum slope of 3/12. 13
14
ii. Flat roof with mansard edge treatment. 15
16
iii. Flat roof with a combination of pitched and mansard roof elements 17
that extend along a minimum of 30 percent of the length of any 18
primary façade, and 20 percent of the attached façades as 19
measured from the connection point. 20
21
c. All non-residential buildings, with gross floor areas of 10,000 square feet or 22
greater, excluding those that are subject to LDC section 4.02.23 B.2.b., 23
shall have one or more of the following roof treatments: 24
25
i. Pitched roof with a minimum slope of 4/12. 26
27
ii. Flat roof with mansard edge treatment. 28
29
iii. Flat roof with a combination of pitched and mansard roof elements 30
that extend along a minimum of 50 percent of the length of any 31
primary façade, and a minimum of 30 percent of the attached 32
façades as measured from the connection point. 33
34
d. Roof material shall be tile or metal. 35
36
e. Roof overhangs shall be deep, no less than 3 feet beyond the supporting 37
walls. 38
39
f. Roofs shall include a minimum of one of the following architectural 40
elements: 41
42
i. Clerestory windows. 43
44
ii. Cupolas. 45
46
iii. Dormers. 47
48
iv. Attached clock towers. 49
50
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v. Any other treatment which the County Manager or designee 1
determines to represent the character themes of this overlay 2
district. 3
4
3. Freestanding clock towers shall be permitted subject to the following conditions: 5
6
a. The clock tower shall not exceed an actual height of 35 feet, measured 7
from the highest point of the crown of the road adjoining the tower site; 8
9
b. The clock tower shall have no more than one clock face per side and digital 10
clocks shall not be allowed; 11
12
c. The clock tower shall not contain any signage of any nature; and 13
14
d. Only one clock tower per BP-zoned property or PUD shall be permitted. 15
16
C. Landscaping standards. 17
18
1. Landscape buffers adjacent to road rights-of-way shall require a Type D Buffer in 19
accordance with LDC section 4.06.00. In addition to the requirements for a Type 20
D Buffer, the following requirements shall apply: 21
22
a. Landscape buffers adjacent to Collier Boulevard, S.R. 84. (Davis Boulevard 23
and Beck Boulevard) and within 400 linear feet of I-75 right-of-way line: 24
25
i. Shall measure a minimum of 25 feet in width. 26
27
ii. The required number of trees shall be supplemented by an 28
additional palm tree planting in the amount of 25 percent. 29
30
iii. Undulating beds of ornamental grasses and/or ground cover beds 31
shall be incorporated for at least 30 percent of the required buffer 32
strip area. 33
34
iv. All required trees shall be a minimum of 12 feet in height at time of 35
installation. 36
37
v. Where industrial land uses, and Economic Development uses 38
identified in LDC section 2.03.07 K. abut I-75, an eight-foot high, 39
unified, opaque, masonry wall is required. Landscape buffers shall 40
be placed along the street side of said wall. The wall shall be located 41
at the edge of the landscape buffer farthest from the property line. 42
43
b. Landscape buffers adjacent to all other public streets: 44
45
i. Shall measure a minimum of 15 feet in width. 46
47
ii. Undulating beds of ornamental grasses and ground cover beds 48
shall be incorporated for at least 25 percent of the required buffer 49
strip area. 50
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iii. All required trees shall be a minimum of 12 feet in height at time of 2
installation. 3
4
D. Lighting fixtures and signage shall be designed to complement the architectural themes 5
of this overlay district. Lighting shall also be subject to the requirements pursuant to LDC 6
section 5.05.08 regardless of the gross building area. 7
8
E. Pollution control. Any discharge from industrial, commercial, or manufacturing processes 9
to a stormwater or surface water management system is prohibited. Wastewater from any 10
industrial, commercial, or manufacturing process must be contained within a build ing or 11
disposed of through the Collier County Water-Sewer District’s wastewater collection 12
system pursuant to the Collier County Industrial Pretreatment Ordinance, (Ord. No. 2003 -13
18, as amended). 14
15
F. Additional design standards for the Economic Development uses in the CBIIZO. 16
17
1. Applicability. The standards contained in this section shall be applicable to all 18
Economic Development uses as identified by LDC section 2.03.07 K. These shall 19
apply to any Economic Development Use which is not permitted in the underlying 20
zoning district. 21
22
2. Lot design requirements and building dimension standards. 23
24
Minimum Lot Area 20,000 square feet
Minimum Lot Width 100 feet
Maximum Building Coverage 45%
Maximum Building Height 35 feet when the subject lot is
abutting residential tracts/districts
in PUDs or residential zoning
districts; 50 feet in all other areas
Minimum Distance Between
Buildings
50% of the sum of the heights of
the buildings but not less than 15
feet
Minimum Distance of Buildings
from Residential Land Uses
50 feet
Minimum Floor Area of Buildings 1,000 square feet
Minimum Front Yard 25 feet
Minimum Side Yard 20 feet
Minimum Rear Yard 25 feet
25
3. Operations. 26
27
a. All activity associated with the uses in this category shall be conducted 28
within a fully enclosed building, except for when approved as a conditional 29
use in conjunction with LDC section 4.02.23 F.3.c. Activity includes but is 30
not limited to the following: 31
32
i. The use or storage of any fixed or movable business equipment; 33
34
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ii. The use, storage, display, sale, delivery, offering for sale, 1
production, or consumption in any business, or by any business 2
invitee on the premises of the business, of any goods, wares, 3
merchandise, products, or foods; or 4
5
iii. The performance of any work or services. 6
7
b. All use operations and equipment, including accessory process equipment, 8
such as compressors and air handlers, shall be contained in an enclosed 9
structure. 10
11
c. Any outside storage and display may be permitted by conditional use or 12
when approved as part of a temporary/special event in accordance with 13
LDC section 5.04.05. 14
15
4. Environmental. 16
17
a. Noise. No use shall produce noise exceeding the sound level limits for 18
Commercial or Tourist uses as set forth in the Collier County Noise Control 19
Ordinance No. 90-17, as amended. 20
21
b. Odors. No use shall cause or allow the emission of odor. 22
23
c. Vibrations. No use shall operate to produce ground vibration noticeable by 24
a reasonable person with normal sensitivity, outside the building for single -25
use buildings or outside the use space inside mixed use and multi -tenant 26
buildings. 27
28
d. Smoke and particulate matter. No use shall discharge outside the building 29
for single-use buildings or outside the use space inside mixed use and 30
multi-tenant building any toxic or noxious matter in such a concentration 31
that will endanger the public health, safety, comfort, or general welfare. 32
33
e. Electrical disturbance. No use shall create any electrical disturbance which 34
interferes unduly with the normal operation of equipment or instruments or 35
which is reasonably likely to cause injury to any person located inside or 36
outside building. 37
38
f. Secondary containment. Secondary containment such as double walled 39
tanks, leak-proof trays, floor curbing or other containment systems which 40
provide secondary liquid containment shall be installed for facilities that 41
use, store, or handle, regulated substances in a single container of 55 -42
gallons or more. The containment structure shall be capable of containing 43
110% of the volume of the largest container located within, be composed 44
of materials impervious to the regulated substance, and be able to 45
withstand deterioration from external environmental conditions. For 46
containment areas with more than one storage container, capacity 47
calculations shall be made after deducting the volume of the largest storage 48
containers, other than the largest container. All regulated substances must 49
be removed from the containment structure within 24-hours of a spill or 50
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accidental release. Containment structures shall be sheltered so that the 1
intrusion of precipitation is effectively prevented. These requirements shall 2
apply to all areas of storage use, handling, and production, loading and off -3
loading areas, and to aboveground and underground storage areas. 4
5
5. Architectural and site design standards. 6
7
a. Rooftop mechanical equipment shall be fully screened by parapets 8
or other methods of screening and such parapets or other screening 9
material shall not exceed 10 feet in height. 10
11
b. Industrial/factory buildings shall be designed in accordance with the 12
provisions of LDC section 5.05.08, excluding section 5.05.08 E.7. 13
14
c. Loading areas. All loading areas shall be oriented away from 15
adjacent residential uses, except for where obstructed by an 16
intervening building. Loading areas, solid waste facilities, recycling 17
facilities, and other services elements shall be placed to the sides 18
or rear of the building. 19
20
d. The following shall apply to all exterior lighting: 21
22
i. All light fixtures shall be directed away or shielded from 23
neighboring properties. 24
25
ii. Illumination levels shall not exceed 0.5 footcandles at 26
property lines where adjacent to residential development or 27
residentially-zoned property, excluding where required 28
pursuant to LDC section 6.06.03. 29
30
A. All buildings and projects within Activity Center #9 shall be developed or redeveloped in 31
accordance with 1 or more of the design themes defined in the Activity Center #9 32
Interchange Master Plan. The design themes shall be incorporated into architecture, 33
landscape, signage, gateway features, and roadway lighting. 34
35
B. Buildings within the Activity Center #9 shall be limited to 3 complementary character 36
themes: Everglades, Rural and Old Florida, as defined in the Vision Statement of the 37
Activity Center #9 Interchange Master Plan. 38
39
C. In addition to the requirements of section 5.05.08, buildings shall have features that 40
characterize the area character themes. These elements include: 41
42
1. All primary façades of a building shall feature 1 or more of the followi ng design 43
elements listed below: 44
45
a. Porch. 46
47
b. Portico. 48
49
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c. Elevated first floor or elevated entry.d.Any other treatment which the 1
County Manager or designee determines to represent the character 2
themes of this overlay district. 3
4
2. Roof treatment. 5
6
a. Buildings with gross floor areas of less than 10,000 square feet shall have 7
pitched roofs. Pitched roofs shall have a minimum of 4/12 slope. 8
9
b. Buildings with gross floor areas of 10,000 square feet or greater shall have 10
one or more of the following roof treatments: 11
12
i. Pitched roof with a minimum slope of 4/12. 13
14
ii. Flat roof with mansard edge treatment. 15
16
iii. Flat roof with a combination of pitched and mansard roof elements 17
that extend along a minimum of 50 percent of the length of any 18
primary façade, and a minimum of 30 percent of the attached 19
façades as measured from the connection point. 20
21
c. Industrial use buildings shall have 1 or more of the following roof 22
treatments: 23
24
i. Pitched roof with a minimum slope of 3/12. 25
26
ii. Flat roof with mansard edge treatment. 27
28
iii. Flat roof with a combination of pitched and mansard roof elements 29
that extend along a minimum of 30 percent of the length of any 30
primary façade, and 20 percent of the attached façades as 31
measured from the connection point. 32
33
d. Roof material shall be tile or metal. 34
35
e. Roof overhangs shall be deep, no less than 3 feet beyond the supporting 36
walls. 37
38
f. To create articulation, roofs shall include a minimum of 1 of the following 39
architectural elements: 40
41
i. Clearstory windows. 42
43
ii. Cupolas. 44
45
iii. Dormers. 46
47
iv. Attached clock towers. 48
49
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v. Any other treatment which the County Manager or designee 1
determines to represent the character themes of this overlay 2
district. 3
4
3. Freestanding clock towers shall be permitted in non -residential and mixed use 5
planned unit developments (PUDs) within Activity Center No. 9 subject to the 6
following conditions: 7
8
a. The clock tower shall not exceed an actual height of 35 feet, measured 9
from the highest point of the crown of the road adjoining the tower site; 10
11
b. The clock tower shall be designed to complement the architectural themes 12
of this overlay district pursuant to subsection 4.02.23 B.; 13
14
c. The clock tower shall have no more than one clock face per side and digital 15
clocks shall not be allowed; 16
17
d. The clock tower shall not contain any signage of any nature; ande.Only one 18
clock tower per business park or PUD shall be permitted. 19
20
D. Landscape buffers adjacent to road rights-of-way. In addition to the requirements for a 21
Type D buffer, the following requirements shall apply: 22
23
1. Landscape buffers adjacent to Collier Boulevard, S.R. 84. (Davis Boulevard and 24
Beck Boulevard) and within 400 linear feet of I-75 right-of-way line: 25
26
a. Shall measure a minimum of 25 feet in width. 27
28
b. The required number of trees shall be supplemented by an additional palm 29
tree planting in the amount of 25 percent. 30
31
c. Undulating beds of ornamental grasses and/or ground cover beds shall be 32
incorporated for at least 30 percent of the required buffer strip area. 33
34
d. All required trees shall be a minimum of 12 feet in height. 35
36
e. Where industrial land uses abut I-75, an eight-foot high unified, opaque, 37
masonry wall is required. Landscape buffers shall be placed along the 38
street side of said wall. The wall shall be located at the edge of the 39
landscape buffer farthest from the property line. 40
41
2. Landscape buffers adjacent to all other public streets: 42
43
a. Shall measure a minimum of 15 feet in width. 44
45
b. Undulating beds of ornamental grasses and ground cover beds shall be 46
incorporated for a least 25 percent of the required buffer strip area. 47
48
c. All required trees shall be a minimum of 12 feet in height. 49
50
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3. Landscape buffers, signage and lighting fixtures in residential areas shall feature 1
a unified design at point of ingress/egress. 2
3
E. Lighting fixtures and signage within the Activity Center #9 shall be designed to 4
complement the architectural themes of this overlay district. Lighting shall also be subject 5
to the requirements pursuant to section 5.05.08 regardless of the gross building area. 6
7
# # # # # # # # # # # # # 8
9
5.05.08 – Architectural and Site Design Standards 10
11
* * * * * * * * * * * * * 12
E. Design standards for specific building uses. 13
* * * * * * * * * * * * * 14
7. Industrial/factory buildings. 15
a. Applicability. All standards listed in LDC section 5.05.08 are applicable 16
with the following exceptions, modifications, and additions. However, the 17
provisions contained in LDC section 5.05.08 E.7.b. through h. below shall 18
not be applicable to industrial/factory buildings located within the GGPOD 19
and CBIIZO. 20
21
# # # # # # # # # # # # # 22
Exhibit A – Boundary of CBIIZO in LDC and GMP
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Exhibit B – Interchange Activity Center #9
17
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Exhibit C –Activity Center #9 IMP Land Use Map
18
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Exhibit D – Map from Ord. 2018-39
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LAND DEVELOPMENT CODE AMENDMENT
PETITION
PL20220008172
SUMMARY OF AMENDMENT
This Land Development Code (LDC) amendment introduces the Rules of
Decorum for a Neighborhood Information Meeting (NIM). An update to
the Collier County Administrative Code for Land Development
(Administrative Code) is included as a companion amendment.
ORIGIN
Board of County
Commissioners (Board)
HEARING DATES LDC SECTION TO BE AMENDED
BCC TBD 10.03.05 Required Methods of Providing Public Notice
CCPC TBD
DSAC TBD
DSAC-LDR 01/17/2022
ADVISORY BOARD RECOMMENDATIONS
DSAC-LDR
TBD
DSAC
TBD
CCPC
TBD
BACKGROUND
In 2001, Collier County first adopted NIM provisions into the LDC for meetings known then as public
informational meetings. Under the current LDC, NIMs are m andatory for many types of land use petitions (e.g.,
Rezones, Conditional Uses, Planned Unit Development amendments, new Stewardship Receiving Areas, etc.)
and are to be held at least 15 days prior to the first public hearing.
On September 13, 2022, the Board directed staff to bring back an amendment to the Administrative Code to
address an expressed concern for public safety, meeting decorum, and virtual NIM options (Board Agenda Item
16.A.1). The executive summary for that item (see Exhibit B) contained details of a then -recently held NIM that
was forced to adjourn due to the disorderly conduct of some of the attendees. Below is an excerpt from the
execu tive summary describing t he circumstances:
“The Board discussion centered on a NIM for a current PUD Rezone petition at Collier Boulevard and Vanderbilt
Beach Road that was abruptly ended due to a minority percentage of attendees who were disruptive with abusive
language, threatening statements and refused to allow the rest of the attendees to hear the project’s details. This
created a situation where the crowd began to argue internally, and fearing further escalation into physical
confrontation, the meeting was terminated.”
The executive summary also contained five proposed “modifications,” which were ideas designed to address the
expressed concern . Staff used these ideas as a general guide when developing the proposed changes to the LDC
and Administrative Code. When staff originally presented the five ideas to the Board, it was thought that only
changes to the Administrative Code would be necessary. However, after collaborating with the County Attorney’s
Office, it has been determined that an ordinance amending the LDC would also be required, because some of the
proposed provisions are substantive in nature and/or sets policy , and the Administrative Code is only to be used
in a procedural context. As part of the proposed LDC and Administrative Code changes, staff has included
purpose and intent language for the NIM, to help formalize and provide perspective on why NIMs are required.
A parallel effort to increase the level of decorum at the Board level had recently been undertaken by the County
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Attorney’s Office. On June 14, 2022, the Board requested that the County Attorney’s Office draft an ordinance
to increase the level of decorum at Board meetings, and on June 28, 2022, the Board directed the County Attorney
to advertise and bring back a proposed ordinance. On September 13, 2022, t he Board adopted Ordinance 2022-
34, which authorizes the Chairman to better deal with disorderly persons. Excerpt s from the executive summary
and ordinance are provided in Exhibits C and D, respectively.
FISCAL & OPERATIONAL IMPACTS
The NIMs are conducted entirely at the
petitioner’s expense and as such, there are no
anticipated fiscal impacts to the County,
except for the cost of advertising an
ordinance amending the LDC.
GMP CONSISTENCY
The proposed LDC amendment has been reviewed by
Comprehensive Planning staff and may be deemed
consistent with the GMP.
EXHIBITS: A) Changes to Adminstrative Code; B) BCC 9/13/22 – Item 16.A.1. Executive Summary;
C) BCC 9/13/22 – Item 17.A. Executive Summary; and D) Ord. 2022-34
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Amend the LDC as follows:
1
10.03.05 – Required Methods of Providing Public Notice 2
3
This section shall establish the required methods of providing public notice. Chapter 8 of 4
the Administrative Code shall establish the public notice procedures for land use petitions. 5
6
A. Neighborhood Information Meetings (NIM). Neighborhood Information Meetings, 7
when where required, shall be held prior to the first public hearing, and noticed as 8
follows, and subject to the Rules of Decorum: 9
10
1. Mailed Notice shall be sent prior to the NIM and shall be pursuant to LDC 11
section 10.03.05 B. 12
13
2. Newspaper Advertisement prior to the NIM. 14
15
3. Rules of Decorum. The purpose and intent of a NIM is provide the public 16
with notice of an impending land use petition and to foster communication 17
and collaboration between the petitioner and the public. The expectation 18
is that all NIM attendees will conduct themselves in such a manner that 19
their presence will not interfere with the orderly progress of the meeting. 20
The petitioner is encouraged to provide a security detail, which will be at 21
the petitioner’s expense to ensure the safety of all attendees. The 22
petitioner may request the security detail to remove a disorderly person. If 23
the petitioner is unable to complete the NIM due to the disorderly conduct 24
of the attendees, the NIM shall adjourn and the petitioner will be required 25
to conduct another duly advertised NIM, as further described in Chapter 8 26
of the Administrative Code. 27
28
B. Mailed Notice. 29
30
1. Where required, Mailed Notice shall be sent to property owners in the 31
notification area as follows: 32
33
a. For areas in the urban designated area of the future land use 34
element of the Growth Management Plan notices shall be sent to 35
all property owners within 500 feet of the property lines of the 36
subject property. 37
38
b. For all other areas, except areas designated in the Rural Golden 39
Gate Estates Sub-Element or Urban Golden Gate Estates Sub-40
Elements of the Golden Gate Area Master Plan, notices shall be 41
sent to all property owners within 1,000 feet of the property lines of 42
the subject property. 43
44
c. For areas designated within the Rural and Urban Golden Gate 45
Estates Sub-Element of the Golden Gate Master Plan, notices shall 46
be sent to all property owners within one mile of the subject property 47
lines. 48
49
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d. Notices shall also be sent to property owners and condominium and 1
civic associations whose members may be impacted by the 2
proposed land use changes and who have formally requested the 3
county to be notified. A list of such organizations must be provided 4
and maintained by the County, but the applicant must bear the 5
responsibility of insuring that all parties are notified. 6
7
2. For the purposes of this requirement, the names and addresses of property 8
owners shall be deemed those appearing on the latest tax rolls of Collier 9
County. Unless required by F.S. § 125.66(4), the mailed notice is a 10
courtesy only and is not jurisdictional. Accordingly, provided a good faith 11
attempt for mailed notice is made, failure to mail or to timely mail the notice 12
or failure of an affected property owner to receive mailed notice will not 13
constitute a defect in notice or bar the public hearing as scheduled. 14
15
C. Newspaper Advertisement. 16
17
1. In accordance with F.S. § 125.66. 18
19
D. Posting of Signage. Where required, signs shall be posted 15 days prior to the first 20
advertised public hearing pursuant to the Administrative Cod e. 21
22
E. Agent Letter. Where required, an informational letter shall be sent by the owner or 23
Agent to property owners within 150 feet of the area covered by the petition 24
following the initial staff review comments for the petition and prior to the 25
resubmittal of the petition to the County. 26
27
# # # # # # # # # # # # # 28
Exhibit A – Changes to Administrative Code
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Exhibit A – Changes to Administrative Code
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Exhibit B – BCC 9/13/22 - Item 16.A.1. Executive Summary
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Exhibit C – BCC 9/13/22 - Item 17.A. Executive Summary
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Exhibit C – BCC 9/13/22 - Item 17.A. Executive Summary
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Exhibit D – Ord. 2022-34
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Exhibit D – Ord. 2022-34
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Exhibit D – Ord. 2022-34
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