Agenda 04/25/2023 Item #17A (Ordinance - Land Development Code amendment to create Collier Blvd/I-75 Innovation Zone Overlay zoning district)04/25/2023
EXECUTIVE SUMMARY
Recommendation to approve an Ordinance of the Board of County Commissioners of Collier
County, Florida, amending Ordinance Number 04-41, as amended, the Collier County Land
Development Code and Zoning Atlas, which includes the comprehensive land regulations for the
unincorporated area of Collier County, Florida, to create the Collier Boulevard/Interstate 75
Innovation Zone Overlay (CBIIZO) zoning district and eliminate the Activity Center #9 Overlay
zoning district, and establish uses, boundaries, and design standards, by providing for: Section
One, Recitals; Section Two, Findings of Fact; Section Three, Adoption of Amendments to the Land
Development Code, more specifically amending the following: Chapter One General Provisions,
including Section 1.08.01 Abbreviations; Chapter Two Zoning Districts and Uses, including Section
2.03.07 Overlay Zoning Districts; Chapter Four Site Design and Development Standards, including
Section 4.02.23 Same-Development in the Activity Center #9 Zoning District; and Chapter Five
Supplemental Standards, including Section 5.05.08 Architectural and Site Design Standards;
Section Four, Conflict and Severability; Section Five, Inclusion in the Collier County Land
Development Code; and Section Six, Effective Date. [PL20200002400] (Second of two hearings)
(This is a companion to Item 17B)
_____________________________________________________________________________
OBJECTIVE: To obtain the Board of County Commissioners (Board) approval of a Land Development
Code (LDC) amendment to create the Collier Boulevard/Interstate 75 Innovation Zone Overlay (CBIIZO)
zoning district.
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 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 t o 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. This LDC amendment also introduces several non -
QTI uses as Economic Development uses, which were presented to the Collier County Plannin g
Commission (CCPC).
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 amend an
existing PUD to gain the additional entitlements. Adopting the CBIIZO will avail property owners of 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 to develop
any of the proposed permitted uses, thereby potentially reducing the time and costs associated with
development associated with these industries.
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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. On March 14, 2023, the Board voted to waive the
nighttime hearing requirement, so that the item will be reviewed at two daytime hearings.
COLLIER COUNTY PLANNING COMMISSION (CCPC) RECOMMENDATION:
Prior to the Board’s review, this LDC amendment (LDCA-PL20200002400) was reviewed by the CCPC
on Thursday, March 2, 2023, at 5:05 p.m. 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. These uses have been eliminated from the CBIIZO: Heavy Construction Equipment Rental
and Leasing (SIC 7353), Equipment Rental and Leasing, Not Elsewhere Classified (SIC 7359), and Child
Day Care Services (SIC 8351).
It should be noted that after the CCPC concluded, staff discussed the amendment and noted that the
provisions, as presented to the CCPC, did not allow for any of the Economic Development uses to be
permitted (either by right or conditionally) on vacant lands within the CBIIZO if the underlying zoning
allowed for residential uses, such as in the Rural Agricultural District (A). Understanding that this was
too restrictive, and that the area is intended to attract businesses, staff updated the provisions to stipulate
that the Economic Development uses will not be allowed on lands within the CBIIZO where there are
existing residential uses on the same lot, parcel, or tract.
DEVELOPMENT SERVICES ADVISORY COMMITTEE (DSAC) RECOMMENDATIONS:
On February 1, 2023, the Development Services Advisory Committee (DSAC) recommended approval
with conditions. On January 17, 2023, the Development Services Advisory Committee-Land
Development Review (DSAC-LDR) Subcommittee recommended approval with conditions.
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 (1 11),
Comprehensive Planning Cost Center (138317).
LEGAL CONSIDERATIONS: This item is approved as to form and legality, and an affirmative vote of
four is needed for approval. If the companion Growth Management Plan amendment PL20190000821 is
not adopted, this LDC amendment will be deemed withdrawn. (HFAC)
GROWTH MANAGEMENT IMPACT: There is no growth management impact associated with this
action.
RECOMMENDATION: To approve the proposed Ordinance, amend the Land Development Code,
including the revised ordinance title, and direct staff as to any changes. (Second of two hearings)
Prepared by: Eric Johnson, AICP, CFM, LDC Planning Manager
ATTACHMENT(S)
1. PL20200002400 - CBIIZO Draft Ordinance (03-23-2023) (PDF)
2. PL20200002400 - CBIIZO LDCA (03-22-2023) (PDF)
3. legal ad - agenda IDs 25015 & 24921 (PDF)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 17.A
Doc ID: 24921
Item Summary: Recommendation to approve an Ordinance of the Board of County Commissioners of Collier
County, Florida, amending Ordinance Number 04-41, as amended, the Collier County Land Development Code and
Zoning Atlas, which includes the comprehensive land regulations for the unincorporated area of Collier County,
Florida, to create the Collier Boulevard/Interstate 75 Innovation Zone Overlay (CBIIZO) zoning district and
eliminate the Activity Center #9 Overlay zoning district, and establish uses, boundaries, and design standards, by
providing for: Section One, Recitals; Section Two, Findings of Fact; Section Three, Adoption of Amendmen ts to
the Land Development Code, more specifically amending the following: Chapter One General Provisions,
including Section 1.08.01 Abbreviations; Chapter Two Zoning Districts and Uses, including Section 2.03.07
Overlay Zoning Districts; Chapter Four Site Design and Development Standards, including Section 4.02.23
Same—Development in the Activity Center #9 Zoning District; and Chapter Five Supplemental Standards,
including Section 5.05.08 Architectural and Site Design Standards; Section Four, Conflict an d Severability; Section
Five, Inclusion in the Collier County Land Development Code; and Section Six, Effective Date. [PL20200002400]
(Second of two hearings) (This is a companion to Item 17B)
Meeting Date: 04/25/2023
Prepared by:
Title: Planner, Principal – Zoning
Name: Eric Johnson
03/10/2023 12:02 PM
Submitted by:
Title: Zoning Director – Zoning
Name: Mike Bosi
03/10/2023 12:02 PM
Approved By:
Review:
Zoning Eric Johnson Additional Reviewer Skipped 03/08/2023 5:16 PM
Zoning Mike Bosi Division Director Completed 03/10/2023 1:16 PM
Growth Management Department Diane Lynch Growth Management Department Completed 03/13/2023 1:20 PM
Growth Management Department James C French Growth Management Completed 03/14/2023 2:51 PM
County Attorney's Office Heidi Ashton-Cicko Level 2 Attorney of Record Review Completed 04/18/2023 4:36 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 04/18/2023 4:39 PM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 04/18/2023 5:20 PM
Office of Management and Budget Debra Windsor Level 3 OMB Gatekeeper Review Completed 04/19/2023 8:41 AM
County Manager's Office Amy Patterson Level 4 County Manager Review Completed 04/19/2023 4:54 PM
Board of County Commissioners Geoffrey Willig Meeting Pending 04/25/2023 9:00 AM
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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 04/25/2023
04/11/2023
03/14/2023
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 03/02/2023
DSAC 02/01/2023
DSAC-LDR 01/17/2023
12/15/2020
ADVISORY BOARD RECOMMENDATIONS
DSAC-LDR
Approval with recommendations
DSAC
Approval with recommendations
CCPC
Approval with recommendations
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 Boulevards. The current map of Activity Center
No. 9 in the GMP is depicted in Exhibit B. The companion GMP amendment (PL2019000082 1) 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. The boundaries are also currently depicted on eight different
Official Zoning Atlas Maps. Additional design standards for the zoning overlay were later incorporated into the
LDC 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, all current
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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 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. This LDC amendment also introduces several non -
QTI uses as Economic Development uses, which were presented to the Collier County Planning Commission
(CCPC).
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 dev elopment 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 are a. 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 Development Services Advisory Committee-Land Development Review (DSAC-LDR)
Subcommittee recommended approval with conditions, which are summarized in Exhibit E. On February 1, 2023,
t he Development Services Advisory Committee (DSAC) recommended approval with conditions, which are
summarized in Exhibit F. On March 2, 2023, the CCPC recommended approval with one condition, which is
summarized in Exhibit G.
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.
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; D) Excerpt from Ord. 2018-39; E) DSAC-LDR Subcommittee Recommendations;
F) DSAC Recommendations ; and G) CCPC Recommendation and Further Changes
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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 LDC section 4.02.23 B. and C. 6
of the CBIIZO without the re-review of the conditional use as required by 7
LDC section 10.08.00. 8
9
c. Any PUD established prior to [the effective date of this ordinance,] including 10
amendments or boundary changes, may elect to utilize the use regulations 11
and design standards of the CBIIZO, except that adherence to LDC 12
sections 4.02.23 E. and F. shall be mandatory if the existing PUD utilizes 13
Economic Development Uses and the existing PUD does not permit the 14
Economic Development Uses in Table 1 of LDC section 2.03.07 K.3.b. Any 15
PUD proposed after [the effective date of this ordinance] shall apply the 16
provisions of the CBIIZO. 17
18
3. Table of Uses. 19
20
a. The Table of Uses identifies uses as permitted uses (P) or conditional uses 21
(CU). Conditional uses shall require approval in accordance with the 22
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procedures set forth in LDC section 10.08.00. All Economic Development 1
uses are allowed except in instances where the underlying zoning either 2
lists them as prohibited or where there is an existing residential use on the 3
same lot, parcel, or tract. 4
5
b. Table 1. In addition to the uses allowed by the underlying zoning district, 6
all properties within the CBIIZO shall be allowed the following economic 7
development uses, subject to 3.a.: 8
9
Economic Development Uses1
1) Apparel and other finished products (2311 -
2399)
P2
2) Business services (7311-7319, 7331-7352,
7361-7389)
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) Job Training and Vocational Rehabilitation
Services (8331)
CU
20) Leather and leather products (3131-3199) P2
21) Legal services (8111) P2
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22) Local and suburban transit (4111-4173) CU
23) Lumber and wood products (2426, 2431-
2499)
P2
24) Measuring, analyzing, and controlling
instruments; photographic, medical, and
optical goods; watches and clocks
manufacturing (3812-3873)
P2
25) Medical and dental laboratories (8071, 8072) P2
26) Medicinal chemicals and botanical products
(2833 vitamins only)
P2
27) Miscellaneous manufacturing industries
(3911-3996, 3999 including “additive
manufacturing,” as defined in ISO ASTM
52900)
P2
28) Miscellaneous services (8999) CU
29) Motion pictures (7812-7829) P2
30) Motion pictures (7832-7833) CU
31) Motor freight transportation and warehousing
(4212-4225, 4226 except oil and gas storage,
and petroleum and chemical bulk stations)
P2
32) Paper and allied products (2652-2679) P2
33) Paper and paperboard mills (2621, 2631) CU
34) Printing, publishing, and allied industries
(2711-2796)
P2
35) Railroad transportation (4011, 4013) CU
36) Rubber and miscellaneous plastic products
(3021-3089)
CU
37) Sawmills and planing mills (2421, 2429) CU
38) Security brokers, dealers, and flotation
companies (6211)
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,
P2
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fertilizers, insecticides, and pesticides must
be a minimum of 500 feet from a residential
zoning district, 5192-5199)
1
1 See LDC sections 4.02.23 E. and F. for standards that are specific 2
to Economic Development uses, which are mandatory unless 3
already permitted by right as a principal use in the underlying zoning 4
district. 5
6
2 Any accessory outside storage and display shall require conditional 7
use approval, unless already permitted in an existing PUD. 8
9
4. Prohibited uses. These uses are prohibited, except that uses existing as of 10
[effective date of Ordinance] may continue to operate until the use ceases for a 11
period of one year. This section does not apply to the uses allowed in the 12
underlying zoning district. 13
14
a. Homeless shelters. 15
16
b. Soup kitchens. 17
18
Activity Center #9 Overlay. The purpose of this designation is to create an enhanced 19
entryway into the Naples urban area through appropriate, unified design elements and 20
standards; the implementation of which will result in an attractive, positive image as 21
outlined in the vision statement of the Activity Center #9 Interchange Master Plan . These 22
regulations and the design standards located in section 4.02.23 apply to the following 23
properties within Activity Center #9 as identified in the Interchange Master Plan Land Use 24
Map: 25
26
1. All buildings and projects that are subject to the requirements of section 5.05.08 of 27
this LDC. 28
29
2. Nonresidential land uses abutting any public street except industrial buildings 30
internal to industrial PUD zoned project, that are located no less than 200 feet from 31
the public street. 32
33
# # # # # # # # # # # # # 34
35
4.02.23 – Design Standards for the Collier Boulevard/Interstate 75 Innovation Zone Overlay 36
(CBIIZO) Same—Development in the Activity Center #9 Zoning District 37
38
A. General. The standards contained in this section shall be applicable to all development 39
in the CBIIZO, except for residential-only uses. These standards apply to all property and 40
replace the standards applicable to the underlying zoning district where there is a conflict 41
unless otherwise provided for in LDC section 2.03.07 K.2 . 42
43
B. Building design standards. In addition to the requirements of LDC section 5.05.08, 44
buildings shall have features that characterize the area character themes. These elements 45
include: 46
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1
1. All primary façades of a building shall feature one or more of the following design 2
elements listed below: 3
4
a. Porch. 5
6
b. Portico. 7
8
c. Elevated first floor or elevated entry. 9
10
d. Any other treatment which the County Manager or designee determines to 11
represent the character themes of this overlay district. 12
13
2. Roof treatment. 14
15
a. All buildings with gross floor areas of less than 10,000 square feet shall 16
have pitched roofs. Pitched roofs shall have a minimum of 4/12 slope. 17
18
b. Industrial uses, and Economic Development uses listed in LDC section 19
2.03.07 K shall have one or more of the following roof treatments: 20
21
i. Pitched roof with a minimum slope of 3/12. 22
23
ii. Flat roof with mansard edge treatment. 24
25
iii. Flat roof with a combination of pitched and mansard roof elements 26
that extend along a minimum of 30 percent of the length of any 27
primary façade, and 20 percent of the attached façades as 28
measured from the connection point. 29
30
c. All non-residential buildings, with gross floor areas of 10,000 square feet or 31
greater, excluding those that are subject to LDC section 4.02.23 B.2.b., 32
shall have one or more of the following roof treatments: 33
34
i. Pitched roof with a minimum slope of 4/12. 35
36
ii. Flat roof with mansard edge treatment. 37
38
iii. Flat roof with a combination of pitched and mansard roof elements 39
that extend along a minimum of 50 percent of the length of any 40
primary façade, and a minimum of 30 percent of the attached 41
façades as measured from the connection point. 42
43
d. Roof material shall be tile or metal. 44
45
e. Roof overhangs shall be deep, no less than 3 feet beyond the supporting 46
walls. 47
48
f. Roofs shall include a minimum of one of the following architectural 49
elements: 50
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1
i. Clerestory windows. 2
3
ii. Cupolas. 4
5
iii. Dormers. 6
7
iv. Attached clock towers. 8
9
v. Any other treatment which the County Manager or designee 10
determines to represent the character themes of this overlay 11
district. 12
13
3. Freestanding clock towers shall be permitted subject to the following conditions: 14
15
a. The clock tower shall not exceed an actual height of 35 feet, measured 16
from the highest point of the crown of the road adjoining the tower site; 17
18
b. The clock tower shall have no more than one clock face per side and digital 19
clocks shall not be allowed; 20
21
c. The clock tower shall not contain any signage of any nature; and 22
23
d. Only one clock tower per BP-zoned property or PUD shall be permitted. 24
25
C. Landscaping standards. 26
27
1. Landscape buffers adjacent to road rights-of-way shall require a Type D Buffer in 28
accordance with LDC section 4.06.00. In addition to the requirements for a Type 29
D Buffer, the following requirements shall apply: 30
31
a. Landscape buffers adjacent to Collier Boulevard, S.R. 84. (Davis Boulevard 32
and Beck Boulevard) and within 400 linear feet of I-75 right-of-way line: 33
34
i. Shall measure a minimum of 25 feet in width. 35
36
ii. The required number of trees shall be supplemented by an 37
additional palm tree planting in the amount of 25 percent. 38
39
iii. Undulating beds of ornamental grasses and/or ground cover beds 40
shall be incorporated for at least 30 percent of the required buffer 41
strip area. 42
43
iv. All required trees shall be a minimum of 12 feet in height at time of 44
installation. 45
46
v. Where industrial land uses, and Economic Development uses 47
identified in LDC section 2.03.07 K. abut I-75, an eight-foot high, 48
unified, opaque, masonry wall is required. Landscape buffers shall 49
17.A.2
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be placed along the street side of said wall. The wall shall be located 1
at the edge of the landscape buffer farthest from the property line. 2
3
b. Landscape buffers adjacent to all other public streets: 4
5
i. Shall follow the LDC width requirements for a Type “D” Buffer . 6
7
ii. Undulating beds of ornamental grasses and ground cover beds 8
shall be incorporated for at least 25 percent of the required buffer 9
strip area. 10
11
iii. All required trees shall be a minimum of 12 feet in height at time of 12
installation. 13
14
D. Lighting fixtures and signage shall be designed to complement the architectural themes 15
of this overlay district. Lighting shall also be subject to the requirements pursuant to LDC 16
section 5.05.08 regardless of the gross building area. 17
18
E. Pollution control. Any discharge from industrial, commercial, or manufacturing processes 19
to a stormwater or surface water management system is prohibited. Wastewater from any 20
industrial, commercial, or manufacturing process must be contained within a building or 21
disposed of through the Collier County Water-Sewer District’s wastewater collection 22
system pursuant to the Collier County Industrial Pretreatment Ordinance, (Ord. No. 2003 -23
18, as amended). 24
25
F. Additional design standards for the Economic Development uses in the CBIIZO. 26
27
1. Applicability. The standards contained in this section shall be applicable to all 28
Economic Development uses as identified by LDC section 2.03.07 K. These shall 29
apply to any Economic Development Use which is not permitted in the underlying 30
zoning district. 31
32
2. Lot design requirements and building dimension standards. 33
34
Minimum Lot Area 20,000 square feet
Minimum Lot Width 100 feet
Maximum Lot Coverage 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 areas1
Minimum Distance Between
Buildings
30% of the sum of the heights of
the buildings but not less than the
minimum separation required by
the Florida Building Code.
Minimum Distance of Buildings
from Residential Land Uses
50 feet
Minimum Floor Area of Buildings 1,000 square feet
Minimum Front Yard 25 feet
17.A.2
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Minimum Side Yard 20 feet
Minimum Rear Yard 25 feet
1
1 In instances where off-street parking is proposed within the 2
principal structure, the maximum building height shall not be subject to LDC 3
section 4.02.01 D.2.(4). 4
5
3. Operations. 6
7
a. All activity associated with the uses in this category shall be conducted 8
within a fully enclosed building, except for when approved as a conditional 9
use in conjunction with LDC section 4.02.23 F.3.c. Activity includes but is 10
not limited to the following: 11
12
i. The use or storage of any fixed or movable business equipment; 13
14
ii. The use, storage, display, sale, delivery, offering for sale, 15
production, or consumption in any business, or by any business 16
invitee on the premises of the business, of any goods, wares, 17
merchandise, products, or foods; or 18
19
iii. The performance of any work or services. 20
21
b. All use operations and equipment, including accessory process equipment, 22
such as compressors and air handlers, shall be contained in an enclosed 23
structure. 24
25
c. Any outside storage and display may be permitted by conditional use or 26
when approved as part of a temporary/special event in accordance with 27
LDC section 5.04.05. 28
29
4. Environmental. 30
31
a. Noise. No use shall produce noise exceeding the sound level limits for 32
Commercial or Tourist uses as set forth in the Collier County Noise Control 33
Ordinance No. 90-17, as amended. 34
35
b. Odors. No use shall cause or allow the emission of odor. 36
37
c. Vibrations. No use shall operate to produce ground vibration noticeable by 38
a reasonable person with normal sensitivity, outside the building for single-39
use buildings or outside the use space inside mixed use and multi -tenant 40
buildings. 41
42
d. Smoke and particulate matter. No use shall discharge outside the building 43
for single-use buildings or outside the use space inside mixed use and 44
multi-tenant building any toxic or noxious matter in such a concentration 45
that will endanger the public health, safety, comfort, or general welfare. 46
47
17.A.2
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e. Electrical disturbance. No use shall create any electrical disturbance which 1
interferes unduly with the normal operation of equipment or instruments or 2
which is reasonably likely to cause injury to any person located inside or 3
outside building. 4
5
f. Secondary containment. Secondary containment such as double walled 6
tanks, leak-proof trays, floor curbing or other containment systems which 7
provide secondary liquid containment shall be installed for facilities that 8
use, store, or handle, regulated substances in a single container of 55 -9
gallons or more. The containment structure shall be capable of containing 10
110% of the volume of the largest container located within, be composed 11
of materials impervious to the regulated substance, and be able to 12
withstand deterioration from external environmental conditions. For 13
containment areas with more than one storage container, capacity 14
calculations shall be made after deducting the volume of the largest storage 15
containers, other than the largest container. All regulated substances must 16
be removed from the containment structure within 24-hours of a spill or 17
accidental release. Containment structures shall be sheltered so that the 18
intrusion of precipitation is effectively prevented. These requirements shall 19
apply to all areas of storage use, handling, and production, loading and off -20
loading areas, and to aboveground and underground storage areas. 21
22
5. Architectural and site design standards. 23
24
a. Rooftop mechanical equipment shall be fully screened by parapets 25
or other methods of screening and such parapets or other screening 26
material shall not exceed 10 feet in height. 27
28
b. Industrial/factory buildings shall be designed in accordance with the 29
provisions of LDC section 5.05.08, excluding section 5.05.08 E.7. 30
31
c. Loading areas. All loading areas shall be oriented away from 32
adjacent residential uses, except for where obstructed by an 33
intervening building. Loading areas, solid waste facilities, recycling 34
facilities, and other services elements shall be placed to the sides 35
or rear of the building. 36
37
d. The following shall apply to all exterior lighting: 38
39
i. All light fixtures shall be directed away or shielded from 40
neighboring properties. 41
42
ii. Illumination levels shall not exceed 0.5 footcandles at 43
property lines where adjacent to residential development or 44
residentially-zoned property, excluding where required 45
pursuant to LDC section 6.06.03. 46
47
A. All buildings and projects within Activity Center #9 shall be developed or redeveloped in 48
accordance with 1 or more of the design themes defined in the Activity Center #9 49
17.A.2
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Interchange Master Plan. The design themes shall be incorporated into architecture, 1
landscape, signage, gateway features, and roadway lighting. 2
3
B. Buildings within the Activity Center #9 shall be limited to 3 complementary character 4
themes: Everglades, Rural and Old Florida, as defined in the Vision Statement of the 5
Activity Center #9 Interchange Master Plan. 6
7
C. In addition to the requirements of section 5.05.08, buildings shall have features that 8
characterize the area character themes. These elements include: 9
10
1. All primary façades of a building shall feature 1 or more of the following design 11
elements listed below: 12
13
a. Porch. 14
15
b. Portico. 16
17
c. Elevated first floor or elevated entry.d.Any other treatment which the 18
County Manager or designee determines to represent the character 19
themes of this overlay district. 20
21
2. Roof treatment. 22
23
a. Buildings with gross floor areas of less than 10,000 square feet shall have 24
pitched roofs. Pitched roofs shall have a minimum of 4/12 slope. 25
26
b. Buildings with gross floor areas of 10,000 square feet or greater shall have 27
one or more of the following roof treatments: 28
29
i. Pitched roof with a minimum slope of 4/12. 30
31
ii. Flat roof with mansard edge treatment. 32
33
iii. Flat roof with a combination of pitched and mansard roof elements 34
that extend along a minimum of 50 percent of the length of any 35
primary façade, and a minimum of 30 percent of the attach ed 36
façades as measured from the connection point. 37
38
c. Industrial use buildings shall have 1 or more of the following roof 39
treatments: 40
41
i. Pitched roof with a minimum slope of 3/12. 42
43
ii. Flat roof with mansard edge treatment. 44
45
iii. Flat roof with a combination of pitched and mansard roof elements 46
that extend along a minimum of 30 percent of the length of any 47
primary façade, and 20 percent of the attached façades as 48
measured from the connection point. 49
50
17.A.2
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d. Roof material shall be tile or metal. 1
2
e. Roof overhangs shall be deep, no less than 3 feet beyond the supporting 3
walls. 4
5
f. To create articulation, roofs shall include a minimum of 1 of the following 6
architectural elements: 7
8
i. Clearstory windows. 9
10
ii. Cupolas. 11
12
iii. Dormers. 13
14
iv. Attached clock towers. 15
16
v. Any other treatment which the County Manager or designee 17
determines to represent the character themes of this overlay 18
district. 19
20
3. Freestanding clock towers shall be permitted in non -residential and mixed use 21
planned unit developments (PUDs) within Activity Center No. 9 subject to the 22
following conditions: 23
24
a. The clock tower shall not exceed an actual height of 35 feet, measured 25
from the highest point of the crown of the road adjoining the tower site; 26
27
b. The clock tower shall be designed to complement the architectural themes 28
of this overlay district pursuant to subsection 4.02.23 B.; 29
30
c. The clock tower shall have no more than one clock face per side and digital 31
clocks shall not be allowed; 32
33
d. The clock tower shall not contain any signage of any nature; and 34
35
e. Only one clock tower per business park or PUD shall be permitted. 36
37
D. Landscape buffers adjacent to road rights-of-way. In addition to the requirements for a 38
Type D buffer, the following requirements shall apply: 39
40
1. Landscape buffers adjacent to Collier Boulevard, S.R. 84. (Davis Boulevard and 41
Beck Boulevard) and within 400 linear feet of I-75 right-of-way line: 42
43
a. Shall measure a minimum of 25 feet in width. 44
45
b. The required number of trees shall be supplemented by an additional palm 46
tree planting in the amount of 25 percent. 47
48
c. Undulating beds of ornamental grasses and/or ground cover beds shall be 49
incorporated for at least 30 percent of the required buffer strip area. 50
17.A.2
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1
d. All required trees shall be a minimum of 12 feet in height. 2
3
e. Where industrial land uses abut I-75, an eight-foot high unified, opaque, 4
masonry wall is required. Landscape buffers shall be placed along the 5
street side of said wall. The wall shall be located at the edge of the 6
landscape buffer farthest from the property line. 7
8
2. Landscape buffers adjacent to all other public streets: 9
10
a. Shall measure a minimum of 15 feet in width. 11
12
b. Undulating beds of ornamental grasses and ground cover beds shall be 13
incorporated for a least 25 percent of the required buffer strip area. 14
15
c. All required trees shall be a minimum of 12 feet in height. 16
17
3. Landscape buffers, signage and lighting fixtures in residential areas shall feature 18
a unified design at point of ingress/egress. 19
20
E. Lighting fixtures and signage within the Activity Center #9 shall be designed to 21
complement the architectural themes of this overlay district. Lighting shall also be subject 22
to the requirements pursuant to section 5.05.08 regardless of the gross building area. 23
24
# # # # # # # # # # # # # 25
26
5.05.08 – Architectural and Site Design Standards 27
28
* * * * * * * * * * * * * 29
E. Design standards for specific building uses. 30
* * * * * * * * * * * * * 31
7. Industrial/factory buildings. 32
a. Applicability. All standards listed in LDC section 5.05.08 are applicable 33
with the following exceptions, modifications, and additions. However, the 34
provisions contained in LDC section 5.05.08 E.7.b. through h. below shall 35
not be applicable to industrial/factory buildings located within the GGPOD 36
and CBIIZO. 37
38
# # # # # # # # # # # # # 39
17.A.2
Packet Pg. 2287 Attachment: PL20200002400 - CBIIZO LDCA (03-22-2023) (24921 : PL20200002400 - Collier Boulevard/Interstate 75 Innovation Zone Overlay
Exhibit A – Boundary of CBIIZO in LDC and GMP
16
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17.A.2
Packet Pg. 2288 Attachment: PL20200002400 - CBIIZO LDCA (03-22-2023) (24921 : PL20200002400 - Collier
Exhibit B – Interchange Activity Center #9
17
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17.A.2
Packet Pg. 2289 Attachment: PL20200002400 - CBIIZO LDCA (03-22-2023) (24921 : PL20200002400 - Collier
Exhibit C –Activity Center #9 IMP Land Use Map
18
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17.A.2
Packet Pg. 2290 Attachment: PL20200002400 - CBIIZO LDCA (03-22-2023) (24921 : PL20200002400 - Collier
Exhibit D – Map from Ord. 2018-39
19
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17.A.2
Packet Pg. 2291 Attachment: PL20200002400 - CBIIZO LDCA (03-22-2023) (24921 : PL20200002400 - Collier
Exhibit E – DSAC-LDR Subcommittee Recommendations
20
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The Development Services Advisory Committee -Land Development Review (DSAC-LDR) Subcommittee recommended approval of
the LDC amendment on December 15, 2020. However, substantive changes were made after the meeting, s o the item returned to the
DSAC-LDR Subcommittee for additional review. On January 17, 2023, the DSAC-LDR Subcommittee recommended approval of the
LDC amendment, with the following suggested changes:
1. Reword LDC section 4.02.23 C.1.b.i ., from “Shall measure a minimum of 15 feet in width,” to “Shall follow the LDC width
requirements for a Type “D” Buffer” (page 9, line 46).
2. Modify the table in LDC section 4.02.23 F.2., by making sure that there is a definition for maximum building covera ge so that
it is clear what the intent is in terms of limiting building coverage and to provide a definition if there is no definition (page 10
under Maximum Building Coverage).
3. Modify the table in LDC section 4.02.23 F.2., by providing an incentive of increased building height to allow for up to two
floors of underbuilding parking, not subject to the 50 -foot building height for “all other areas” (page 10 under Maximum
Building Height).
4. Modify the table in LDC section 4.03.23 F.2 ., by i ncreasing the maximum building height from 35 feet to 40 feet for buildings
on lots abutting residential only tracts/districts in PUDs or residential districts (page 10 under Maximum Building Height).
5. Modify the table in LDC section 4.02.23 F.2., by decreasing the minimum distance between buildings, from 50 percent to 30
percent of the sum of the heights of the buildings but not less than the separation required by the Florida Building Code (page
10 under Minimum Distance Between Buildings).
6. Reword footnote #2 in LDC section 2.03.07 K.3.b., from “Any outside storage and display shall require conditional use
approval,” to “Any outside storage and display shall require conditional use approval , unless already permitted in an existing
PUD” (page 7, line 2).
17.A.2
Packet Pg. 2292 Attachment: PL20200002400 - CBIIZO LDCA (03-22-2023) (24921 : PL20200002400 - Collier
Exhibit F – DSAC Recommendations
21
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On February 1, 2023, the DSAC recommended approval of the LDC amendment, subject to the following:
1. Reword the proposed LDC section 4.02.23 C.1.b.i., from “Shall measure a minimum of 15 fe et in width,” to “Shall follow the LDC width
requirements for a Type “D” Buffer.”
Response: Implemented. See page 10, line 4.
2. Modify the table in the proposed LDC section 4.03.23 F.2., by increasing the maximum building height from 35 feet to 40 feet for buildings
on lots abutting residential only tracts/districts in PUDs or residential districts .
Response: Implemented. See page 10 under Maximum Building Height.
3. Modify the table in the proposed LDC section 4.02.23 F.2., by decreasing th e minimum distance between buildings, from 50 percent to 30
percent of the sum of the heights of the buildings but not less than the separation required by the Florida Building Code.
Response: Implemented. See page 10 under Minimum Distance Between Buildings.
4. Reword footnote #2 in the proposed LDC section 2.03.07 K.3.b., from “Any outside storage and display shall require conditional use
approval,” to “Any outside storage and display shall require conditional use approval, unless already permitted in an existing PUD.”
Response: Implemented. See page 7, lines 7-8.
5. Allow for the incentive of up to two floors of underbuilding parking to continue to be exempt from building height as per LDC section
4.01.02 D.2., but without the requirement to replace 300 square foot of pervious area per parking space .
Response: Implemented. See page 11, lines 2-4 .
6. Delete the term “building coverage” in the proposed LDC section 4.02.23 F.2 and instead, utilize the term “lot coverage,” which is currently
defined in the LDC.
Response: Implemented. See page 10 under Maximum Lot Coverage.
17.A.2
Packet Pg. 2293 Attachment: PL20200002400 - CBIIZO LDCA (03-22-2023) (24921 : PL20200002400 - Collier
Exhibit F – DSAC Recommendations
22
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In addition, it should be noted that following substantive changes have been made to the CBIIZO since DSAC review, which are illustrated in
highlighted text below:
• LDC section 2.03.07 K.2.b.:
b. Conditional Uses approved prior to [the effective date of this ordinance] 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.
• LDC section 2.03.07 K.2.c.
c. Any PUD established prior to [the effective date of this ordinance,] including 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.
• LDC section 2.03.07 K.3.b. (Footnotes 1 and 2):
1 See LDC sections 4.02.23 E. and F. for design 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. If the use is either (1)
unlisted in the underlying zoning district or (2) listed as a conditional use in both the underlying zoning district and the
CBIIZO, then the standards shall apply.
2 Any accessory outside storage and display shall require conditional use approval, unless already permitted in an existing
PUD.
17.A.2
Packet Pg. 2294 Attachment: PL20200002400 - CBIIZO LDCA (03-22-2023) (24921 : PL20200002400 - Collier
Exhibit G – CCPC Recommendation and Further Changes
23
G:\LDC Amendments \Advisory Boards and Public Hearings \BCC\2023\04 -25\Materials\PL20200002400 - CBIIZO LDCA (03 -22 -2023).docx
At a nighttime hearing, which started at 5:05 p.m. on March 2, 2023, the CCPC unanimously recom mended approval of the LDC amendment, subject
to the following: To exclude 1) Heavy Construction Equipment Rental and Leasing (SIC 7353), 2) Equipment Rental and Leasing, Not Elsewhere
Classified (SIC 7359), and 3) Child Day Care Services (SIC 8351).
These uses listed above have since been eliminated from the proposed CBIIZO.
It should be noted that after the CCPC concluded, staff discussed the amendment and noted that the provisions, as presented to the CCPC, did not
allow for any of the Economic Development uses to be permitted (either by right or conditionally) on vacant lands within the CBIIZO if the
underlying zoning allowed for residential uses, such as in the Rura l Agricultural District (A). Understanding that this was too restrictive, and that
the area is intended to attract businesses, staff updated the provisions to stipulate that the Economic Development uses will not be allowed on lands
within the CBIIZO where there are existing residential uses on the same lot, parcel, or tract.
17.A.2
Packet Pg. 2295 Attachment: PL20200002400 - CBIIZO LDCA (03-22-2023) (24921 : PL20200002400 - Collier
17.A.3
Packet Pg. 2296 Attachment: legal ad - agenda IDs 25015 & 24921 (24921 : PL20200002400 - Collier Boulevard/Interstate 75 Innovation Zone Overlay (CBIIZO))