Agenda 03/14/2023 Item #16A 7 (Waive the requirement to hold a nightime hearing and advertise a LDC amendment at two regularly scheduled daytime hearings)16.A.7
03/14/2023
EXECUTIVE SUMMARY
Recommendation to hear a Land Development Code amendment at two regularly scheduled
daytime hearings and to waive the nighttime hearing requirement.
OBJECTIVE: To waive the requirement to hold a nighttime hearing and advertise a Land Development
Code (LDC) amendment at two regularly scheduled daytime hearings.
CONSIDERATIONS: The Collier Boulevard/Interstate 75 Innovation Zone Overlay District (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.
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 Center No. 9
Innovation Zone (Innovation Zone). This Innovation Zone 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 the 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 property owners the
opportunity of establishing QTI uses without the need for rezoning, which can be time-consuming, costly,
and with no certainty of approval. The CBIIZO will support the Board's goal of economic growth in the
targeted area. It 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.
Since this LDC amendment includes a proposed change to the list of permitted and conditional uses on
lands that potentially can be greater than 10 acres, LDC section 10.03.06 K requires two Board hearings
with at least one hearing held after 5:00 p.m. on a weekday. However, the Board may elect to conduct the
hearing at another time of day by a supermajority vote. If the Board elects not to waive the night hearing,
one of the proposed hearings will need to occur after 5:00 p.m.
Prior to the Board's review, this LDC amendment (LDCA-PL20200002400) was reviewed by the Collier
County Planning Commission (CCPC) on Thursday, March 2, 2023, at 5:05 p.m. It is staff s opinion that
the public had an opportunity to address their concerns at this nighttime hearing, and that a nighttime
hearing by the Board will not be necessary. The CCPC unanimously recommended approval of the LDC
amendment (with the caveat of removing SICs 7353, 7359, and 8351), and there was no public
opposition.
FISCAL IMPACT: The costs associated with processing and advertising the proposed LDC amendment
are estimated at $2,016.00. Funds have been allocated within Unincorporated Area General Fund (111),
Comprehensive Planning Cost Center (138317).
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16.A.7
03/14/2023
LEGAL CONSIDERATIONS: This item is approved as to form and legality, and it requires an
affirmative vote of four for approval per LDC Section 10.03.06.K. Lb. (HFAC)
GROWTH MANAGEMENT IMPACT: There is no growth management impact associated with this
action.
RECOMMENDATION: To direct staff to advertise and hold two regularly scheduled daytime hearings.
This request to waive the requirement to hold a nighttime hearing is pursuant to LDC section 10.03.06 K.
Prepared by: Eric L. Johnson, AICP, LDC Planning Manager, Zoning Division
ATTACHMENT(S)
1. PL20200002400 - CBIIZO LDCA (02-15-2023) (PDF)
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16.A.7
03/14/2023
COLLIER COUNTY
Board of County Commissioners
Item Number: 16.A.7
Doc ID: 24545
Item Summary: Recommendation to hear a Land Development Code amendment at two regularly scheduled
daytime hearings and waive the nighttime hearing requirement.
Meeting Date: 03/14/2023
Prepared by:
Title: Planner, Principal — Zoning
Name: Eric Johnson
02/14/2023 9:46 AM
Submitted by:
Title: Zoning Director — Zoning
Name: Mike Bosi
02/14/2023 9:46 AM
Approved By:
Review:
Zoning
Eric Johnson
Additional Reviewer
Zoning
Mike Bosi
Additional Reviewer
Growth Management Department
Diane Lynch
Growth Management Department
Growth Management Department
James C French
Growth Management
County Manager's Office
Ed Finn
CMO Completed
County Attorney's Office
Heidi Ashton-Cicko Level 2 Attorney of Record Review
County Manager's Office
Ed Finn
Additional Reviewer
Office of Management and Budget
Debra Windsor
Level 3 OMB Gatekeeper Review
County Attorney's Office
Jeffrey A. Klatzkow Level 3 County Attorney's Office Review
Office of Management and Budget
Laura Zautcke
Additional Reviewer
County Manager's Office
Amy Patterson
Level 4 County Manager Review
Board of County Commissioners
Geoffrey Willig
Meeting Pending
Skipped
02/01/2023 8:31 AM
Completed
02/14/2023 9:50 AM
Completed
02/15/2023 11:24 AM
Completed
02/23/2023 5:33 PM
03/01/2023 7:16 PM
Completed
03/06/2023 4:47 PM
Completed
03/06/2023 6:51 PM
Completed
03/07/2023 8:59 AM
Completed
03/07/2023 11:16 AM
Completed
03/07/2023 1:54 PM
Completed
03/07/2023 3:44 PM
03/14/2023 9:00 AM
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16.A.7.a
Co per County
Growth Management
Community Development Department
Zoning Division
LAND DEVELOPMENT CODE AMENDMENT
PETITION
PL20200002400
ORIGIN
Board of County
Commissioners (Board)
SUMMARY OF AMENDMENT
This Land Development Code (LDC) amendment establishes the Collier
Boulevard/Interstate 75 Innovation Zone Overlay District (CBEZO), 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 Growth
Management Plan (GMP).
HEARING DATES
LDC SECTION TO BE AMENDED
BCC
TBD
1.08.01
Abbreviations
CCPC
03/02/2023
2.03.07
Overlay Zoning Districts
DSAC
02/01/2023
4.02.23
Same —Development in the Activity Center #9 Zoning District
DSAC-LDR
01/17/2023
5.05.08
Architectural and Site Design Standards
12/ 15/2020
ADVISORY BOARD RECOMMENDATIONS
DSAC-LDR DSAC CCPC
Approval with recommendations Approval with recommendations 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 1-75 and Collier Boulevard and in the southwest quadrant of Collier and Davis Boulevards.
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 boundary 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
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,
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16.A.7.a
Co per County
Growth Management
Community Development Department
Zoning Division
all current provisions of the Activity Center #9 Zoning Overlay, including the reference 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, the 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 that 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. "313 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 Center 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 the 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 property owners the opportunity of establishing
QTI uses without the need for rezoning, which can be time-consuming, costly, and with no certainty of approval.
The CBIIZO will support the Board's goal of economic growth in the targeted area. It 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.
On January 17, 2023, the DSAC-LDR Subcommittee recommended approval with conditions, which are
summarized in Exhibit E. On February 1, 2023, the DSAC recommended approval with conditions, which are
summarized in Exhibit F.
FISCAL & OPERATIONAL IMPACTS GMP CONSISTENCY
There are no anticipated fiscal or operational The proposed LDC amendment is a companion item to
impacts associated with this amendment. a GMP amendment (PL2019000821). The proposed
This amendment will support the Board's LDC amendment has been reviewed by
goal of economic growth in the targeted area. 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; D) Excerpt from Ord. 2018-39; E) DSAC-LDR Subcommittee Recommendations;
and F) DSAC Recommendations
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DRAFT
Amend the LDC as follows:
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2 1.08.01 — Abbreviations
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16.A.7.a
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C-5
Heavy Commercial Districts
CBIIZO
Collier Boulevard/Interstate 75 Innovation Zone Overla
CCME
Conservation and Coastal Management Element of the Growth
Management Plan
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7 # # # # # # # # # # # # #
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9 2.03.07 — Overlay Zoning Districts
10
12
13 K. Collier Boulevard/Interstate 75 Innovation Zone Overlay (CBIIZO)
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15 1. Purpose. The purpose and intent of the CBIIZO is to implement the goals,
16 objectives, and policies of the Interchange Activity Center #9 and Collier Boulevard
17 Interstate 75 Innovation Zone Overlay of the GMP and to attract and retain
18 _qualified target industry businesses as defined by Florida Statute.
19
20 2. Applicability.
21
22 a. This LDC section and the design standards of LDC section 4.02.23 shall
23 apply to all properties identified by the designation "CBIIZO" on the
24 applicable official Collier County Zoning Atlas Maps. The CBIIZO boundary
25 is delineated on the map below.
26
27
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COL LI E R BO U L EN A RDI I N T E RSTA7'E 75 I N NO V.i1-I ON 'LON E L1 V ER LAY
COI.I.IFR COUNTY. ri.ORTI]A
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0 7,000 2,000 4,000 Feet LEGEND
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ip 75 Innovation Zone Overlay
(Map to be added)
b. Conditional Uses aDDroved Drior to fthe effective date of this ordinancel that
include design standards inconsistent with the provisions of the CBIIZO
may elect to utilize the design standards of LDC section 4.02.23 B. and C.
of the CBIIZO without the re -review of the conditional use as required by
LDC section 10.08.00.
C. Anv PUD established Drior to fthe effective date of this ordinancel includin
amendments or boundary changes, may elect to utilize the use regulations
and design standards of the CBIIZO, except that adherence to LDC
sections 4.02.23 E. and F. shall be mandatory if the existing PUD utilizes
Economic Development Uses and the existing PUD does not permit the
Economic Development Uses in Table 1 of LDC section 2.03.07 K.3.b. Any
PUD proposed after [the effective date of this ordinance] shall apply the
provisions of the CBIIZO.
3. Table of Uses.
a. The Table of Uses identifies uses as permitted uses (P) or conditional uses
(CU). Conditional uses shall require approval in accordance with the
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Drocedures set forth in LDC section 10.08.00. These uses are allowed
except in instances where the underlying zoning either lists them as
prohibited or where the underlying zoning allows residential uses within the
same parcel or tract as applicable.
b. Table 1. In addition to the uses allowed by the underlying zoning district,
all properties within the CBIIZO shall be allowed the following economic
development uses, subject to 3.a.:
Economic Development Uses'
Apparel and other finished products (2311-
P2
—
2399)
Business services (7311-7319, 7331-7389)
P
3) Chemicals and allied products (2836, 2841,
CU
2844
4) Communications (4812-4899 including
P2
communications towers up to specified
heights, subject to LDC section 5.05.09)
Depository and non -depository institutions
CU
(6011-6163)
Drugs (2833-2835)
P2
7) Educational services (8231, 8299)
CU
8) Electronic and other electrical equipment
P2
(3612-3699)
Engineering, accounting, research,
P2
management, and related services (8711-
8748
101 Fabricated metal products (3411-3499)
CU
11 Food and kindred products (2011-2015
P2
except slaughtering plants, 2021-2099)
12) Furniture and fixtures (2511-2599)
P2
13) Guided missiles and space vehicles and parts
CU
(3761-3769)
14) Health services (8011-8049, 8092, 8093)
CU
15 Holding and other investment offices (6712-
CU
6799
16) Industrial and commercial machinery and
P2
computer equipment (3511-3599)
17) Insurance agents, brokers, and service
CU
6( 411)
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-
P2
—
2 )
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AA-,121
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23 Measuring, analyzing, and controlling
instruments; photographic, medical, and
optical goods; watches and clocks
manufacturing (3812-3873)
24 Medical and dental laboratories (8071, 8072)
25) Medicinal chemicals and botanical products
(2833 vitamins only)
26 Miscellaneous manufacturing industries
(3911-3996. 3999 includina "additive
manufacturing," as defined in ISO ASTM
52900
27 Miscellaneous services (8999)
28) Motion pictures (7812-7829)
29 Motion pictures (7832-7833)
30) Motor freight transportation and warehousing
(4212-4225, 4226 except oil and gas storage,
and petroleum and chemical bulk stations)
311 Paper and allied products (2652-2679)
32 Paper and paperboard mills (2621, 2631)
33) Printing, publishing, and allied industries
(2711-2796)
34) Railroad transportation (4011, 4013)
35 Rubber and miscellaneous plastic products
(3021-3089)
36 Sawmills and planing mills (2421, 2429)
37 Security brokers, dealers, and flotation
companies (6211)
Social services (8331, 8351)
39 Space research and technology (9661)
40) Stone, clay, glass, and concrete products
(3211, 3221, 3231, 3251-3273, 3275, 3281)
41) Textile mill products (2211-2299)
42) Title Abstract Offices (6541)
43) Transportation equipment (3714, 3716, 3721-
3751, 3792, 3799)
44) Transportation services (4724-4783, 4789
except stockyards)
45) United States Postal services (4311)
46
Vocational schools (8243-8249)
47) Wholesale trade -Durable goods (5012-5014,
5021-5049, 5063-5092, 5094, 5099)
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
zonina district. 5192-5199)
6
P2
P2
P2
P2
cU
P2
cU
P2
P2
cU
P2
cU
cU
cU
cU
cU
P2
cU
cu.
cU
P2
cU
P2
P2
P2
P2
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See LDC sections 4.02.23 E. and F. for standards that are specific
to Economic Development uses, which are mandatory unless
already permitted by right as a principal use in the underlying zoning
district.
Any accessory outside storage and display shall require conditional
use approval, unless already permitted in an existing PUD.
4. Prohibited uses. These uses are prohibited, except that uses existing as of
[effective date of Ordinance] may continue to operate until the use ceases for a
period of one year. This section does not apply to the uses allowed in the
underlying zoning district.
a. Homeless shelters.
b. Soup kitchens.
# # # # # # # # # # # # #
4.02.23 — Design Standards for the Collier Boulevard/Interstate 75 Innovation Zone Overlay
A. General. The standards contained in this section shall be applicable to all development
in the CBIIZO, except for residential -only uses. These standards apply to all property and
replace the standards applicable to the underlying zoning district where there is a conflict
unless otherwise Drovided for in LDC section 2.03.07 K.2.
B. Building design standards. In addition to the requirements of LDC section 5.05.08,
buildings shall have features that characterize the area character themes. These elements
include:
1. All primary fagades of a building shall feature one or more of the following design
elements listed below:
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a_ Porch_
b. Portico.
C. Elevated first floor or elevated entry.
d. Any other treatment which the County Manager or designee determines to
represent the character themes of this overlay district.
2. Roof treatment.
a. All buildings with gross floor areas of less than 10,000 square feet shall
have pitched roofs. Pitched roofs shall have a minimum of 4/12 slope.
b. Industrial uses, and Economic Development uses listed in LDC section
2.03.07 K shall have one or more of the following roof treatments:
Pitched roof with a minimum slope of 3/12.
Flat roof with mansard edae treatment.
iii. Flat roof with a combination of pitched and mansard roof elements
that extend along a minimum of 30 percent of the length of any
primary facade, and 20 percent of the attached facades as
measured from the connection point.
C. All non-residential buildings, with gross floor areas of 10,000 square feet or
greater, excluding those that are subject to LDC section 4.02.23 13.2.b.,
shall have one or more of the followina roof treatments:
i. Pitched roof with a minimum slope of 4/12.
ii. Flat roof with mansard edge treatment.
iii. Flat roof with a combination of pitched and mansard roof elements
that extend along a minimum of 50 percent of the length of any
primary facade, and a minimum of 30 percent of the attached
facades as measured from the connection Doint.
d. Roof material shall be tile or metal.
e. Roof overhangs shall be deep, no less than 3 feet beyond the supporting
walls.
f. Roofs shall include a minimum of one of the following architectural
elements:
Clerestory windows.
Cupolas.
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iii. Dormers.
iv. Attached clock towers.
V. Any other treatment which the County Manager or designee
determines to represent the character themes of this overlay
district.
3. Freestanding clock towers shall be permitted subject to the following conditions:
a. The clock tower shall not exceed an actual height of 35 feet, measured
from the hiahest Doint of the crown of the road adioinina the tower site:
b. The clock tower shall have no more than one clock face per side and digital
clocks shall not be allowed;
C. The clock tower shall not contain any signage of any nature; and
d. Only one clock tower Der BP -zoned DrODerty or PUD shall be Dermitted
C. Landscaaina standards.
1. Landscape buffers adjacent to road rights -of -way shall require a Type D Buffer in
accordance with LDC section 4.06.00. In addition to the requirements for a Type
D Buffer, the following requirements shall apples
a. Landscape buffers adjacent to Collier Boulevard, S.R. 84. (Davis Boulevard
and Beck Boulevard) and within 400 linear feet of 1-75 riaht-of-wav line:
i. Shall measure a minimum of 25 feet in width.
ii. The required number of trees shall be supplemented by an
additional palm tree planting in the amount of 25 percent.
iii. Undulating beds of ornamental grasses and/or ground cover beds
shall be incorporated for at least 30 percent of the required buffer
strip area.
iv. All required trees shall be a minimum of 12 feet in height at time of
installation.
V. Where industrial land uses. and Economic Develoament uses
identified in LDC section 2.03.07 K. abut 1-75, an eight -foot high,
unified, opaque, masonry wall is required. Landscape buffers shall
be placed along the street side of said wall. The wall shall be located
at the edge of the landscape buffer farthest from the property line.
b. Landscape buffers adiacent to all other Dublic streets:
Shall follow the LDC width reauirements for a TvDe T" Buffer.
9
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ii. Undulating beds of ornamental grasses and ground cover beds
shall be incorporated for at least 25 percent of the required buffer
strip area.
iii. All required trees shall be a minimum of 12 feet in height at time of
installation.
D. Lighting fixtures and signage shall be designed to complement the architectural themes
of this overlay district. Lighting shall also be subject to the requirements pursuant to LDC
section 5.05.08 reaardless of the aross buildina area.
E. Pollution control. Any discharge from industrial, commercial, or manufacturing processes
to a stormwater or surface water management system is prohibited. Wastewater from any
industrial, commercial, or manufacturing process must be contained within a building or
disposed of through the Collier County Water -Sewer District's wastewater collection
system pursuant to the Collier County Industrial Pretreatment Ordinance, (Ord. No. 2003-
18, as amended).
F. Additional desian standards for the Economic DeveloDment uses in the CBIIZO.
Applicability. The standards contained in this section shall be applicable to all
Economic Development uses as identified by LDC section 2.03.07 K. These shall
apply to any Economic Development Use which is not permitted in the underlying
zoning district.
2. Lot design requirements and building dimension standards.
Minimum Lot Area
20,000 square feet
Minimum Lot Width
100 feet
Maximum Lot Covera e
45%
Maximum Building Height
40 feet when the subject lot is
abutting residential -only
tracts/districts in PUDs or
residential zoning districts; 50 feet
in all other areas'
Minimum Distance Between
30% of the sum of the heights of
Buildings
the buildings but not less than the
minimum separation required by
the Florida Building Code.
Minimum Distance of Buildings
50 feet
from Residential Land Uses
Minimum Floor Area of Buildin s
1,000 square feet
Minimum Front Yard
25 feet
Minimum Side Yard
20 feet
Minimum Rear Yard
25 feet
In instances where off-street parking is proposed within the
principal structure, the maximum building height shall not be subject to LDC
section 4.02.01 D.2.(4).
10
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3. Operations.
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a. All activity associated with the uses in this category shall be conducted
within a fully enclosed building, except for when approved as a conditional
use in conjunction with LDC section 4.02.23 F.3.c. Activity includes but is
not limited to the following:
i. The use or storage of any fixed or movable business equipment;
ii. The use, storage, display, sale, delivery, offering for sale,
production, or consumption in any business, or by any business
invitee on the Dremises of the business. of anv aoods. wares.
merchandise, products, or foods; or
iii. The performance of any work or services.
b. All use operations and equipment, including accessory process equipment,
such as comaressors and air handlers. shall be contained in an enclosed
,tructurP_
C. Any outside storage and display may be permitted by conditional use or
when approved as part of a temporary/special event in accordance with
LDC section 5.04.05.
4. Environmental.
a. Noise. No use shall produce noise exceeding the sound level limits for
Commercial or Tourist uses as set forth in the Collier County Noise Control
Ordinance No. 90-17. as amended.
b. Odors. No use shall cause or allow the emission of odor.
C. Vibrations. No use shall operate to produce ground vibration noticeable by
a reasonable person with normal sensitivity, outside the building for single -
use buildings or outside the use space inside mixed use and multi -tenant
buildings.
d. Smoke and particulate matter. No use shall discharge outside the building
for single -use buildings or outside the use space inside mixed use and
multi -tenant building any toxic or noxious matter in such a concentration
that will endanger the public health, safety, comfort, or general welfare.
e. Electrical disturbance. No use shall create any electrical disturbance which
interferes unduly with the normal operation of equipment or instruments or
which is reasonably likely to cause injury to any person located inside or
outside building.
Secondary containment. Secondary containment such as double walled
tanks, leak -proof trays, floor curbing or other containment systems which
provide secondary liquid containment shall be installed for facilities that
use, store, or handle, regulated substances in a single container of 55-
11
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gallons or more. The containment structure shall be capable of containing
110% of the volume of the largest container located within, be composed
of materials impervious to the regulated substance, and be able to
withstand deterioration from external environmental conditions. For
containment areas with more than one storage container, capacity
calculations shall be made after deducting the volume of the largest storage
containers, other than the largest container. All regulated substances must
be removed from the containment structure within 24-hours of a spill or
accidental release. Containment structures shall be sheltered so that the
intrusion of precipitation is effectively prevented. These requirements shall
apply to all areas of storage use, handling, and production, loading and off-
loading areas, and to aboveground and underground storage areas.
5. Architectural and site design standards.
a. Rooftop mechanical equipment shall be fully screened by parapets
or other methods of screening and such parapets or other screening
material shall not exceed 10 feet in heiaht.
b. Industrial/factory buildings shall be designed in accordance with the
Drovisions of LDC section 5.05.08. excludina section 5.05.08 E.7.
C. Loading areas. All loading areas shall be oriented away from
adjacent residential uses, except for where obstructed by an
intervening building. Loading areas, solid waste facilities, recycling
facilities, and other services elements shall be placed to the sides
or rear of the building.
d. The following shall apply to all exterior lighting_
i. All light fixtures shall be directed away or shielded from
neighboring properties.
ii. Illumination levels shall not exceed 0.5 footcandles at
property lines where adjacent to residential development or
residentially -zoned property, excluding where required
pursuant to LDC section 6.06.03.
12
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b. Undulatingbeds of ornamental grasses nd ground Govehbeds o�c
i n Gerperated fer a least 25 perGent of the required buffer strip area.
# # # # # # # # # # # # #
5.05.08 — Architectural and Site Design Standards
* * * * * * * * * * * * *
E. Design standards for specific building uses.
7. Industrial/factory buildings.
a. Applicability. All standards listed in LDC section 5.05.08 are applicable
with the following exceptions, modifications, and additions. However, the
provisions contained in LDC section 5.05.08 E.7.b. through h. below shall
not be applicable to industrial/factory buildings located within the GGPOD
and CBIIZO.
# # # # # # # # # # # # #
15
G:\LDC Amendments\Advisory Boards and Public Hearings\BCC\2023\03-14\PL20200002400 - CBIIZO LID CA (02-15-2023).docx
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