Agenda 06/28/2016 Item #9C 6/28/2016 9.C.
EXECUTIVE SUMMARY
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Recommendation to consider an Ordinance amending Ordinance Number 04-41, as amended, the
Collier County Land Development Code,which includes the comprehensive land regulations for the
unincorporated area of Collier County, Florida, to make comprehensive changes to architectural
and site design standards,more specifically by amending Chapter Two-Zoning Districts and Uses;
Chapter Four- Site Design and Development Standards; Chapter Five - Supplemental Standards,
Chapter Six-Infrastructure Improvements and Adequate Public Facilities Requirements, Chapter
Ten - Application, Review, and Decision-Making Procedures, and as further described in the
attached amendments.
OBJECTIVE: To have the Board of County Commissioners(Board)consider comprehensive changes to
the architectural and site design standards established in the Land Development Code(LDC).
CONSIDERATIONS: The Board established the Architectural and Site Design Standards Ad Hoc
Committee (Committee) on September 10, 2013, to review the architectural standards in the LDC and
make recommendations for updates and revisions. The Committee reviewed the architectural standards
for over two years and proposed numerous changes. These changes are intended to meet the following
goals: to refine where and when the standards apply, to reduce the number of standards, to focus the
architectural standards on big-box stores, to reduce the costs of compliance with the standards, and to
make the architectural standards more user-friendly. These goals are described in more detail on page 2 of
the LDC Amendment Request(Attachment 1).
Architecture Amendment Summary
Please note that the following description is a brief overview of the proposed amendment. For a detailed
description of each of the proposed changes,please see the LDC Amendment Request(Attachment 1).
Changes to Applicability Section
The most significant changes in the proposed amendment are those that identify which buildings are
subject to the architectural standards. To begin, the proposed amendment applies architectural standards
to zoning districts and project locations in the following scenarios:
Scenario Applicability
When the building or project is located in:
commercial zoning districts and commercial
components of PUD zoning districts; Non-
residential PUD zoning districts and non- All architectural standards apply.
residential components of any PUD district;
and Business Park zoning districts (5.05.08
B.1).
If the project site is located within 300 feet
of an arterial or collector road, including all All architectural standards apply.
rights-of-way, and is located in a non-
industrial zoning district(5.05.08 B.2.a).
• The project shall be required to comply
If the proposed project site is located within with LDC sections 5.05.08 D.3., D.9.,
150 to 300 feet of an arterial or collector D.12.,D.14.,E,and F.
road, including all rights-of-way (5.05.08 • Further, compliance shall be limited to
B.2.a.i). the building facades facing the arterial or
collector road.
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If the project site is located on an arterial
road and is located in an industrial zoning All architectural standards apply. •^
district(5.05.08 B.2.b).
Where a proposed building's footprint would
be located within 300 feet of the boundary of All architectural standards apply.
a residentially zoned district(5.05.08 B.2.c).
• The building shall be required to comply
Where a proposed building's footprint would with LDC sections 5.05.08 D.3., D.9.,
be located within 150 to 300 feet of the D.12.,D.14.,and E,and F.
boundary of a residentially zoned district • Further, compliance shall be limited to
(5.05.08 B.2.c). the building façades facing the residential
district.
Next, the amendment proposes to change when the architectural standards apply to renovations and
redevelopment projects as follows:
• The monetary value of renovations,or the fact that renovations are limited to interior only, do not
affect whether a building or project is required to meet the architectural standards(5.05.08 B.3.a.i
&ii).
• Façade improvements that change more than 75 percent(increased from 50 percent)of the façade
area require the rest of the façade to meet architectural standards(5.05.08 B.3.a.ii).
• Additions and renovations that exceed 50 percent (increased from 25 percent) of the square
footage of the existing structures require the rest of the existing building and site to meet
architectural standards(5.05.08 B.3.a.ii).
• Only the altered portions of nonconforming buildings are required to comply with architectural /Th
standards. Unaltered portions of nonconforming buildings are not required to comply (5.05.08
B.3.b).
• Abandonment or discontinuance of use of a building does not require compliance with
architectural standards unless other applicability criteria are met(current section 5.05.08 B.4).
The final category of changes to the applicability section includes several full or partial exemptions from
architectural standards,including:
• To exempt the following from all architectural standards: historic buildings, Rural Agricultural
zoning districts in non-coastal areas,and façades facing interior courtyards(5.05.08 B.4.a-c).
• Routine repairs and maintenance, and certain public utility ancillary systems shall be exempt
from the standards of LDC section 5.05.08,but shall comply with the exterior building color
standards(5.05.08 B.4.d).
One of the Committee's goals was to refocus the architectural and site design section on"big box stores."
To accomplish this, the proposed amendment alters some of the provisions for buildings that are 5,000
square feet or less.This is done by:
• Requiring one design feature on the primary façade instead of two for all other buildings (5.05.08
D.2);and
• Requiring two design treatments on each wall instead of four for all other buildings(5.05.08 D.2);
and
• Allowing both vertical and horizontal roof-edge changes for buildings larger than 5,000 square
feet(5.05.08 D.2).
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Changes to Building Design Standards
The proposed amendment makes several changes to the building design standards,including:
• New and revised façade design options to provide additional design flexibility (5.05.08 D.2 &
D.4).
• Changes to the percentage of required windows on primary façades(5.05.08 D.2.b).
• False and applied windows are allowed but do not count toward the required glazing percentage
(5.05.08 D.6).
• Screening for overhead doors must be a minimum of six feet high and transparent overhead doors
are allowed(5.05.08 D.7).
• Changes to roof-edge and parapet line treatments:
o Only applies to buildings when the largest floor is greater than 5,000 square feet (rather
than applying to all buildings larger than 5,000 square feet, under the previous language)
(5.05.08 D.9.b.i).
o Required roof-edge or parapet line changes may be vertical or horizontal (5.05.08
D.9.b.i).
Changes to Standards for Specific Building Uses
The proposed amendment makes changes to the design standards for specific building uses as follows:
• Mercantile buildings (i.e.big-box stores): Interior design standards are removed(5.05.08 E.3).
• Hotel/Motel: The requirement for 12-inch wide columns on covered walkways or arcades is
removed(5.05.08 E.5.b.i.b).
• Industrial/Factory buildings and Warehousing/Distribution buildings: Variation in massing
requirements limited to buildings that are within 300 feet of residential zoning districts (5.05.08
E.6.c&E.7.c).
Changes to Site Design Standards
The proposed amendment also makes changes to the site design standards as follows:
• Water features, such as fountains,are added to the list of site design options(5.05.08 F.1.d).
• Landscaping requirements for parking lots are consistent with the landscaping requirements in
section 4.05.04(5.05.08 F.2.b.i).
• The percentage of parking that can be located in front of buildings is increased from 50 to 80
percent(5.05.08 F.2.b.ii).
• Design standards for pedestrian facilities provide greater flexibility(old section 5.05.08 E.2.c and
proposed sections 5.05.08 F.3.e&F.3.g.i &F.3.g.ii).
• Minimum building sizes for drive-through facilities are now consistent with the minimum
building sizes in commercial zoning districts and an additional drive-through facility is allowed
for each tenant with a minimum of 1,500 square feet in multi-tenant buildings(5.05.08 F.6.b).
Cross-References Amendment Summary
Numerous sections throughout the architectural standards have also been reorganized, relocated, or
revised for clarity and new and updated cross-references have been added to improve user awareness of
related standards. These cross-references can be found in both the LDC Amendment Request(Attachment
1) and the Cross-References Amendment (Attachment 2). These changes also support the Committee's
goal to make the section more user-friendly.
Advisory Board Review and Approval
County Staff has worked with community members and several advisory boards to develop and publicly
vet the proposed amendments. The amendment was presented to, and reviewed by, the Development
Services Advisory Committee - Land Development Review Subcommittee, the Development Services
Advisory Committee, and the Planning Commission.All advisory board recommendations and approval
dates are provided in the attached Summary Sheet(Attachment 3).
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6/28/2016 9.C.
The amendment was also distributed to several stakeholder groups, including: architecture, real estate,
and landscape architecture professionals. Input was received from several of these groups, and other
members of the public. Specific public comments received by the Committee are discussed in the LDC
Amendment Request(Attachment 1).
Timeline for Adoption
The amendment is subject to public hearing and public notice requirements established in LDC section
10.03.06 A. This section requires that the amendments are considered at one Board hearing. However the
finalized amendment will be presented to the Board for approval at a second meeting. The required
hearing will be held on Tuesday, June 28, 2016, and the second meeting will be on Tuesday, July 12,
2016.
COLLIER COUNTY PLANNING COMMISSION RECOMMENDATION: The Planning
Commission reviewed the proposed amendment at six separate public hearings on: December, 17, 2015,
February 4, 2016, March 17, 2016, April 21, 2016, May 5, 2016, and June 2, 2016. The Planning
Commission recommended approval of the amendment on June 2,2016 (7-0).
The Planning Commission's analysis of the proposed amendment included testimony by Staff,Committee
Members, and a review of the Dover, Kohl and Partners report, "The Collier County Community
Character Plan." Working directly with the Committee, the CCPC made several recommendations for
changes to the Committee's proposed amendment. However, the Committee made separate
recommendations regarding three sections described on pages 6-7, 23-25, and 27 of Attachment 1. The
changes described in this executive summary represent the Planning Commission's final
recommendation.
FISCAL IMPACT: There is no fiscal impact associated with this Executive Summary.
GROWTH MANAGEMENT IMPACT: There is no growth management impact associated with this
Executive Summary.
LEGAL CONSIDERATIONS: This item has been approved as to form and legality, and requires an
affirmative vote of four for Board approval--SAS
RECOMMENDATIONS: To approve the proposed amendments to the architectural and site design
standards in the LDC, direct staff as to any changes, and continue the item to July 12, 2016, for final
approval.
Prepared by: Jeremy Frantz, Senior Planner,Development Review Division, Growth Management
Department
Attachments:
1)LDC Amendment Request can be accessed here:
http://apps3.colliergov.net/aeenda/ftp/2016BCCMeetings/AgendaJun2816/GrowthMgmt/5
05 08 Architectural and Site Design Standards 6-6-16 BCC.pdf
2) Cross-References Amendment can be accessed here:
http://apps3.colli eruov.net/agenda!ftp/2016B CCM eetinus/AgendaJun2816/GrowthMgmt/Cr
oss-References to_section 5.05.08 6-6-16 BCC.pdf
3) Summary Sheet
4) Legal Advertisement
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COLLIER COUNTY
Board of County Commissioners
Item Number: 9.9.C.
Item Summary: Recommendation to consider an Ordinance amending Ordinance Number
04-41, as amended, the Collier County Land Development Code, which includes the
comprehensive land regulations for the unincorporated area of Collier County, Florida,to make
comprehensive changes to architectural and site design standards, more specifically by
amending Chapter Two-Zoning Districts and Uses; Chapter Four-Site Design and Development
Standards; Chapter Five-Supplemental Standards, Chapter Six- Infrastructure Improvements
and Adequate Public Facilities Requirements, Chapter Ten -Application, Review, and Decision-
Making Procedures, and as further described in the attached amendments.
Meeting Date: 6/28/2016.
Prepared By
Name: FrantzJeremy
Title: Planner, Senior,Development Review
5/23/2016 5:10:49 PM
Submitted by
Title: Planner, Senior,Development Review
Name: FrantzJeremy
5/23/2016 5:10:50 PM
Approved By
Name: CilekCaroline
Title: Manager-LDC,Development Review
Date: 5/31/2016 1:39:41 PM
Name: McLeanMatthew
Title: Project Manager,Principal,Development Review
Date: 5/31/2016 5:27:52 PM
Name: MarcellaJeanne
/'.• Title: Executive Secretary,Transportation Administration
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Date: 6/1/2016 3:21:43 PM
Name: AshtonHeidi
Title:Managing Assistant County Attorney, CAO Land Use/Transportation
Date: 6/13/2016 11:30:20 AM
Name: IsacksonMark
Title: Division Director-Corp Fin&Mgmt Svc,Office of Management&Budget
Date: 6/15/2016 11:04:52 AM
Name: KlatzkowJeff
Title: County Attorney,
Date: 6/20/2016 9:35:17 AM
Name: CasalanguidaNick
Title: Deputy County Manager, County Managers Office
Date: 6/20/2016 11:09:30 AM
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NAPLES DAILY NEWS ((Wednesday,June 15,2016 a 17A
Packet Page -122-
Attached :
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documents from the
Executive Summary
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LDC Amendment Request
ORIGIN: Board of County Commissioners
AUTHOR: Architectural and Site Design Standards Ad Hoc Committee
The Ad Hoc Committee is comprised of members that served on the previous Ad Hoc
Committee which produced the current architectural and site design standards prior
to 2004 as well as other public citizens, including:
James Boughton, AIA
Rocco Costa, AIA
Kathy Curatolo, CBIA
Dalas Disney, AIA
Bradley Schiffer, AIA
Dominick Amico, P.E.
AMENDMENT CYCLE: Independent Cycle
LDC SECTION(S): 5.05.08 Architectural and Site Design Standards
CHANGE AND REASON: This section describes the proposed updates and revisions
recommended by the Architectural and Site Design Standards Ad Hoc Committee (Committee).
Staff notes have been included throughout to provide additional analysis of Committee proposals.
Amendment History
Architectural and site design standards were originally adopted in Ordinance 96-66. The 1996
ordinance describes that the standards were created with the following purpose:
“Commercial development depends on high visibility from major public
streets. In turn, their design of building(s) and site determines much of the
image and attractiveness of the streetscapes and character of a community.
Massive and/or generic developments that do not contribute to, or integrate
with, the community in a positive manner can be detrimental to a
community’s image and sense of place.”
As a result, the goal of the 1996 architectural standards was “to provide for architectural and site
design treatments which will enhance the visual appearance of commercial development in Collier
County.” The 1996 ordinance included numerous illustrations which were intended to visually
depict the standards; however, the Committee believes this had the unintended consequence of
architectural features frequently being designed exactly as illustrated.
The first comprehensive review of the architectural and site design standards occurred in 2004. At
that time, it was found that the standards created in 1996 no longer addressed the needs of the
development community, design professionals, or review staff. The review resulted in changes
such as:
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• Transferring regulations related to landscaping, parking, and fencing to the
appropriate sections of the LDC to make the section more user-friendly;
• Providing for more flexibility in implementing the standards by expanding the
application of the administrative approval of deviations from specific standards;
• Adding new standards in place of requirements that proved to be ineffective in
achieving the stated purpose and intent of the standards;
• Adding new standards to respond to new development pressures that resulted in
taller buildings and multi-story garages;
• Proposing separate standards for specific building types; and
• Making house-keeping changes to clarify existing language and eliminating
discrepancies.
On July 24, 2012 the Board of County Commissioners (Board) approved a Staff request for Board
direction to review LDC section 5.05.08 in its entirety, with the 2004 authoring committee, in
order to propose amendments to the entire section. Staff indicated these amendments would go
through the regular LDC amendment vetting process, including review by the Development
Services Advisory Committee and the Collier County Planning Commission.
As a result of the Board’s direction, Resolution 2013-172 established the Collier County
Architectural and Site Design Standards Ad Hoc Committee “to review the architectural standards
of the LDC.” The resolution further establishes that the Committee’s functions, powers, and duties
shall be to “aid and assist the Board in reviewing the current architectural and site design standards
contained in the LDC and make recommendations for updates and revisions.”
This proposed amendment represents the second comprehensive review of the architectural and
site design standards since they were adopted in 1996. At the first meeting on December 11, 2013,
the Committee established several goals for their review process, including:
• Concentrate on making the architectural standards more user-friendly
• Reduce the number of standards
• Provide relief from over-restrictive standards imposed only on PUDs
• Focus the applicability to the most appropriate areas
• Refine applicability for redevelopment projects
• Ensure that the standards are focused on big-box stores
• Reduce costs to businesses
• Remove civil engineering or site design elements from the architectural standards
The Committee considered three potential alternatives in order to achieve these goals: 1) leave the
current standards, 2) amend the standards, or 3) eliminate the standards. On January 9th, 2014, a
vote of the members present resulted in a recommendation (4-1) to eliminate the architectural
standards entirely. This vote was motivated by the belief that the existing architectural standards
do not ensure great architecture. In fact, the Committee feels the standards can make it difficult to
build unique buildings. It was also noted that some members of the Committee feel that
landscaping requirements provide more visual appeal than the architectural requirements.
However, upon reevaluation of the initial vote to remove the section, the Committee chose to also
pursue the option to amend the standards as that was the task assigned by the Board.
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Public input
The Committee held numerous meetings between December 2013 and April 2016 which were
open to the public. Several individuals and stakeholders attended and provided comments at these
meetings. The amendment was also distributed to several stakeholder groups, including:
architecture, real estate, and landscape architecture professionals. Input was received from several
of these groups, and members of the public. The narrative describes where this input was
incorporated into the amendment or used to justify the Committee’s proposed changes.
Infill and redevelopment code
Both the Committee and the Planning Commission made a recommendation to develop an “infill
and redevelopment code” in order to create architectural and site design standards that more
comprehensively address redevelopment issues. Site design requirements may change in many
areas throughout Collier County due to changes in occupancy or changes to the Land Development
Code. Since many sections of the Land Development Code were created for new development,
when new businesses occupy existing buildings, new site design requirements can make it difficult
to build on some sites. While some of the Committee’s goals may address infill and redevelopment
issues, it was stated that a new section of code specifically focused on these issues may be a more
effective method of addressing these issues and encouraging infill and redevelopment.
Committee recommendation
On September 14, 2015, the Architectural and Site Design Standards Ad-Hoc Committee
unanimously approved (5-0) a draft amendment to be forwarded to other advisory boards and the
Board of County Commissioners for review. Additional changes were approved by the Committee
on November 16, 2015, March 4, 2016 and April 6, 2016.
DSAC-LDR RECOMMENDATIONS: The DSAC-LDR Subcommittee approved the proposed
amendment unanimously on November 3, 2015 with recommendations for changes to window
standards for self-storage buildings, drive-through standards, and other clarifications. These
recommendations have been incorporated into the current draft.
DSAC RECOMMENDATIONS: No changes, approved unanimously on December 2, 2015.
PLANNING COMMISSION RECOMMENDATIONS: The Planning Commission reviewed
the proposed amendment at six separate public hearings on: December, 17, 2015, February 4, 2016,
March 17, 2016, April 21, 2016, May 5, 2016, and June 2, 2016. The Planning Commission
recommended approval of the amendment on June 2, 2016 (7-0).
The Planning Commission’s analysis of the proposed amendment included testimony by Staff,
Committee Members, and a review of the Dover, Kohl and Partners report, “The Collier County
Community Character Plan.” Working directly with the Committee, the CCPC made several
recommendations for changes to the Committee’s proposed amendment. However, the Committee
made separate recommendations regarding three sections described on pages 6-7, 23-25, and 27.
The proposed amendment represents the Planning Commission’s final recommendation.
FISCAL & OPERATIONAL IMPACTS: There are no anticipated fiscal or operational impacts
associated with this amendment.
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RELATED CODES OR REGULATIONS: Staff has provided a companion amendment with
proposed changes to other sections of the LDC in order to add new or updated cross-references to
LDC section 5.05.08 to increase awareness of the architectural standards.
GROWTH MANAGEMENT PLAN IMPACT: An underlying concept expressed as a basis for
the Future Land Use Element (FLUE) of the Growth Management Plan (GMP) is Attainment of
High Quality Urban Design. This concept provides the rational nexus for the existing Architectural
requirements of the Land Development Code (LDC), but is not a mandate for any specific code
requirement. Any amendments to the existing architectural code would not be found inconsistent
with the GMP.
INDEX OF CHANGES:
Proposed Sections Page
5.05.08 A - Purpose and Intent……………………………………………………. 5
5.05.08 B - Applicability………………………………………………………….. 6
5.05.08 C - Submittal Requirements……………………………………………… 17
5.05.08 D - Building Design Standards…………………………………………... 18
5.05.08 E - Design Standards for Specific Building Uses………………………... 45
5.05.08 F - Site Design Standards………………………………………………… 55
5.05.08 G - Deviations and Alternate Compliance……………………………….. 59
Appendix A……………………………………………………………………….. 61
Due to its length and complexity, this amendment does not follow the typical LDC amendment
format. Rather than a description of all proposed changes followed by all proposed LDC text
changes, this amendment will describe the changes and present the proposed LDC text changes in
each section individually. These sections are described as shown below:
Proposed changes that are recommended by the Architectural and
Site Design Standards Ad Hoc Committee and the Planning
Commission are described with black outlines.
Proposed changes that are recommended by only the Architectural
and Site Design Standards Ad Hoc Committee are described in blue
bubbles.
Proposed changes that are recommended by only the Planning
Commission are described in purple bubbles.
For those provisions that include separate recommendations from the Committee and the Planning
Commission, the Planning Commission’s recommendation is presented within the amendment text
and the Committee’s recommendation is presented within the narrative description of the
Committee’s proposed changes
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____________________________________________________________________________
Amend the LDC as follows:
5.05.08 Architectural and Site Design Standards 1
OVERVIEW of changes to purpose and intent sections
LDC section 5.05.08 A describes the purpose and intent of Collier County’s architectural and site
design standards. This section currently lists several design goals and describes that the standards
are intended to result in “the development of a positive, progressive and attractive community
image and sense of place [which] is vital to the economic health and vitality of Collier County.”
While the purpose and intent section does not contain any specific regulations, it provides general
guidance regarding the intent of the standards and aids in the design process and analysis of
proposed projects.
Proposed Section 5.05.08 A.5 (page 6)
This section currently describes that the architectural standards are intended to be consistent with
the goals, objectives, and policies of the Collier County Growth Management Plan, Land
Development Code, and to promote crime prevention. During their review, the Committee
received public comments identifying several causes of bird collisions with buildings such as
substantial glass façades, the use of highly reflective glass, and upward facing lighting. As a result,
the Committee has added a statement to this section which encourages the use of bird safe
materials.
LDC section 5.05.08 A
A. Purpose and Intent. 2
1. The purpose of these standards is to supplement existing development criteria in 3
order to complement, enhance and enrich the urban fabric of Collier County with 4
an abundant variety of architecture. The development of a positive, progressive 5
and attractive community image and sense of place is vital to the economic 6
health and vitality of Collier County. 7
2. Among the recurring details that are present in the architecture of Collier County 8
include, but are not limited to, the following: 9
a. Elements of Mediterranean design employing sloped barrel tile roofs, 10
arcades and stucco; 11
b. Old Florida design with wide verandas, metal roofs and lap siding; 12
c. Modern International; and 13
d. Various traditional historic references to Colonial, Bermuda and Island 14
forms. 15
3. Building design contributes to the uniqueness of the project area and the Collier 16
County community with predominant materials, design features, color range and 17
spatial relationships tailored specifically to the site and its context. 18
4. While architectural embellishments are not discouraged, emphasis on scale, 19
massing, form-function relationships, and relationship of the building or 20
buildings to the site and surrounding context is strongly encouraged. 21
Recognition of the environment and climate present in Collier County must be 22
evident in the architecture. Gratuitous decoration applied to the building is 23
strongly discouraged. 24
Description of changes to proposed section 5.05.08 A – Purpose and Intent
5
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5. These standards and guidelines are intended to result in a comprehensive plan 1
for building design and site development consistent with the goals, policies and 2
objectives of the Collier County Growth Management Plan ("GMP") and the 3
purpose and intent of the Land Development Code ("LDC"). These regulations 4
are intended to promote the use of crime prevention through site design 5
principals, including visibility-site lines for law enforcement as well as the general 6
public. Additionally, the use of glazing materials and designs which reduces bird 7
collisions is encouraged. 8
6. To maintain and enhance the attractiveness of the streetscape and the existing 9
architectural design of the community, all buildings must have architectural 10
features and patterns that provide visual interest from the perspective of the 11
pedestrian, reduce building mass, recognize local character, and respond to site 12
conditions. Façades must be designed to reduce the mass/scale and uniform 13
monolithic appearance of large unadorned walls. Façades must provide, through 14
the use of detail and scale, visual interest that is consistent with the community's 15
identity and character. Articulation is accomplished by varying the building’s 16
mass, in height and width, so that it appears to be divided into distinct elements 17
and details. 18
19
Currently, the provisions set forth in section 5.05.08 of the LDC apply to buildings or projects in
four scenarios:
1. First, the standards apply to all new buildings and projects within commercial, non-
residential PUD districts, and Business Park zoning districts.
2. Second, the standards apply to non-residential buildings, when located on an arterial or
collector roadway or within a certain distance of a residentially zoned district.
3. Third, the standards also apply to non-residential renovations and redevelopment projects
under certain circumstances.
4. Fourth, the standards apply under certain circumstances after the abandonment and
discontinuance of use of a building.
The Committee proposes to make changes to these scenarios as detailed below. Additionally,
please see Appendix A for more information regarding measuring distances from the right-of-way.
Proposed Section 5.05.08 B.1. – Applicability by zoning district (page 12)
This section establishes the zoning districts to which the architectural standards apply. Currently,
these districts include commercial zoning districts, non-residential PUD districts and non-
residential components of any PUD district (i.e. Mixed Use PUDs which include more than one
type of PUD district like commercial, civic, or institutional tracts), and business park districts. The
Committee supports requiring non-residential buildings along the perimeter of a PUD to comply
with architectural standards (accomplished in B.2) but does not support requiring non-residential
buildings on the interior of a PUD to comply. The Committee’s intent is to not require buildings
that are on the interior of a PUD, such as maintenance buildings, ancillary buildings, and
clubhouses in a residential PUD (generally private uses) to comply. The Committee stated that
OVERVIEW of which buildings are subject to the architectural standards
Committee proposed changes to section 5.05.08 B.1 – Applicability by zoning district
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PUDs can establish their own architectural standards through the zoning process. As a result, in
order to limit the applicability of architectural standards to commercial areas only, the Committee
proposes the section apply to “commercial components of PUD zoning districts, and Business Park
zoning districts.”
The Committee’s proposed change is as follows:
B. Applicability. The provisions of LDC section 5.05.08 shall apply to the zoning districts,
locations, and to existing buildings as established below.
1. Buildings and projects within the following zoning districts:
a. Commercial zoning districts and commercial components of PUD zoning
districts.
b. Business park zoning districts.
Staff notes: This change means that non-residential PUD districts (like Mixed Use
PUDs, research or technology park PUDs, industrial PUDs, or community
facilities PUDs) will not be required to comply with architectural standards unless
they meet the location criteria in proposed section 5.05.08 B.2. This change may
impact the aesthetic predictability of schools, churches, or other community
facilities.
The Planning Commission recommends that non-residential PUD zoning districts and non-
residential components of any PUD district are retained for the following reasons:
• Collier County’s landscaping and architecture standards have been important factors in
creating a community character that is among the best in the nation.
• Removing architectural standards for non-residential PUDs and non-residential
components of PUD districts would exempt too many types of buildings from complying
with the architectural standards.
The Planning Commission’s recommendation is represented in the amendment text.
Proposed Section 5.05.08 B.2 through B.2.b – Applicability by project location (page 12)
Currently, compliance with the architectural standards is required for all non-residential buildings
and projects that are located on an arterial or collector road. The Committee proposes that the
architectural standards apply differently under five separate scenarios, with reduced architectural
standards between 150 to 300 feet from roadways or residential zoning districts. The first three
scenarios are described in B.2.a-b as follows:
CCPC proposed changes to section 5.05.08 B.1 – Applicability by zoning district
Proposed changes to section 5.05.08 B.2 through B.4 – Applicability by project
location and exceptions
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1) If the project site is located
within 300 feet of an arterial or
collector road, including all
rights-of-way, and is located in
a non-industrial zoning district.
All architectural standards apply.
2) If the proposed project site is
located within 150 to 300 feet
of an arterial or collector road,
including all rights-of-way.
a. The project shall be required to comply with LDC
sections 5.05.08 D.4., D.10., D.13., D.15., E, and F.
b. Further, compliance shall be limited to the building
façades facing the arterial or collector road.
3) If the project site is located on
an arterial road and is located
in an industrial zoning district.
All architectural standards apply
For all sites located in an industrial zoning district on an arterial road, the proposed change is based
on the lack of visibility of an industrial building by the general public as the structure is mainly
viewed by employees. Although generally an industrial structure is utilized for production, LDC
section 2.03.04 A.1.b.3 allows for 20 percent of the gross floor area to be used as retail space in
Industrial Zoning Districts. Therefore, customers may visit the site to purchase goods. Many of
the industrial buildings utilize this option and have incorporated show/sales rooms for clientele.
The proposed change identifies that when the project site is located within 150 to 300 feet of an
arterial or collector road, the project shall be required to comply with LDC sections 5.05.08 D.4.,
D.10., D.13., D.15., E, and F. These sections include the following standards (See Table 1 for more
information):
LDC section Design Standard
5.05.08 D.4 Variation in massing
5.05.08 D.10 Roof treatments
5.05.08 D.13 Building colors and materials
5.05.08 D.15 Neon tubing prohibition
5.05.08 E Design standards for specific building uses
5.05.08 F Site design standards
Proposed Section 5.05.08 B.2.c - Applicability by project location continued (page 12)
This section describes the fourth and fifth applicability scenarios described in LDC section 5.05.08
B.2. Currently, architectural standards apply when a proposed building’s footprint is located within
300 feet (the length of a football field) of a residential zoning district boundary. The Committee
proposes to reduce the number of architectural standards that apply to buildings between 150 and
300 feet from the boundary of the residentially zoned district. Therefore, the fourth and fifth
applicability scenarios are proposed as follows:
Scenario Applicability
4) Where a proposed building's
footprint would be located
within 300 feet of the boundary
of a residentially zoned district.
All architectural standards apply.
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footprint would be located
within 150 to 300 feet of the
boundary of a residentially
zoned district.
a. The building shall be required to comply with LDC
sections 5.05.08 D.4., D.10., D.13., D.15., and E, and
F (see Table 1 for more description of these sections).
b. Further, compliance shall be limited to the building
façades facing the residential district.
The Committee proposes that reducing the applicable standards between 150 and 300 feet is
sufficient based on examples such as:
• The football and track area of St. John Neumann High School:
In this case, a concession building/PE fitness building was required to have a primary
façade and a landscape buffer to shield an overhead door that was located 300 feet away
from residential property. However, the football field fronted a local street. It was stated
by the applicant that the architectural features required in this case were not effective.
• The First Baptist Academy:
In this case, a field house was required to meet architectural standards because it was within
300 feet of residential property. The Committee described that the building’s entrance
faced an internal parking lot and the rear of the building was separated from residential
property by a track and field area.
In addition, the Committee relayed that landscape buffers or walls could be within 150 feet and
provide visual relief.
The proposed change identifies that when the building footprint is located within 150 to 300 feet
of a residentially zoned district, the project shall be required to comply with LDC sections 5.05.08
D.4., D.10., D.13., D.15., E, and F. These sections include the following standards (See Table 1
for more information):
LDC section Design Standard
5.05.08 D.4 Variation in massing
5.05.08 D.10 Roof treatments
5.05.08 D.13 Building colors and materials
5.05.08 D.15 Neon tubing prohibition
5.05.08 E Design standards for specific building uses
5.05.08 F Site design standards
OVERVIEW of Proposed Section 5.05.08 B.3 – Applicability for alterations and existing buildings
(page 12)
This section currently provides that when renovations or redevelopment meet the established
criteria, the entire façade or building must comply with the architectural standards. The Committee
proposes to change the criteria so that it is based only on the percentage of the area that is being
altered. This means that the applicability of the architectural standards would no longer be
determined by the cost of the alterations. Additionally, the Committee proposes that interior
renovations to existing buildings which do not affect the external appearance should not be
required to comply with architectural standards.
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Bold text indicates a defined term The Committee believes that the proposed changes incentivize re-use, renovation, infill
development, and the use of existing infrastructure by reducing the number of building alterations
required to comply. In utilizing nonconforming and older structures, the provision is designed to
maintain and increase the value of nonconforming and older structures. The Committee utilized
the vested rights section of the LDC as a basis for this change. Additional details regarding the
changes to the exemptions section are provided below.
Proposed Section 5.05.08 B.3.a.i – Applicability for alterations and existing buildings continued
(page 13)
Currently, for buildings constructed after November 10, 2004, if 50 percent of a building’s façade
area is renovated, the entire façade and site design elements must comply with the architectural
standards. The proposed change increases the percentage of change to the façade area to 75 percent
of any façade area. This change is intended to incentivize re-use, renovation, infill development,
and the use of existing infrastructure.
Proposed Section 5.05.08 B.3.a.ii - Applicability for alterations and existing buildings continued
(page 13)
Currently, additions, renovations, or redevelopment of an existing project require all existing
structures and site improvements to conform to the current architectural standards when either:
• The cost of the project exceeds 50 percent of the assessed value of the existing
structure, or
• The area of the change exceeds 25 percent of the square footage of the gross area
of the existing structures.
The Committee proposes to remove the criteria related to the cost of the project and to increase to
the area of the change to 50 percent. These changes are intended to incentivize re-use, renovation,
infill development, and the use of existing infrastructure and are anticipated to provide relief for
projects with depressed property values.
Staff note: The Committee’s proposal excludes interior renovations from being
counted toward the 50 percent threshold. In addition, site improvements are not
included in this calculation. Therefore, only additions to a building or demolitions
to a building which exceed the 50 percent threshold will be required to bring the
entire project site up to current architectural standards.
However, the thresholds identified in LDC sections 5.05.08 B.3.a.i-ii are not
intended to create exemptions for additions, renovations, or redevelopment from
complying with the architectural standards.
Proposed section 5.05.08 B.3.b - Applicability for alterations and existing buildings continued
(page 13)
The Committee also proposes to add a new section for additions, renovations, or redevelopment
for nonconforming buildings. The date of November 10, 2004 is used to identify nonconforming
buildings because the proposed standards are less restrictive than the current standards so buildings
constructed after November 10, 2004 (before the proposed standards are adopted) will still
conform to the proposed standards. The Committee proposes that in these cases, only the alteration
should be required to comply with architectural standards and that unaltered portions of a
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Bold text indicates a defined term nonconforming building or the project site should not be required to meet architectural standards.
The proposed change is based on the fact that if a building were never altered, there would never
be a trigger for a building to comply with architectural standards. The Committee relayed that if
an alteration to a building would not increase the nonconformity, any architectural or site design
issues related to the nonconforming portions of the building would not be affected and therefore
should not be required to comply with architectural standards. Furthermore, this change would
incentivize the renovation of older buildings by reducing restrictions and associated costs. In
addition, limiting the applicability to the altered façade may reduce the costs associated with the
renovation of an older building or a building with depressed property values. The Committee
further stated that if the County always requires a renovation to comply with the code it would not
allow for historic buildings.
Proposed section 5.05.08 B.3.c - Applicability for alterations and existing buildings continued
(page 13)
Currently, alterations to existing buildings are required to comply with the materials and colors
standards in LDC section 5.05.08 C.13. This includes standards for paint colors and limits on
exterior building materials like metal panels and the prohibition on neon tubing. The Committee
proposes that upon repainting the exterior of an existing building or fence, the exterior building
colors shall only be required to comply with paint standards. The Committee relayed that this
change would assist in improving the design and renovation of older buildings and may reduce the
costs associated with the renovation. The Committee’s intent is to improve the design of older
buildings, by reducing restrictions and associated costs. Once again, the Committee stated further
that if the County always requires a renovation to comply with the code it won’t allow for historic
buildings.
Proposed section 5.05.08 B.4 – Exceptions from architectural standards (page 14)
This section currently identifies when the architectural standards apply to buildings that have been
abandoned or their use has been discontinued. The Committee proposes the removal of this section
as it is a detriment to redevelopment opportunities and prevents reinvestment in existing buildings.
In addition, the Committee relayed that buildings lose value due to this regulation and it will assist
in maintaining market value of existing structures. If the section is removed, architectural standards
would only apply to abandoned or discontinued buildings if alterations to the building are proposed
and required to comply through zoning, locational, or alterations criteria.
This section has been replaced with a list of exceptions that identify when a building or project
that would otherwise be required to comply with architectural standards is exempt from complying
with all or parts of this section. As a result, historic buildings (pursuant to LDC section 2.03.07 E
or designated by the State of Florida or the Federal Government), buildings in a Rural Agricultural
(A) zoning district in the non-coastal urban designated area on the Future Land Use Map, and
façades facing an interior courtyard are proposed to be exempt from all architectural standards.
Routine repairs and maintenance to existing buildings, and public utility ancillary systems would
only be required to comply with paint color standards (This does not include the materials
standards in proposed LDC section 5.05.08 D.13).
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LDC section 5.05.08 B - Applicability
B. Applicability. The provisions of section 5.05.08 apply: 1
1. To all new buildings and projects submitted on or after November 10, 2004 in the 2
zoning districts set out below. At the applicant's request, projects submitted 3
between November 10, 2004 and January 2, 2005 may be reviewed for 4
compliance with the requirements of section 5.05.08 as they were set forth in the 5
LDC before November 10, 2004. 6
a. Commercial zoning districts. 7
b. Non-residential PUD districts, and non-residential components of any 8
PUD district. 9
c. Business park districts. 10
B. Applicability. The provisions of LDC section 5.05.08 shall apply to the zoning districts, 11
locations, and to existing buildings as established below. 12
1. Buildings and projects within the following zoning districts: 13
a. Commercial zoning districts and commercial components of PUD zoning 14
districts. 15
b. Non-residential PUD zoning districts and non-residential components of 16
any PUD district. 17
c. Business park zoning districts. 18
2. To non-residential buildings and projects submitted on or after November 10, 19
2004 in any zoning district, but only when the following conditions exist: 20
a. The project site is located on an arterial or collector road, as described by 21
the Traffic Circulation Element of the GMP, or 22
b. A proposed building’s footprint would be located within 300 feet of the 23
boundary of a residentially zoned district. 24
2. Non-residential buildings and projects when at least one of the following 25
conditions exists. For the purposes of this section, arterial and collector roads 26
are identified in the Traffic Circulation Element of the GMP. 27
a. The project site is located within 300 feet of an arterial or collector road, 28
including all rights-of-way, and is located in a non-industrial zoning 29
district. 30
i. However, a proposed project site located within 150 to 300 feet of 31
an arterial or collector road, including all rights-of-way, shall be 32
required to comply with LDC sections 5.05.08 D.4., D10., D.13., 33
D.15., E, and F. Compliance shall be limited to the building 34
façades facing the arterial or collector road. 35
b. The project site is located on an arterial road and is located in an 36
industrial zoning district. 37
c. Where a proposed building's footprint would be located within 300 feet of 38
the boundary of a residentially zoned district. 39
i. However, where a proposed building’s footprint would be located 40
within 150 to 300 feet, the building shall be required to comply 41
with LDC sections 5.05.08 D.4., D.10., D.13., D.15., and E, and F. 42
Compliance shall be limited to the building façades facing the 43
residential district. 44
3. To all renovations and redevelopment, including applicable additions of a building 45
or site, as follows, except that "renovation" is not intended to apply to routine 46
repairs and maintenance of an existing building: 47
a. Any addition or renovation of an existing building or project including 48
vehicular use area (i.e. - approved for use and occupancy as of 49
12
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November 10, 2004) that will result in a change to the exterior of the 1
building or site such that in the case of: 2
i. A building façade renovation where such addition, renovation, or 3
redevelopment exceeds 50 percent of the wall area of an existing 4
façade, that entire façade must comply with the standards of 5
Section 5.05.08 6
ii. An addition or renovation to, or redevelopment of, an existing 7
building or project, where the cost of such addition, renovation, or 8
redevelopment exceeds 50 percent of the assessed value of the 9
existing structure(s), or would exceed 25 percent of the square 10
footage of the gross area of the existing structures, the existing 11
building(s) and the site improvements must conform with the 12
standards of Section 5.05.08 13
iii. Upon repainting an existing building, the colors to be applied must 14
comply with Section 5.05.08 C.13. Materials and colors. 15
3. Alterations to an existing building, including applicable additions of a building or 16
site, which is subject to LDC section 5.05.08 B.1 or B.2 above shall comply with 17
this section as described in the following sections. For the purposes of this 18
section, an alteration shall be any change to the elements subject to LDC section 19
5.05.08. Interior renovations to an existing building that do not affect the 20
external appearance of the building are excluded. 21
a. Any addition or renovation of an existing building or project, including 22
vehicular use areas, that will result in a change to the exterior of the 23
building or site such that in the case of: 24
i. Where façade improvements result in a change to more than 75 25
percent of the façade area, the entire façade shall comply with 26
the standards of LDC section 5.05.08. 27
ii. Where an addition or renovation to, or redevelopment of, an 28
existing building or project, exceeds 50 percent of the square 29
footage of the gross area of the existing structures, the existing 30
building(s) and the site improvements must comply with the 31
standards of LDC section 5.05.08. 32
b. Nonconforming buildings approved for use and occupancy prior to 33
November 10, 2004 shall not be enlarged or altered in a way which 34
increases the nonconformity. All alterations or façade improvements to 35
nonconforming buildings shall be consistent with Section 5.05.08 and 36
shall be reviewed for compliance by the County Manager or designee; 37
however, unaltered portions of the nonconforming building will not be 38
required to comply. 39
c. Upon repainting the exterior of an existing building or fence, the exterior 40
building colors shall comply with the standards identified in LDC section 41
5.05.08 D.13.b. 42
4. Abandonment or discontinuance of use. 43
a. Buildings or projects that are abandoned (i.e. - their existing use ceases) 44
are subject to this Section notwithstanding Section 9.03.02 F.: 45
i. Where the use of a structure, building or project ceases for any 46
reason, except where government action impedes access to the 47
premises, for a period in excess of one year, the provisions of 48
Section 5.05.08 apply before re-occupancy. Compliance with this 49
Section may require structural alterations. 50
13
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ii. The site design standards of this Section apply where the use of a 1
structure ceases for any reason, except where governmental 2
action impedes access to the premises for a period of more than 3
180 consecutive days. 4
4. Exceptions. 5
a. A historic site, structure, building, district, or property that is designated 6
historic by the Board of County Commissioners pursuant to LDC section 7
2.03.07 E or is designated historic by the State of Florida or the Federal 8
Government. 9
b. The Rural Agricultural (A) zoning district in the non-coastal urban 10
designated area as established in the Future Land Use Map. 11
c. Façades facing an interior courtyard provided the façades are not visible 12
from any public property (e.g. street, right-of-way, sidewalk, alley), 13
interior drive, parking lot or adjacent private property. 14
d. The following shall be exempt from the standards of LDC section 5.05.08, 15
but shall comply with the exterior building color standards identified in 16
LDC section 5.05.08 D.13.b. 17
i. Routine repairs and maintenance of an existing building. 18
ii. Public utility ancillary systems provided that a building shall 19
not have any wall planes exceeding 35 feet in length, excluding 20
storage tanks, or have an actual building height greater than 21
eighteen (18) feet, excluding storage tanks and communications 22
equipment. See LDC section 4.06.05 B.4 for screening 23
requirements of fences and walls surrounding public utility 24
ancillary systems. 25
5. Public utility ancillary systems in Collier County are not required to meet the 26
provisions of this Section provided that a building containing any of these uses 27
shall not have any wall planes exceeding 35 feet in length, excluding storage tanks, 28
or have an actual building height greater than eighteen (18) feet, excluding 29
storage tanks and communications equipment. Fences and walls surrounding 30
public utility ancillary systems must be screened with plant materials as 31
described in Section 4.06.05.B.6. and are exempt from Sections 5.05.08.C.3 and 32
5.05.08. D.1. 33
Table 1, below, demonstrates the proposed changes to the applicability sections and design
standards based on building location. Table 2, below, demonstrates the proposed changes to the
design standards based on building size. These tables provide a general overview and do not reflect
how specific standards have been modified.
Table 3, below, demonstrates how the architectural standards are proposed to change for industrial
buildings. The most significant changes demonstrated in Table 3 include the elimination of
architectural standards for industrial buildings on collector roads and the reduction of applicability
when an industrial building is within 150 feet to 300 feet of a residentially zoned district.
SUMMARY of changes to
applicability sections
14
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Table 1: Comparison of Existing and Proposed Architectural Standards Based on Building Location (Does not include exemptions, design standards for specific uses, or site design standards)
Legend: Removed Standards Retained Standards No Consensus Between CCPC and Committee
Standard
(proposed section numbers)
LDC Section B.1 LDC section B.2.a LDC section B.2.a.i LDC section B.2.c LDC section B.2.c.i
Commercial zoning districts and
commercial components of
PUD zoning districts; Non-
residential PUD zoning districts
and non-residential
components of any PUD
district; and Business park
zoning
Non-residential buildings and
projects located within 0-150
feet of an arterial or collector
road, including all rights-of-
way, and is located in a non-
industrial zoning district.
Non-residential buildings and
projects located within 150 to
300 feet of an arterial or
collector road, including all
rights-of-way.
Non-residential buildings and
projects where a proposed
building's footprint would be
located within 0-150 feet of the
boundary of a residentially
zoned district.
Non-residential buildings and
projects where a proposed
building’s footprint would be
located within 150 to 300
feet of the boundary of a
residentially zoned district.
Section D.2.b – Primary Façade Design Features
Façade/
Wall Height
Transitions
Section D.3.c.iii.a –Minimum projections/ recesses = 4 ft.
Section D.3.c.iii.b – Minimum projections/ recesses = 6 ft.
Section D.3.c.iii.c – Minimum projections/ recesses = 8 ft.
Section D.3.c.iii.d – Minimum projections/ recesses = 10 ft.
Variation in
Massing
Section D.4.a.i – Max. façade length (min. depth) = 150 ft. (10 ft.)
Section D.4.a.ii – Max. façade length (min. depth) = 125 ft. (8 ft.)
Section D.4.a.iii – Max. façade length (min. depth) = 100 ft. (6 ft.)
Section D.4.a.iv – Max. façade length (min. depth) = 75 ft. (4 ft.)
Section D.4.a.v – Max. façade length (min. depth) = 50 ft. (3 ft.)
Section D.4.b – Wall Plane Changes
Section D.5 – Building Design Treatments
Section D.6 – Blank Wall Areas
Section D.7 – Window Standards
Section D.8 – Overhead Doors
Section D.9 – Standards for Outparcels and Freestanding Buildings in PUDs
Roof
Treatments
Section D.10.b.i – Roof-Edge and Parapet Treatments
Section D.10.c – Roof Design Standards
Section D.10.d.ii.a – Min. vertical distance of mansard roofs and canopies = 8 ft.
Section D.10.d.ii.b – Min. vertical distance of mansard roofs and canopies= 6 ft.
Section D.11 – Awning Standards
Section D.12 – Entryway/Customer Entrance Treatment
Section D.13 – Building Colors and Materials
Section D.14 – Barber Poles
Section D.15 – Neon Tubing
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Table 2: Comparison of Existing and Proposed Architectural Standards Based on Building Size (Does not include design standards for specific
uses or site design standards)
Legend: Reduced Reduced Standards Retained Standards No Consensus Between CCPC and Committee
Standard (proposed section numbers) Less than
5,000 sq. ft.
5,000 to
10,000 sq. ft.
10,000 to
19,999 sq. ft.
20,000 to
39,999 sq. ft.
40,000 sq. ft.
or larger
Section D.2.b - Primary Façade Design Features Reduced Façade/ Wall Height Transitions Section D.3.c.iii.a –Minimum projections/ recesses = 4 ft.
Section D.3.c.iii.b – Minimum projections/ recesses = 6 ft.
Section D.3.c.iii.c – Minimum projections/ recesses = 8 ft.
Section D.3.c.iii.d – Minimum projections/ recesses = 10 ft. Variation in Massing Section D.4.a.i – Max. façade length (min. depth) = 150 ft. (10 ft.) Reduced
Section D.4.a.ii – Max. façade length (min. depth) = 125 ft. (8 ft.) Reduced
Section D.4.a.iii – Max. façade length (min. depth) = 100 ft. (6 ft.) Reduced
Section D.4.a.iv – Max. façade length (min. depth) = 75 ft. (4 ft.) Reduced
Section D.4.a.v – Max. façade length (min. depth) = 50 ft. (3 ft.)
Section D.4.b – Wall Plane Changes
Section D.5 - Building Design Treatments Reduced
Section D.6 – Blank Wall Areas
Section D.7 - Window Standards
Section D.8 - Overhead Doors
Section D.9 - Standards for Outparcels and Freestanding Buildings in PUDs Roof Treatments Section D.10.b.i – Roof-Edge and Parapet Treatments
Section D.10.c – Roof Design Standards
Section D.10.d.ii.a – Min. vertical distance of mansard roofs and canopies = 8
ft.
Section D.10.d.ii.b – Min. vertical distance of mansard roofs and canopies= 6
ft.
Section D.11 - Awning Standards
Section D.12 - Entryway/Customer Entrance Treatment
Section D.13 - Building Colors and Materials
Section D.14 – Barber Poles
Section D.15 – Neon Tubing
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Table 3: Comparison of Existing and Proposed Applicability for Industrial Buildings
Proposed Changes to Applicability and Design Standards for Industrial Buildings
Section Current Standard Proposed Standard
Applicability for industrial buildings
Section B - Applicability by zoning and location (page 12)
Section B.2.b - Architectural
standards apply when
located:
On arterial or collector
road
When located in Industrial zoning district and when
located on an arterial road
Section B.2.c - Architectural
standards apply when
building footprint is:
Within 300 feet from
residentially zoned
district
• Where a proposed building's footprint would be
located within 300 feet of the boundary of a
residentially zoned district.
• Within 150 to 300 feet, the building shall be
required to comply with LDC sections 5.05.08 D.4.,
D.10., D.13., D.15., and E, and F. Compliance shall
be limited to the building façades facing the
residential district.
Design standards for specific uses
Section E.6 - Design Standards for Warehousing/Distribution Buildings (page 48)
Section E.6.c - Variation in
massing required on
façades:
Primary façades and
façades facing residential
districts
• Primary façades and façades facing residential
districts within 300 feet of a residential property
line.
• Between 150 and 300 feet from the property line:
only applies to facades facing residential zoning
districts.
Section E.7 - Design Standards for Industrial/Factory Buildings (page 49)
Section E.7.b.i - Windows
must cover a minimum of: 25% of the façade area 20% of the façade area
Section E.7.c - Variation in
massing required on
façades:
Primary façades and
façades facing residential
districts
• Primary façades and façades facing residential
districts within 300 feet of a residential property
line.
• Between 150 and 300 feet from the property line:
only applies to facades facing residential zoning
districts.
Old Section 5.05.08 C.5.a – Project standards/Submittal requirements (page 17)
The building design treatments currently begin with section 5.05.08 C.5 and is titled “project
standards,” however, subsection C.5.a more accurately describes submittal requirements. This
section is proposed to be relocated to proposed section 5.05.08 C and has been re-titled “submittal
requirements.” Additionally, since there are some instances when architectural drawings are only
submitted with a building permit application, this section no longer identifies that architectural
drawings should be submitted with site development plans or site improvement plans. Instead this
section refers to the requirements in LDC section 10.02.03 and the Administrative Code.
LDC section 5.05.08 C
C. Submittal requirements. An applicant shall submit architectural drawings according to 1
LDC section 10.02.03 and the Administrative Code Chapter 4.A. to comply with LDC 2
section 5.05.08. Architectural drawings must be signed and sealed by a licensed Architect 3
Changes to submittal requirements:
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who is responsible for preparing the drawings, and who is registered in the state of Florida 1
as set forth in F.S. Chapter 481. 2
3
The following common terms are defined below and used in the description of the proposed
amendment:
Design Feature = Primary façade design features in proposed LDC section
5.05.08 D.2.
Design Treatment = Façade design treatments applicable to all façades in
proposed LDC section 5.05.08 D.5.
Design Element = Site design elements in proposed LDC section 5.05.08 F.1.
Proposed Section 5.05.08 D.1 – Building façades (page 21)
Currently, the heading of this section includes the requirement that all façades must be designed
with a consistent architectural style, detail, and trim features. This statement has been relocated in
its entirety to subsection 5.05.08 D.1.a.
Proposed Section 5.05.08 D.1.a – Building façades continued (page 21)
Currently, this section requires that all exterior facades on buildings located on outparcels and
freestanding buildings within a unified plan of development must adhere to the requirements of
this section. This language repeats language in proposed LDC section 5.05.08 D.9.b.i - additional
standards for outparcels and freestanding buildings within a PUD and common ownership
developments. As a result, this statement is proposed to be deleted.
Proposed Section 5.05.08 D.1.c – Building façades continued (page 21)
Currently, this section requires that buildings or projects located at the intersection of two or more
arterial or collector roads must include design features which are intended to emphasize their
location as gateways or transition points within the community. The section includes several
examples of such design features such as corner towers, corner entrances, or other such features.
The Committee proposes deleting this list of examples to provide additional flexibility when
designing gateway and transition features.
Old Section 5.05.08 C.2.b – Primary façade standards (page 22)
Currently, this section requires that primary facades on the ground floor must have features along
50 percent of their horizontal length. The Committee proposes to delete this section from the text.
The Committee relayed that the intent of this requirement is captured through the combination of
the required design features and treatments and is therefore redundant.
Proposed Section 5.05.08 D.2.b. – Primary façade design features (page 22)
This section requires a minimum of two design features on primary façades. The current list of
potential design features includes five potential options. The Committee is proposing changes to
the existing options and to add seven options as detailed in the following sections. Additionally,
the Committee proposes to require a minimum of only one design feature for buildings less than
5,000 square feet.
Changes to building design standards:
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Proposed Section 5.05.08 D.2.b.i – Primary façade design features (page 22)
Currently, this option requires a minimum of 30 percent of the primary façade area consisting of
window and glazed door openings. The Committee proposes the minimum is amended to 25
percent and further clarifies that the standard is to be applied to the exterior primary façade area
and not any facades in interior courtyards. The Committee determined that with the other design
standards to choose from, the 30 percent standard is excessive for buildings of all sizes.
Furthermore, the Committee proposes to add a provision in LDC section 5.05.08 D.2.b.i.a which
allows for up to 50 percent of the window area to be substituted with trellises or latticework. This
option also outlines the planting area and opacity requirements required to qualify the trellis or
latticework as a primary façade element. The planting and opacity requirements are based on LDC
section 5.03.02 regarding planting requirements for fences and walls. This feature is proposed
because it allows an alternative to the glazing requirement. This alternative is currently an option
that is allowed and is utilized by buildings within PUDs.
Proposed Section 5.05.08 D.2.b.ii – Primary façade design features (page 22)
Currently, this option requires that a minimum of 20 percent of the recessed covered entrance is
devoted to windows and glazed door openings. The proposed change is to reduce the percentage
to 15 percent. The Committee determined that with the other design standards to choose from,
requiring 20 percent in this standard is excessive for buildings of all sizes.
Proposed Section 5.05.08 D.2.b.iii – Primary façade design features (page 22)
The Committee proposes the addition of a new design feature option that allows for a covered
entrance with a minimum horizontal dimension of sixteen feet and a minimum area of 200 square
feet. Additionally, this section requires glazing on a minimum of 15 percent of the primary façade
area. This standard was added to allow for more variability among options for primary façades.
Proposed Section 5.05.08 D.2.b.iv – Primary façade design features (page 22)
Currently, this option states that a permanent covered walkway or arcade must be 8 feet wide and
the total length must measure 60 percent of the length of the associated façade. The Committee
proposes to reduce the required length to 40 percent of the length of the associated façade because
the prior percentage was too great given the number of other façade requirements and is based on
the experience of applying the 60 percent standard to projects. Additionally, this design feature
would require a minimum of 15 percent glazing on the primary façade.
Proposed Section 5.05.08 D.2.b.v – Primary façade design features (page 22)
Another new design standard option is proposed to include awnings over window or doors as a
design feature. This section allows applicants to utilize awnings both over windows and in a
creative style where they may be placed in locations absent of windows. Additionally, this section
requires glazing on a minimum of 15 percent of the primary façade area. Examples of the use of
awnings over ornamental design features can be seen in Figure 1 below.
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Figure 1: Examples of awnings over ornamental design features.
Photo credit: Google Maps
Photo credit: Staff
Proposed Section 5.05.08 D.2.b.vi – Primary façade design features (page 22)
Currently, this option requires a porte-cochere to have a minimum horizontal dimension of 18 feet
and 20 percent of the primary façade area must be devoted to windows or glazed door openings.
The Committee proposes to reduce the minimum glazing requirement to 15 percent. They
determined that the 20 percent glazing requirement combined with one of the other design
elements is excessive in application on a single primary façade.
Proposed Section 5.05.08 D.2.b.vii – Primary façade design features (page 22)
Currently, this option requires that if a tower element is utilized there must also be 20 percent of
the façade dedicated to windows and glazed door openings. The Committee proposes to reduce
this standard to 15 percent to be consistent with the window and glazing requirements in the
accompanying options.
Proposed Section 5.05.08 D.2.b.viii – Primary façade design features (page 23)
The Committee is proposing to add another design feature option that allows trellis or latticework
covering a minimum of 15 percent of the primary façade. This option also outlines the planting
area and opacity requirements required for the trellis or latticework to qualify as a primary façade
element. The planting and opacity requirements are based on LDC section 5.03.02 regarding
planting requirements for fences and walls. This feature is proposed because it allows an
alternative to the glazing requirement. Further, this alternative is currently an option that is allowed
and is utilized by buildings within PUDs. This feature cannot be used with the alternative design
feature in LDC section 5.05.08 D.2.b.i.a.
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Proposed Section 5.05.08 D.2.b.ix – Primary façade design features (page 23)
The Committee is proposing to add the option of a 200 square foot entry plaza that includes seating
and is connected to the primary façade. A minimum of 15 percent glazing is also required by this
section. The Committee relayed that this element adds a welcoming feature to the primary façade
and is the only option that gives credit for seating.
Staff notes: This primary façade design feature could also qualify as one of the two
required site design elements found in proposed section 5.05.08 F.1.a.
Proposed Section 5.05.08 D.2.b.x – Primary façade design features (page 23)
The Committee is proposing to add an elevated entry to the options for primary façade design
features. The elevated entry would be required to be 400 square feet in area, 16 inches above the
primary finished floor of the building, and to be adjacent or connected to the building face.
Additionally, this design feature would require a minimum of 15 percent glazing on the primary
façade. The Committee relayed that this feature would allow for grand features to be recognized
as an option for credit.
Proposed Section 5.05.08 D.2.b.xi – Primary façade design features (page 23)
The Committee is proposing to add an entry courtyard as a new design feature. This option would
require the courtyard to be contiguous with the building entry and connected to the primary façade.
It must also have a defined space of at least 650 square feet consisting of any combination of hard
or softscape with walkways, a defined hard edge, decorative fencing, or a minimum low 4 foot
wall(s). Additionally, this design feature would require a minimum of 15 percent glazing on the
primary façade. The Committee relayed that this change provides increased design flexibility and
incorporates language from the PUD requirements.
LDC section 5.05.08 D. 1
CD. Building design standards. 2
1. Building Ffaçades. The following standards apply to all buildings that are 3
subject to LDC section 5.05.08, except as noted. All façades of a building must 4
be designed with consistent architectural style, detail and trim features. 5
a. All façades of a building must be designed with consistent architectural 6
style, detail, and trim features. 7
a. In case of buildings located on outparcels, and freestanding buildings 8
within a unified plan of development, all exterior façades shall adhere to 9
the requirements of this Section with respect to architectural design 10
treatments for primary façades. (See Section 5.05.08 C.9. Outparcels and 11
freestanding buildings within PUD and common ownership developments 12
for additional design standards). 13
b. For additional design standards, see LDC section 5.05.08 D.9. 14
Outparcels and freestanding buildings within a PUD or unified plan of 15
development. 16
bc. Buildings or projects located at the intersection of two or more arterial or 17
collector roads shall include design features, such as corner towers, 18
corner entrances, or other such features, to emphasize their location as 19
gateways and transition points within the community. 20
2. Primary façade standards. 21
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a. Building entrance. Buildings located along a public or private street 1
must be designed with the main entrance clearly defined, and with 2
convenient access from both parking and the street. 3
b. Ground floor. Primary façades on the ground floor must have features 4
along a minimum of 50 percent of their horizontal length. These features 5
include, but are not limited to: arcades; display windows; entry areas; or 6
other similar design elements. 7
cb. Design features. The design of primary façades must include, at a 8
minimum, two of the following design features. However, a minimum of 9
one of the following design features is required for buildings less than 10
5,000 square feet. For mixed use development projects within C-1 11
through C-3 zoning districts, see LDC section 4.02.38 I.1.d. for additional 12
options.: 13
i. Glazing covering a minimum of 3025 percent of the primary 14
façade area, consisting of window and glazed door openings. 15
a) Alternative. Trellis or latticework on the primary façade 16
used as a support for climbing plants may count for up to 17
50 percent of the window area on primary facades. The 18
planting area shall be an irrigated bed 3 feet in depth and a 19
minimum width equal to the width of the trellis with 3 gallon 20
vines at 3 feet on center at time of installation. Climbing 21
plants shall achieve 80 percent opacity on the trellis within 22
one year. 23
ii. Projected or recessed covered entrance public entry providing a 24
minimum horizontal dimension of eight feet and a minimum area 25
of 100 square feet. In addition, a minimum of 2015 percent of the 26
primary façade area must be devoted to windows and glazed 27
door openings. 28
iii. Covered entrance with a minimum horizontal dimension of 16 feet 29
and a minimum area of 200 square feet. In addition, a minimum of 30
15 percent of the primary façade area must be devoted to 31
window and/or glazed door openings. 32
iiiiv. Covered walkway, or arcade (excluding canvas type) constructed 33
with columns at least 12 inches wide, attached to the building, or 34
located no more than 12 feet from the building. The structure 35
must be permanent and its design must relate to the principal 36
structure. The minimum width must be eight feet, with a total 37
length measuring 6040 percent of the length of the associated 38
façade. In addition, a minimum of 15 percent of the primary 39
façade area must be devoted to window and/or glazed door 40
openings. 41
v. Awnings located over doors, windows, or other ornamental 42
design features projecting a minimum of 2 feet from the façade 43
wall and a width totaling a minimum of 40 percent of the façade 44
length. In addition, a minimum of 15 percent of the primary 45
façade area must be devoted to window and/or glazed door 46
openings. 47
ivi. Porte-cochere with a minimum horizontal dimension of 18 feet. In 48
addition, a minimum of 2015 percent of the primary façade area 49
must be devoted to windows and glazed door openings. 50
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Bold text indicates a defined term vii. A tower element such as but not limited to a clock or bell tower 1
element. In addition, a minimum of 2015 percent of the primary 2
façade area must be devoted to windows and glazed door 3
openings. 4
viii. Trellis or latticework covering a minimum of 15 percent of the 5
primary façade and used as a support for climbing plants. The 6
planting area shall be an irrigated bed 3 feet in depth and a 7
minimum width of the trellis with 3 gallon vines at 3 feet on center 8
at time of installation and climbing plants shall achieve 80 percent 9
opacity on the trellis within one year. This provision shall not be 10
utilized with the alternative design feature identified in LDC section 11
5.05.08 D.2.b.i.a. 12
ix. Entry plaza to the building with a minimum 200 square feet in 13
area that includes seating. In addition, a minimum of 15 percent of 14
the primary façade area must be devoted to window and/or 15
glazed door openings. 16
x. Elevated entry a minimum of 16 inches in elevation above the 17
primary finished floor of the building adjacent or connected to the 18
building façade and a minimum of 400 square feet in area. The 19
area calculation may include interior and exterior spaces of raised 20
surface with not more than 50 percent of interior area. In addition, 21
a minimum of 15 percent of the primary façade area must be 22
devoted to window and/or glazed door openings. 23
xi. Entry courtyard contiguous with the building entry and connected 24
to the primary façade consisting of a defined space with a 25
minimum area of 650 square feet. The courtyard may be any 26
combination of hard or softscape with walkways and defined hard 27
edge, decorative fencing, or a minimum 4 foot wall(s). In addition, 28
a minimum of 15 percent of the primary façade area must be 29
devoted to window and/or glazed door openings. 30
Proposed Section 5.05.08 D.3 - Façade/wall height transition elements (page 24)
This section currently provides for façade/wall height transition elements. The intent of these
standards is to ensure that buildings relate in mass and size to the adjacent built environment and
streetscape. The section currently applies to all buildings that are at least twice the height of any
building within 150 feet. These transitional elements can include wall plane changes, roofs,
canopies, colonnades, balconies with minimum depths for projections and recesses in coordination
with the building size. The Committee is proposing to eliminate this section of the code entirely.
The Committee noted that the requirements for canopies, porte-cocheres, and other design
elements would provide for transitional elements. The Committee also explained that as the county
redevelops, buildings will need to be built higher and will be near smaller buildings, therefore,
retaining this provision could negatively impact redevelopment. The Committee also explained
that when buildings are required to match the scale of a nearby building, including residential
buildings which could be redeveloped in the future, this could result in a requirement for transition
elements to a building scale that no longer exists. Further, they stated this concept does not work
in a dynamic community. Finally, the Committee stated that building design should account for
Committee proposed changes to proposed section 5.05.08 D.3 – Façade/wall height
transition elements:
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pedestrian or a human scale rather than provide transitional elements based on the surrounding
environment.
The Committee’s proposed change is as follows:
3. Façade/wall height transition elements.
a. Purpose. The intent of this section is to ensure that the proposed buildings relate
in mass and scale to the immediate streetscape and the adjacent built
environment.
b. Applicability. Transitional massing elements must be provided on proposed
buildings that are twice the height or more of any existing building within 150 feet,
as measured from the edge of the proposed building.
c. Design standards.
i. Transitional massing elements can be no more than 100 percent taller
than the average height of the adjacent buildings, but no more than 30
feet, and no less than ten feet above the existing grade.
ii. Transitional massing elements must be incorporated for a minimum of
60% of the length of the façade, which is in part or whole within the 150
feet of an existing building.
iii. Transitional massing elements include, but are not limited to, wall plane
changes, roofs, canopies, colonnades, balconies, other similar
architectural features, with the minimum depth for projections and
recesses relative to the building size, and must meet the following
requirements:
a) For buildings 40,000 square feet or larger in gross building area,
projections and recesses must have a minimum depth of ten feet.
b) For buildings between 20,000 and 39,999 square feet in gross
building area, projections and recesses must have a minimum
depth of eight feet.
c) For buildings between 10,000 and 19,999 square feet in gross
building area, projections and recesses must have a minimum
depth of six feet.
d) For buildings up to 9,999 square feet in gross building area,
projections and recesses must have a minimum depth of four feet.
Staff notes: This section provides a gradual visual relief from buildings of different
heights in close proximity to one another. The proposed change will allow buildings
twice the height, or greater, of buildings within 150 feet which may create buildings
that appear out of scale with surrounding uses. The intended effect of the current
section is demonstrated in Figure 2.
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Figure 2: Illustration depicting façade/wall height transitions
Image credit: Staff
The Planning Commission recommends retaining the existing language requiring façade/wall
height transition elements for the following reasons:
• The Planning Commission suggested that massing is an important component that helps
maintain building proportions throughout the community, especially in communities that are
transitioning from old to new buildings.
• Additionally, this section has been successful at breaking up the massing of big buildings next
to small buildings and this section may play a part in the existing attractive building transitions
throughout the community.
• County staff also explained that this section has not caused any problems for existing buildings
as staff reported that all buildings have been able to meet the requirements.
• Finally, the Planning Commission suggested that the proposed infill and redevelopment code
is a more appropriate method to address any problems or concerns with redevelopment projects
with regard to this section.
Note: The Planning Commission’s recommendation is represented in the amendment text.
LDC Section 5.05.08 D.3
3. Façade/wall height transition elements. 1
a. Purpose. The intent of this section is to ensure that the proposed buildings 2
relate in mass and scale to the immediate streetscape and the adjacent built 3
environment. 4
b. Applicability. Transitional massing elements must be provided on proposed 5
buildings that are twice the height or more of any existing building within 150 6
feet, as measured from the edge of the proposed building. 7
c. Design standards. 8
CCPC proposed changes to LDC section 5.05.08 D.3
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i. Transitional massing elements can be no more than 100 percent taller 1
than the average height of the adjacent buildings, but no more than 30 2
feet, and no less than ten feet above the existing grade. 3
ii. Transitional massing elements must be incorporated for a minimum of 4
60% of the length of the façade, which is in part or whole within the 150 5
feet of an existing building. 6
iii. Transitional massing elements include, but are not limited to, wall plane 7
changes, roofs, canopies, colonnades, balconies, other similar 8
architectural features, with the minimum depth for projections and 9
recesses relative to the building size, and must meet the following 10
requirements: 11
a) For buildings 40,000 square feet or larger in gross building area, 12
projections and recesses must have a minimum depth of ten feet. 13
b) For buildings between 20,000 and 39,999 square feet in gross 14
building area, projections and recesses must have a minimum 15
depth of eight feet. 16
c) For buildings between 10,000 and 19,999 square feet in gross 17
building area, projections and recesses must have a minimum 18
depth of six feet. 19
d) For buildings up to 9,999 square feet in gross building area, 20
projections and recesses must have a minimum depth of four feet. 21
OVERVIEW of Section 5.05.08 D.4 – Variation in massing (page 28)
This section requires variation in building massing in order to avoid a single, large, dominant
building mass. These variations are required to be integral to the structure and not merely for
cosmetic effect. The Committee has revised the following sections with the view that the
massing requirements are best suited for larger big box stores in order to help break up the bulk
of the structure and make the building more visually appealing.
Proposed Section 5.05.08 D.4.a.i-iv – Variation in massing continued (page 28)
Currently, these sections require projections and recesses based on the size of the building. For
each category of building, the Committee proposes to reduce the minimum depth of the projections
and recesses by two feet for all buildings with less than 20,000 square feet. The Committee
originally proposed to remove this standard for all buildings with less than 20,000 square feet, but
in response to the Planning Commission’s suggestion to retain the original language, instead
proposed only to remove only the standard for buildings with less than 5,000 square feet and to
decrease the minimum depths of projections and recesses for each building category. It was
determined that the required depths of projections and recesses are too severe for smaller buildings.
The Committee determined that reducing this standard would not be detrimental to the general
aesthetic quality because this is a requirement in excess of the primary façade requirements for all
buildings subject to architectural standards.
Description of changes to Variation in Massing
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Proposed Sections 5.05.08 D.4.a.v – Variation in massing continued (page 28)
Currently, these three sections establish standards for variation in massing for buildings with less
than 5,000 square feet. The Committee proposes to eliminate the projection and recess
requirements for buildings less than 5,000 square feet. The Committee determined that smaller
buildings generally already include these features. The Committee also believes that 5,000 square
foot buildings are small enough that projections and recesses are not needed.
The Committee’s proposed language is as follows:
v. For buildings less than 5,000 square feet in gross building area, a
maximum length, or uninterrupted curve of any façade, at any point, must
be 50 linear feet. Projections and recesses must have a minimum depth of
three feet, and a minimum total width of 20 percent of the façade length.
Staff notes: Removing these sections means that variation in massing will no longer
apply to buildings with less than 5,000 square feet. While smaller buildings could
voluntarily include these features, the proposed change would allow these
buildings to have flat walls and a single dominant mass. Examples of buildings
which are typically smaller than 5,000 square feet are shown in Figure 3.
Figure 3. Examples of building types which are typically less than 5,000 square feet.
Buildings Constructed After Adoption of 2004 Architectural Standards
Photo credit: Google Maps Photo credit: Google Maps
Steak ‘n Shake = 3,400 sq. ft.
Year built: 2005
AmSouth/Regions Bank = 3,820 sq. ft.
Year built: 2007
Photo credit: Google Maps
McDonalds = 3,678 sq. ft.
Year built: 2010
Committee proposed changes to proposed section 5.05.08 D.4 – Variation in massing:
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While the Planning Commission agreed that the minimum depth of projections and recesses could
be reduced, the Planning Commission recommends retaining the requirement for projections and
recesses for all building sizes for the following reasons:
• The Planning Commission expressed concern about blank walls on buildings, including for
small buildings.
• The Planning Commission explained that even a small building design could include long
building façades which should be broken up with projections or recesses.
• The Planning Commission indicated that retaining this language ensures that all buildings
incorporate articulation and do not negatively affect the community’s architectural style.
• Additionally, the Planning Commission stated that this provision is not intended to hinder
good design but to protect the community from poorly designed buildings through
minimum standards.
The Planning Commission’s recommendation is represented in the amendment text.
LDC Section 5.05.08 D.4.
4. Variation in massing. A single, large, dominant building mass must be avoided. 1
Changes in mass must be related to entrances, the integral structure and the 2
organization of interior spaces and activities, and not merely for cosmetic effect. False 3
fronts or parapets create insubstantial appearance and are discouraged. All façades, 4
excluding courtyard area, shall be designed to employ the design treatments listed 5
below. 6
a. Projections and recesses. 7
i. For buildings 40,000 square feet or larger in gross building areafloor 8
area, a maximum length, or uninterrupted curve of any façade, at any 9
point, must be 150 linear feet. Projections and recesses must have a 10
minimum depth of ten feet within the 150 linear feet limitation. 11
ii. For buildings between 20,000 and 39,999 square feet in gross building 12
areafloor area, a maximum length, or uninterrupted curve of any façade, 13
at any point, must be 125 linear feet. Projections and recesses must have 14
a minimum depth of eight six feet within the 125 linear feet limitation. 15
iii. For buildings between 10,000 and 19,999 square feet in gross building 16
areafloor area, a maximum length, or uninterrupted curve of any façade, 17
at any point, must be 100 linear feet. Projections and recesses must have 18
a minimum depth of sixfour feet within the 100 linear feet limitation. 19
iv. For buildings between 5,000 and 9,999 square feet in gross building 20
areafloor area, a maximum length, or uninterrupted curve of any façade, 21
at any point, must be 75 linear feet. Projections and recesses must have a 22
minimum depth of fourtwo feet within the 75 linear feet limitation. 23
v. For buildings less than 5,000 square feet in gross building areafloor area, 24
a maximum length, or uninterrupted curve of any façade, at any point, must 25
be 50 linear feet. Projections and recesses must have a minimum depth of 26
three feet 1.5 feet, and a minimum total width of 20 percent of the façade 27
length. 28
CCPC proposed changes to proposed LDC section 5.05.08 D.4 – Variation in massing
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1 Illustration 5.05.08 CD.4.a.-1 – Measurement of projections and recesses 2
b. Wall plane changes. 3
i. Buildings subject to the projections or recesses depths required 4
by LDC section 5.05.08 .C.D.4.a must not have a single wall plane 5
exceeding 60 percent of each façade. 6
ii. If a building has a projection or recess of 40 feet or more, each is 7
considered a separate façade, and must meet the above 8
requirements for wall plane changes in LDC section 5.05.08 9
D.4.b.i. 10
11 Illustration 5.05.08 CD.4.b.-1 – Wall plane percentages 12
13
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Proposed Section 5.05.08 D.5 – Building design treatments (page 30)
This section is proposed to be reorganized and renumbered and as a result will be re-titled
“Building design treatments.” The proposed description regarding this section has been relocated
from a stand-alone section that described detail features, old section 5.05.08 C.8.a, in its entirety.
As a result, this proposed section requires that building design treatments (which are listed in
sections 5.05.08 D.5.a-v) “must be an integral part of the building’s design…” and, “must not
consist solely of applied graphics or paint.”
Proposed Section 5.05.08 D.5.t – Building design treatments continued (page 31)
This section is proposed to be revised to correct a scrivener’s error and to clarify that solar shading
devices may count as building design treatments when they extend a minimum of 50 percent of
the length of the building façade and not when they cover or shade 50 percent of the building.
Proposed Section 5.05.08 D.5.u – Building design treatments continued (page 31)
Currently, this section provides translucent glazing as a menu option for building design treatments
if it exceeds the minimum required glazing. The Committee is proposing to decrease the
requirement from 15 to 10 percent beyond the minimum glazing requirement. The Committee
determined 15 percent beyond the code requirement is too high and therefore it was excessive as
an additional option.
Proposed Section 5.05.08 D.5.v – Building design treatments continued (page 31)
Currently, this section provides glass block as a menu option for building design treatments if it
exceeds the minimum required glazing by 15 percent. The Committee re-iterated the purpose of
the architectural and site design standards is to regulate the “look” of buildings not the actual
construction techniques. The Committee proposes to decrease the requirement from 15 to 10
percent beyond the minimum glazing requirement. The Committee determined 15 percent was
excessive as an additional option.
Proposed Section 5.05.08 D.5.w – Building design treatments continued (page 31)
The Committee proposes adding this new building design treatment to provide an incentive for the
use of bird-safe glazing materials. This building design treatment option could be utilized if the
optional design feature in LDC Section 5.05.08 D.2.b.i is chosen and at least 85 percent of all
exterior glazing on the first three stories of the building incorporates one of four potential bird-
safe glazing techniques. This treatment was added to address public comments from the
Conservancy of Southwest Florida requesting the addition of standards to reduce bird mortalities
due to collisions with buildings.
5. Project Standards. 1
a. An applicant must submit architectural drawings and a site development 2
plan or site improvement plan according to LDC section 10.02.03 and the 3
Administrative Code to comply with LDC 5.05.08. Architectural drawings 4
must be signed and sealed by a licensed Architect who is responsible for 5
preparing the drawings, and who is registered in the state of Florida as 6
set forth in F.S. Chapter 481. 7
Changes to building design treatments
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b. Building design treatments. The following design treatments must be an 1
integral part of the building’s design and integrated into the overall 2
architectural style. These treatments must not consist solely of applied 3
graphics or paint. Each building façade must have at least four of the 4
following building design treatments. However, a minimum of two of the 5
following design treatments are required for buildings less than 5,000 6
square feet: 7
ia. Canopies, porticos, or porte-cocheres, integrated with the building’s 8
massing and style, 9
iib. Overhangs, minimum of three feet, 10
iiic. Colonnades or arcades, a minimum of eight feet clear in width, 11
ivd. Sculptured artwork, 12
ve. Cornice minimum two feet high with 12 inch projection, 13
vif. Peaked or curved roof forms, 14
viig. Arches with a minimum 12-inch recess depth, 15
viiih. Display windows, 16
ixi. Ornamental and structural architectural details, other than cornices, which 17
are integrated into the building structure and overall design, 18
xj. Clock or bell tower, or other such roof treatment (i.e. dormers, 19
belvederes, and cupolas), 20
xik. Projected and covered entry, with minimum dimension of eight feet and 21
the minimum area of 100 square feet, 22
xiil. Emphasized building base, minimum of three feet high, with a minimum 23
projection from the wall of two inches, 24
xiiim. Additional roof articulation above the minimum standards, 25
xivn. Curved walls, 26
xvo. Columns, 27
xvip. Pilasters, or 28
xviiq. Metal or tile roof material. 29
xviiir. Expressed or exposed structural elements. 30
xixs. Additional glazing at a minimum of 15 percent% beyond the code 31
minimum requirement. 32
xxt. Solar shading devises devices (excluding awnings) that cover extend a 33
minimum of 50 percent% of the length of the building façade. 34
xxiu. Translucent glazing at a minimum of 15%10 percent beyond the code 35
minimum glazing requirement. 36
xxiiv. Glass block at a minimum of 15%10 percent beyond the code minimum 37
glazing requirement. 38
w. Where the optional design feature in LDC Section 5.05.08 D.2.b.i is 39
chosen and 85 percent of all exterior glazing within the first three stories 40
of the building have any of the following: 41
i. Low reflectance, opaque glazing materials (may include spandrel 42
glass with less than 15 percent reflectance); 43
ii. Glass with visual patterns consisting of opaque points or patterns 44
etched into or applied to the exterior or interior surfaces with frit, 45
frost, or film for single pane or insulated glass. A maximum of 2 46
inch spacing between horizontal elements and a maximum of 4 47
inch spacing between vertical elements, with a minimum line or 48
dot diameter thickness of 1/8 inch; 49
iii. Glass with continuous etch or continuous frit on interior surface, 50
single pane, or insulated glass; or 51
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iv. External screens. 1
Old Section 5.05.08 C.5.c - Site design elements (page 36)
Currently, LDC section 5.05.08 C.5 – project standards includes building design standards and site
design elements. The Committee proposes to move the site design elements section to Proposed
LDC section 5.05.08 F – Site Design Standards. It was determined that it made the most sense to
keep all of the site design elements together. This will help make the architectural section more
user friendly for the applicants. See discussion regarding proposed LDC section 5.05.08 F.
Proposed Section 5.05.08 D.6 – Blank wall area standards (page 36)
The Committee proposes to relocate the blank wall areas provision from the old section 5.05.08
C.8.b to this section to improve readability of the building design treatment standards.
Proposed Section 5.05.08 D.7.a-b – Window standards (page 37)
This section currently states that windows must not be false or applied. The Committee proposes
to allow for false windows, however, false windows shall not be included in the required glazing
for primary facades. Further, the Committee proposes to allow for spandrel panels in curtain wall
assemblies to be included in the minimum glazing requirement for primary facades. The
Committee relayed that even though spandrel glass does not function as regular glass, it looks like
glass and should be allowed to count toward minimum glazing requirements. Public comments
regarding this section supported the Committee’s change to allow spandrel panels to count toward
minimum glazing requirements. Examples of false windows and spandrel panels are demonstrated
in Figures 4 and 5.
Figure 4: Example of False Windows from Naples, FL.
Photo credit: Google Maps
Changes to other design criteria:
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Figure 5: Example of Spandrel Panels from Southfield, MI.
Photo credit: www.obe.com
Proposed Section 5.05.08 D.8 – Overhead door standards (Page 37)
This section currently allows overhead doors on primary façades only when sufficient screening
is proposed. The Committee proposes to revise this section for clarity, to provide a maximum
screen wall height of 6 feet, and to allow an exception from screening requirements for overhead
glass doors with a minimum of 75 percent transparent glazing except when used on loading docks
or receiving areas (transparent defined: allowing light to pass through so that object behind can
be distinctly seen). In some instances, like restaurants and fire stations, buildings utilize transparent
glazing on overhead doors as amenities but this section requires screening for all overhead doors.
Providing an exemption from screening requirements in these cases would codify existing
interpretations of this section and would allow the use of glass overhead doors except in the case
of loading docks and self-storage buildings.
Old Section 5.05.08 C.8.a – Detail features (page 37)
The Committee proposes to relocate this section to proposed section 5.05.08 D.5.
Old Section 5.05.08 C.8.b – Blank wall areas (page 37)
The Committee proposes to relocate this section to proposed section 5.05.08 D.6.
Proposed Sections 5.05.08 D.9.a-b – Standards for outparcels and freestanding buildings within
a PUD or unified plan of development (page 37)
These sections establish additional standards for outparcels and freestanding buildings within a
PUD and common ownership developments including façade standards and other design
standards. Changes to these sections clarify and revise cross-references to other LDC sections.
Additionally, the Committee received public comments regarding the requirement in this section
that all facades must meet the primary façade design standards for outparcels and freestanding
buildings within a PUD. Specifically, it was requested that the Committee consider reducing the
number of required primary facades on a freestanding building in a PUD, however, no action was
taken by the Committee.
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Proposed Section 5.05.08 D.9.c – Common design elements for freestanding buildings (page 38)
Currently, this section includes design standards for freestanding buildings which require common
design elements throughout the site. The Committee received comments from the public which
indicated that this section requires that “all freestanding buildings must provide for vehicular and
pedestrian interconnection between adjacent outparcels or freestanding sites and the primary
structure.” Public comments indicated that this requirement addresses traffic issues, not aesthetic
criteria and are already addressed in other sections of the LDC. Moreover, it was stated that PUDs
generally provide access roadways interior to the PUD which serves as interconnection. Instead,
it was stated that this additional requirement increases impervious areas and stormwater treatment
requirements and creates a liability issue for individual landowners granting easements between
outparcels. The Committee also identified that the Americans with Disabilities Act (ADA) requires
that each building is connected to the perimeter sidewalk. Therefore, pedestrians can travel on
sidewalks to get from one building to another building by using the perimeter pathway.
Alternatively, pedestrians may use drive aisles and parking areas for interconnection between
buildings. After discussion with the Planning Commission the Committee has proposed a
modification to this requirement so that the interconnection is only required “between abutting
outparcels or freestanding sites and the primary structure.” This means that pedestrian
interconnection is only required when two outparcels or freestanding sites share a common
property line or boundary.
Proposed Section 5.05.08 D.9.d – Blank wall area standards (page 38)
This section includes additional options which can be used to meet the primary façade design
feature requirements for outparcels and freestanding buildings within a PUD and common
ownership developments. The Committee proposes to revise this section for clarity as the provision
in section 5.05.08 D.9.d.ii allows trellis or latticework plant coverage area to count as window
area. Since the Committee proposes to allow this as a design treatment on any building in proposed
section 5.05.08 D.2.b, it is not necessary here.
Proposed Section 5.05.08 D.10.b.i – Roof treatment standards (page 38)
This section currently requires buildings larger than 5,000 square feet in gross area must have two
vertical roof-edge or parapet line changes. The Committee’s consensus was that this does not
provide architectural benefit for smaller buildings and on many smaller buildings begins to look
forced. The Committee stated that applying this provision to small buildings adds additional cost
to a project. The Committee also relayed that the requirement does not provide architectural benefit
for smaller buildings and can look forced. The Committee proposes to change this standard to
allow for the use of either vertical or horizontal roof-edge or parapet line changes in order to
provide design flexibility while still providing roofline changes. This proposed standard is based
on the standards for gas station canopies in LDC section 5.05.05. The intended effect of requiring
roof-edge or parapet line changes is depicted in Figure 6.
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Figure 6: Illustration depicting roof-edge or parapet line changes.
Image credit: Staff
Proposed Section 5.05.08 D.10.c.i – Roof treatment standards continued (page 39)
This section currently states that the average height of parapets must not exceed 15 percent of the
height of the supporting wall. The Committee proposes to change this standard to 20 percent. This
change will allow for larger parapets. Figure 7 provides an example of a parapet for informational
purposes.
Figure 7: Parapet example in elevation view.
Photo credit: Recent SDP application
Proposed Section 5.05.08 D.11.b.ii – Awning standards (page 40)
Currently, awnings must be located above windows or doors. The Committee proposes to also
allow awnings over “other ornamental design features.” The Committee relays the awnings will
Parapet
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be an extension of a decorative feature. Examples of the use of awnings over ornamental design
features can be seen in Figure 1 above.
Proposed Section 5.05.08 D.12.b.ii – Entryway/customer entrance treatment standards (page 41)
Currently, this section states the front entry on single-tenant buildings must be set back from a
drive or parking area by a minimum distance of 15 feet. The Committee is proposing to reduce
this distance to 10 feet. It was determined that the current distance is difficult to comply for
properties with larger buildings located on smaller properties. This requirement makes parking
difficult on the project as they must reduce the number of parking spaces that can be provided in
order to comply.
Proposed Section 5.05.08 D.12.c.ii – Entryway/customer entrance treatment standards continued
(page 41)
Currently, this section states that multiple-tenant buildings and developments must provide a
shaded outdoor community space. The Committee proposes that a single community space could
be broken up into multiple small spaces, each with a minimum area of 75 square feet, as long as
the total area of all shaded outdoor community spaces meets the existing standard.
Proposed Section 5.05.08 D.12.c.iii – Entryway/customer entrance treatment standards continued
(page 41)
Currently, the front entries of multiple-tenant buildings and developments are also required to
provide a 15 foot setback from a drive or parking area. The Committee proposes to change this
distance to 10 feet. It was determined that the current distance is difficult to comply for properties
with larger buildings located on smaller properties. This requirement makes parking difficult on
the project, as they must use potential parking spaces for landscaping in order to comply.
Proposed Section 5.05.08 D.13 – Materials and colors standards (page 41)
Currently, the architectural standards prohibit the use of neon tubing in the materials and colors
standards in LDC section 5.05.08 C.12.d. This prohibition is proposed to be relocated to a new
LDC section 5.05.08 D.15 for clarity. No other changes are proposed in this section.
c. Site design elements. All projects must have at a minimum two of the 1
following: 2
i. Decorative landscape planters or planting areas, a minimum of 3
five feet wide, and areas for shaded seating consisting of a 4
minimum of 100 square feet; 5
ii. Integration of specialty pavers, or stamped concrete along the 6
building perimeter walkway. This treatment must constitute a 7
minimum of 60 percent of walkway area; 8
iii. Two accent or specimen trees, above the minimum landscape 9
code requirements, for every 100 feet of the front façade and a 10
minimum of two for the rest of the project with a minimum height 11
of 18 feet at planting; or 12
iv. Site sculptures. 13
6. Blank wall areas on buildings with primary façades. Blank, opaque, wall areas 14
must not exceed 10 feet in the vertical direction or 20 feet in the horizontal 15
direction of any primary façade. Façades connected to a primary façade shall 16
be a minimum of 33 percent of the attached façades. Control and expansion 17
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joints are considered blank wall area unless used as a decorative pattern and 1
spaced at intervals 120 square feet per panel or less. The relief and reveal work 2
must be a minimum depth of ½ inch, and a minimum width of 1½ inch and may 3
be of a color that contrasts with the color of the wall. 4
67. Window standards. 5
a. Windows must not be false or applied. False or applied windows are 6
allowed but shall not be included in the glazing required for primary 7
façades. 8
b. Spandrel panels in curtain wall assembliesy are allowed and but may not 9
shall be included in the minimum glazing required for primary façades. 10
78. Overhead doors. Adequate screening shall be provided for overhead doors 11
located on primary facades. The placement and length of the screening must 12
block the view of the overhead doors from the street. 13
a. Required screening. Overhead doors must not be located on the primary 14
façades, unless sufficient screening is proposed. Sufficient screening is 15
defined as One of the following screening methods shall be provided: 16
i. aA screening wall, with a minimum height of 6 feet measured from 17
the centerline of the adjacent roadway90 percent of the overhead 18
door height, or 19
ii. aA landscape buffer achieving 75 percent opacity within one 20
year. The placement and the length of these screening devices 21
must block the view of the overhead doors from the street. 22
b. Exception. Overhead doors utilizing framed transparent glass panels 23
covering a minimum of 75 percent of the door area shall be allowed on 24
primary façades without the screening required in LDC section 5.05.08 25
D.8.a., except when used on loading docks or receiving areas. 26
bc. Façades with overhead dDoors facing one another. Overhead doors 27
facing one another may be treated as interior space, provided that: 28
i. tThe buildings meet all other requirements of LDC Ssection 29
5.05.08. of this code,; and 30
ii. tThe distance between the doors facing one another is no greater 31
than 50 feet; and 32
iii. tThe view of the all overhead doors is properly screened from the 33
street. 34
8. Detail features. 35
a. The design elements in the following standards must be an integral part 36
of the building’s design and integrated into the overall architectural style. 37
These elements must not consist solely of applied graphics or paint. 38
b. Blank wall areas. Blank, opaque wall areas must not exceed ten feet in 39
vertical direction or 20 feet in the horizontal direction of any primary 40
façade. For façades connected to a primary façade this applies to a 41
minimum of 33 percent of the attached façades. Control and expansion 42
joints are considered blank wall area unless used as a decorative pattern 43
and spaced at intervals 120 square feet per panel or less. The depth of 44
the relief and reveal work must be a minimum of ½ inch, and a minimum 45
width of 1½ inch and may be of a color that contrasts with the color of the 46
wall. 47
9. Additional standards for Ooutparcels and freestanding buildings within a PUD 48
and common ownership developments or unified plan of development. See LDC 49
section 2.03.06 G for additional design criteria in Residential Mixed Use 50
Neighborhood Center PUDs. 51
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a. Purpose and intent. To provide unified architectural design and site 1
planning for all on-site structures, and to provide for safe and convenient 2
vehicular and pedestrian access and movement within the site. 3
b. Façades standards. All façades must meet the requirements of LDC 4
section C.5. Project standards.D.5. Building design treatments. 5
i. Primary façades. All exterior façades of freestanding structures, 6
including structures located on outparcels, are considered 7
primary façades and must meet the requirements of this section 8
with respect to the architectural design treatment for primary 9
façades – in LDC section 5.05.08 C.2.D.2., except for those 10
façades considered secondary façades. 11
ii. Secondary façades. One façade of a freestanding structure, 12
including structures located on outparcels, that is internal to the 13
site and that does not abut or face public or private streets 14
adjacent to the development. Outparcels and freestanding 15
buildings are allowed one secondary façade. 16
c. Design standards. The design for freestanding buildings must employ 17
architectural, site and landscaping design elements integrated with, and 18
common to those used on the primary structure and its site. These 19
common design elements must include colors, building materials, and 20
landscaping associated with the main structure. All freestanding 21
buildings must provide for vehicular and pedestrian inter-connection 22
between adjacent abutting outparcels or freestanding sites and the 23
primary structure. 24
d. Primary façade standards. The following design features are in is an 25
additional to the list of requirement options which can be used to meet the 26
requirement in LDC section 5.05.08 CD.2.b. Primary façade standards 27
design features: 28
i. Walls expanding the design features of the building, not less than 29
7 feet high, creating a courtyard not less than 12 feet from the 30
building and length of no less than 60 percent of the length of the 31
associated façade. The courtyard may be gated and able to be 32
secured from exterior public access. Grilled openings are allowed 33
if courtyard is landscaped. Opening depths or wall terminations 34
must be a minimum of 12 inches deep. If the courtyard contains 35
service or utility equipment, the height and design must prevent 36
view from the exterior. Courtyard walls are not to be considered 37
fences. 38
ii. Trellis or latticework used as a support for climbing plants may 39
count as window area equal to the plant coverage area. 40
10. Roof treatments. 41
a. Purpose and intent. Variations in rooflines are used to add interest and 42
reduce massing of large buildings. Roof height and features must be in 43
scale with the building’s mass, and shall complement the character of 44
surrounding buildings and neighborhoods. Roofing materials must be 45
constructed of durable, high-quality material in order to enhance the 46
appearance and attractiveness of the community. The following standards 47
identify appropriate roof treatments and features. 48
b. Roof edge and parapet treatment. 49
i. For buildings larger then 5,000 square feet in gross building area 50
a minimum of two roof-edge or parapet line changes are required. 51
38
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Each vertical change from the dominant roof condition must be a 1
minimum of ten percent of building height, but no less than three 2
feet. At least one such change must be located on a primary 3
façades. One additional roof change must be provided for every 4
100 linear feet of the façade length. 5
i. When a building’s largest floor is greater than 5,000 square feet 6
in floor area a minimum of two roof-edge or parapet line changes 7
are required for all primary façades. One such change must be 8
located on primary façades. Thereafter, one additional roof 9
change is required every 100 linear feet around the perimeter of 10
the building. If a vertical change is used, each vertical change 11
from the dominant roof condition must be a minimum of 10 12
percent of building height, but no less than 3 feet. If a horizontal 13
change is used, each horizontal change from the dominant roof 14
condition must be a minimum of 20 percent of the façade length, 15
but no less than 3 feet. 16
ii. Roofs, other than mansard roofs, with the slope ratio of 3:12 or 17
higher are exempt from the above requirements for vertical 18
change for the façades that are less than 200 feet. One roof 19
edge, or parapet line change must be provided for every 200 20
linear feet of the façade length. 21
c. Roof Ddesign standards. Roofs must meet the following requirements: 22
i. When parapets are used, the average height of such parapets 23
must not exceed 1520 percent of the height of the supporting wall, 24
with exception of the parapets used to screen mechanical 25
equipment. Parapets used to screen mechanical equipment must 26
be no less than the maximum height of the equipment. The height 27
of parapets shall not, at any point, exceed one-third the height of 28
the supporting wall. 29
ii. When a flat roof is screened with a parapet wall or mansard roof 30
at any façade, a parapet or mansard roof treatment must extend 31
along the remaining façades. 32
iii. When sloped roofs are used, the massing and height must be in 33
proportion with the height of its supporting walls. Sloped roofs 34
must meet the following requirements: 35
a) Sloped roofs that are higher than its supporting walls must 36
feature elements that create articulation and reduce the 37
massing of the roof. This includes: clearstory windows, 38
cupolas, dormers, vertical changes, or additional 39
complementary colors to the color of the roof. 40
b) The color(s) of a sloped roof must complement the color(s) 41
of the façades. 42
d. Prohibited roof types and materials. The following roof types and roof 43
materials are prohibited: 44
i. Asphalt shingles, except laminated, 320-pound, 30-year 45
architectural grade asphalt shingles or better. 46
ii. Mansard roofs and canopies, unless they meet the following 47
standards: 48
a) Minimum vertical distance of 8 feet is required for 49
buildings larger than 20,000 square feet, 50
39
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b) Minimum vertical distance of 6 feet is required for 1
buildings of up to 20,000 square feet of gross floor area, 2
and 3
c) The roof angle shall not be less than 25 degrees, and not 4
greater than 70 degrees. 5
iii. Awnings used as a mansard or canopy roofs. 6
11. Awning standards. These standards apply to those awnings associated with 7
and attached to a building or structure. 8
a. Mansard awnings, which are those awnings that span 90 percent, or 9
more, of a façade length and those, which do not provide a connection 10
between façades, must adhere to all roof standards of LDC Ssection 11
5.05.08. CD.10. of this Code. 12
b. All other awnings, which are awnings that constitute less than 90 13
percent of a façade length, and those that do not provide a connection 14
between façades, must adhere to the following standards: 15
i. The portion of the awning with graphics may be backlit, provided 16
the illuminated portion of the awning with graphics does not 17
exceed size limitations and the other sign standards of LDC 18
Ssections 5.06.00, 9.03.00, 9.04.00 and 10.02.06 Signs of this 19
Code. 20
ii. The location of awnings must relate to the window and door 21
openings, or other ornamental design features. 22
c. Automobile sales parking lot awnings. Shade awnings may be erected 23
in automobile sales parking lots subject to the following requirements and 24
standards: 25
i. Shade awning structures must not be constructed within 75 feet 26
of any public or private street. 27
ii. Single shade awning structures must not exceed an area 28
sufficient to provide cover to 20 automobiles or 3,240 square feet, 29
whichever is greater. 30
iii. The minimum separation between shade awning structures must 31
be 100 feet. 32
iv. Multi-colored shade awnings and the use of black or gray, 33
florescent, primary and/or secondary colors are prohibited. Earth 34
tone colors are encouraged. 35
12. Entryway/customer entrance treatment. Please see LDC section 5.05.08 F.1. for 36
additional site design elements. 37
a. Purpose and intent. Entryway design elements are intended to give 38
protection from the sun and adverse weather conditions. These elements 39
must be integrated into a comprehensive design style for the project. 40
b. Single-tenant buildings and developments. Single-tenant buildings 41
shall have clearly defined, highly visible, customer entrances. The 42
customer entrance shall meet the following standards: 43
i. An outdoor patio area must be provided adjacent to the customer 44
entrance, with a minimum of 200 square feet in area. The patio 45
area must incorporate the following: 46
a) Benches or other seating components. 47
b) Decorative landscape planters or wing walls which 48
incorporate landscaped areas, and 49
c) Structural or vegetative shading. 50
40
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ii. Front entry must be set back from a drive or a parking area by a 1
minimum distance of 15 10 feet. 2
c. Multiple-tenant buildings and developments. Multiple-tenant buildings 3
and developments must meet the following standards: 4
i. Anchor tenants must provide clearly defined, highly visible 5
customer entrances. 6
ii. Shaded outdoor community space(s) must be provided at a 7
minimum ratio of one percent of the total gross floor area of all 8
on-site buildings. The community space(s) shall be a minimum 9
area of 75 square feet and located off, or adjacent to, the main 10
circulation path of the complex and must incorporate benches or 11
other seating components, and 12
iii. Front entries shall be setback from a drive or a parking area by a 13
minimum of 15 10 feet. 14
13. Materials and colors. 15
a. Purpose and intent. Exterior building colors and materials contribute 16
significantly to the visual impact of buildings on the community. The 17
colors and materials must be well designed and integrated into a 18
comprehensive design style for the project. 19
b. Exterior building colors. 20
i. The use of color materials or finish paint above level 8 saturation 21
(chroma) or below lightness level 3 on the Collier County 22
Architectural Color Charts is limited to no more than 10 percent of 23
a façade or the total roof area. 24
ii. The use of naturally occurring materials are permissible, such as 25
marble, granite, and slate and the following man-made materials: 26
silver unpainted metal roofs. 27
iii. The use of florescent colors is prohibited. 28
c. Exterior building materials (excluding roofs). The following building 29
finish materials are limited to no more than 33 percent of the façade area: 30
i. Corrugated, or metal panels, and 31
ii. Smooth concrete block. 32
d. Neon tubing. The use of neon or neon type tubing is prohibited on the 33
exterior and the roof of a building. 34
14. Barber Ppoles. All traditional size (not more than 54 inches in height and not 35
more than 6 inches in diameter) and style barber poles which contain any 36
illuminated moving or rotating part may be permitted if the following and all other 37
applicable requirements are met: 38
a. The barber pole is attached to the exterior wall of an establishment 39
providing the services of a licensed barber: 40
b. Each such establishment (barbershop, salon, etc.) is limited to only one 41
barber pole: 42
c. No barber pole may move or rotate except when the establishment is 43
open and providing the services of a licensed barber: and 44
d. All barber poles that are illuminated, whether or not they rotate, shall 45
obtain require a building permit. 46
15. Neon tubing. The use of neon or neon type tubing is prohibited on the exterior and
the roof of a building.
41
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Proposed Section 5.05.08 E.2.c (page 45)
Currently this section states that windows on self-storage buildings must not be false or applied
and that if the window openings are into the storage area, translucent materials must be used. This
section has been amended to allow for the use of false or applied windows consistent with the
Committee’s proposed changes to LDC section 5.05.08 D.7 – window standards. The Committee
found that this section has been interpreted too narrowly in the past to apply only to windows on
the doors of individual storage units within the self-storage building. Additionally, the definition
of the word translucent does not sufficiently capture the intent of this standard. The Committee
proposes amending this section to clarify that translucent materials (defined as: glass that lets light
pass through but objects on the other side cannot be seen clearly) must be used for windows used
on either the storage unit doors or for windows looking into any corridors used to access the storage
units. Windows used on corridors that access the storage units can be seen in Figure 8 below.
Figure 8. Example of Self-Storage Buildings with Windows Providing View to Storage Unit
Doors.
Photo credit: oda.us.com
Old Section 5.05.08 D.3.c (page 47)
Currently, this section states that areas like management and business offices, check-out areas,
restrooms, customer service areas, and food service areas within mercantile buildings (i.e. big-box
stores) that can be accommodated within a space with a ceiling height of 16 feet or less must be
designed and built within a single story envelope and must be located along the building edge that
fronts the public right-of-way. The Committee proposes to delete this section as it dictates the
internal workings of the building and exceeds the intent of the architectural standards.
Additionally, the Committee noted that there are other requirements in the proposed standards that
control the design of big box stores.
Changes to design standards for specific building uses:
42
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Staff notes: As stated in the discussion of the Committee’s initial goals, it is the
intent of the Committee to apply standards to big-box stores only and this standard
applies to big box stores.
Proposed Section 5.05.08 E.5.b.i.b) (page 47)
Currently, this section states that covered walkways or arcades on a hotel/motel must be
constructed with columns at least 12 inches wide. The Committee proposes to delete this
specification. The Committee determined that there is no need for column massing on an open
canopy and it will allow for more design flexibility.
Proposed Section 5.05.08 E.6.c (page 48)
Currently, this section states that variation in massing on warehousing/distribution buildings
applies to primary facades and facades facing residential districts. The Committee proposes to
change this standard to apply only to façades facing residential zoning districts when the building
footprint is within 300 feet of a residential property line. This standard would be further limited to
those facades facing residential zoning districts when the building footprint is located between 150
and 300 feet from the property line. The Committee proposes this change to ensure that the
applicability standards in this section are consistent with the proposed applicability standards in
section 5.05.08 B.2.
Proposed Section 5.05.08 E.7.a (page 49)
Currently, this section identifies that all architectural standards are applicable to industrial/factory
buildings, with the exceptions listed in subsections 5.05.08 E.7.b-f. This section has been modified
to identify that the standards listed in the following subsections are either exceptions,
modifications, or additions to architectural standards to more accurately reflect the subsections
that follow.
Proposed Section 5.05.08 E.7.b (page 49)
Currently, this section requires facades fronting arterial or collector streets to have two or more of
the design features listed in sections 5.05.08 E.7.b.i through v. The Committee proposes to remove
collector streets from this section to ensure that the applicability standards in this section are
consistent with the proposed applicability standards in section 5.05.08 B.2. The title “Building
façades” has been removed from the existing subsection b, and the remainder of this section has
been reorganized for clarity.
Proposed Section 5.05.08 E.7.b.i (page 49)
Currently, section 5.05.08 E.7.b.i provides standards that replace the façade standards in proposed
section 5.05.08 D.2 for industrial/factory buildings. Section E.7.b.i provides that windows at a
minimum of 25 percent of the façade area are an option for a design feature on industrial and
factory buildings. The Committee is proposing to reduce this percentage to 20 percent. They
determined that the glazing standards in proposed section 5.05.08 D.2.b have been reduced
therefore this reduction will provide consistency with the proposed reduction in required glazing
throughout the architectural standards.
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Proposed Section 5.05.08 E.7.c (page 50)
Currently, the requirement for variation in massing on industrial/factory buildings only applies to
primary facades and facades facing residential districts. The Committee proposes to change this
standard to apply only to façades facing residential property when the building footprint is within
300 feet of a residential property line. This standard would be further limited to those facades
facing residential zoning districts when the building footprint is located between 150 and 300 feet
from the property line. The Committee proposes this change to ensure that the applicability
standards in this section are consistent with the proposed applicability standards in section 5.05.08
B.2. Aerial and street view examples of an industrial building within 150 feet of residential
property are depicted in Figure 9.
Figure 9: An example of an industrial building within 150 feet of residential property.
Collier County Property Appraiser Aerial
Figure 9 continued on next page SF Home Industrial Bldg 44
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Photo credit: Staff
Proposed Section 5.05.08 E.7.d.i (page 50)
Currently, primary facades on industrial and factory buildings are required to include a minimum
of two of the seventeen building design treatments listed. The Committee proposes to eliminate
the reference to the total number of options available. The Committee determined the total number
of options listed is inaccurate, may change again in the future, and removing the reference to the
total number adds clarity to the section.
Proposed Section 5.05.08 E.7.d.ii (page 50)
Currently this section states that industrial and factory buildings are required to provide at least
one of the four listed site design elements. The Committee proposes to eliminate the reference to
the total number of options available. The Committee determined the total number of options may
change in the future and removing the reference to the total number adds clarity to the section.
DE. Design Sstandards for specific building uses. 1
1. Standardized design buildings must meet the provisions of this Code. 2
2. Self-storage buildings. Self-storage buildings are subject to all of the 3
applicable provisions of this section with the following exceptions and additions: 4
a. Overhead doors. Overhead doors cannot be located on the primary 5
façade of self-storage buildings. 6
b. Screen walls. When a wall is proposed to screen the facility, it must be 7
constructed of material similar and complementary to the primary 8
building material and architecture. Long expanse of wall surface shall be 9
broken into sections no longer than 50 feet, and designed to avoid 10
monotony by use of architectural elements such as pillars. 11
c. Window standards. Windows must not be false or applied. If the window 12
openings are into the storage areaunits or corridors used to access the 13
storage units, translucent material (i.e. glass that lets light pass through 14
but objects on the other side cannot be seen clearly) must be used. 15
d. Single-story self-storage buildings. LDC Ssection 5.05.08 CD.2.b. 16
Primary façade standards design features can be replaced with one of 17
the following two options: 18 SF Home Industrial Bldg 45
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i. Option 1. 1
a) A minimum of 20 percent of the primary façade area must 2
be glazed; and 3
b) A covered public entry with a minimum roof area of 80 4
square feet and no dimension less than eight feet, or a 5
covered walkway at least six feet wide with a total length 6
measuring no less than 60 percent of the length of the 7
façade. 8
ii. Option 2. If the project design incorporates a screen wall around 9
the perimeter of the self-storage facility, the following standards 10
apply: 11
a) Architecturally treated, eight-foot high, screen wall is 12
required to screen the facility, and 13
b) The roof slope for the buildings is a minimum of 4:12 ratio 14
for double slopes, and 3:12 ratio for single slope, and 15
c) A landscape buffer at least 7 feet wide is required on 16
each side of the wall. 17
iii. In the case that none of the above options are met, then LDC 18
Ssection 5.05.08 CD.2.b. Primary façade standards design 19
features must be met. 20
e. Multi-story self-storage buildings. The requirements of LDC Ssection 21
5.05.08 CD.2.b. Primary façade standards design features can be 22
replaced with one of the following standards two options: 23
i. Option 1. 24
a) A minimum of 20 percent of the primary façade area must 25
be glazed; and 26
b) A covered public entry with a minimum roof area of 80 27
square feet and no dimension less than eight feet, or a 28
covered walkway at least six feet wide with a total length 29
measuring no less than 60 percent of the length of the 30
façade.; and 31
c) Requirements of LDC Ssection 5.05.08 C.8.b.D.6. Blank 32
wall area apply to all façades,; and 33
d) Foundation planting areas must be a minimum 15 percent 34
of the ground level building area. 35
ii. Option 2. If project design incorporates a screen wall around the 36
perimeter of the self-storage facility. The following standards 37
apply: 38
a) Architecturally treated, eight feet high screen wall is 39
required to screen the ground floor of the facility, and 40
b) Landscape buffer, minimum 7 feet wide is required on 41
each side of the wall,; and 42
c) Primary façades above the ground level must include 43
glazing, covering at a minimum 20 percent of the façade 44
area,; and 45
d) Requirements of LDC Ssection 5.05.08 C.8.b.D.6.a. Blank 46
wall area applies to all façades,; and 47
e) Foundation planting areas must be a minimum 15 percent 48
of the ground level building area. 49
46
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iii. In the case that none of the above options are met, then LDC 1
Ssection 5.05.08 CD.2.b. Primary façade standards design 2
features must be met. 3
3. Mercantile. 4
a. Applicability. All standards listed in LDC Ssection 5.05.08. are applicable 5
with the following exceptions and additions. 6
b. Large Rretail Sstructures. The purpose of this section is to break up the 7
monolithic appearance of large retail structures and present a more 8
human scale of architecture to the public road right-of-way view. 9
Because these buildings house a variety of functions that can 10
accommodate in a variety of spatial types, they must be designed to 11
express these functions in a manner that has the appearance of a group 12
of buildings of varying scale and size. 13
c. All areas with the building that can be accommodated within a space with 14
a ceiling height of 16 feet or less must be designed and built within a 15
single story envelope or a multiple of envelopes. These building 16
envelopes must have a maximum eave height of 16 feet and must be 17
expressed as single story elements in the architectural form of the 18
building along the building edge or edges that front the public right-of-19
way. These areas must include, but are not limited to: 20
i. The management and business office. 21
ii. Check out area. 22
iii. Rest rooms. 23
iv. Customer service area. 24
v. Food service areas. 25
dc. Windows and entrances. When more than two retailers with separate 26
exterior customer entrances are located within the principal building, the 27
following standards apply: 28
i. The first floor of the primary façades must utilize transparent 29
windows and doors for no less than 30 percent of the horizontal 30
length of the building façade. 31
ii. Primary building entrances must be clearly defined and 32
connected with a sheltering element such as a roof canopy or 33
arcade. 34
4. Facilities with fuel pumps. 35
a. In addition to the requirements of LDC section 5.05.05 Facilities with 36
fuel pumps, all standards established in this section are applicable. 37
5. Hotel/motel. 38
a. Applicability. All standards of LDC Ssection 5.05.08. are applicable with 39
the following exceptions. 40
b. Design features. LDC Ssection 5.05.08 CD.2.b. Primary façade 41
standards-Ddesign features can be replaced as follows: 42
i. The design of the primary façades must include windows and 43
other glazed openings covering at least 20 percent of the primary 44
façade area, and one of the following design features: 45
a) Projected, or recessed, covered public entry providing a 46
minimum horizontal dimension of eight feet, and a 47
minimum area of 100 square feet, or 48
b) Covered walkway or arcade (excluding canvas type) 49
constructed with columns at least 12 inches wide, that is 50
attached to the building, or located no more than 12 feet 51
47
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from the building. The structure must be permanent and 1
its design must relate to the principal structure. The 2
minimum width shall be eight feet, with a total length 3
measuring 60 percent of the length of the associated 4
façade. 5
ii. For buildings located 200 feet or more from the street right-of-6
way, the projected or recessed entry and covered walkway or 7
arcade, required by the above LDC Ssection 5.05.08 DE.5.b.i., 8
can be located on any façade. 9
6. Warehousing/distribution. 10
a. Applicability. All standards listed in LDC Ssection 5.05.08. are applicable 11
except for the following: 12
b. Primary façade standards. The requirements of LDC Ssection 5.05.08 13
CD.2.b. Primary façade standards design features are replaced with the 14
following standards. Façades fronting on arterial or collector streets 15
must have two or more of the following design features: 16
i. Windows at a minimum of ten percent of the façade area. 17
ii. Projected or recessed covered public entry providing a minimum 18
of eight feet by eight feet cover. 19
iii. Foundation planting consisting of trees and shrubs. The total 20
length of the planting area must be a minimum of 25 percent of 21
the façade length and be distributed along the façade to reduce 22
the blank wall area. The depth of the planting area must be a 23
minimum of ten feet. The plant material shall be as required by 24
LDC Ssection 4.06.05 of this Code. 25
iv. Masonry, concrete or tilt-up construction. 26
v. Building height of 40 feet or less and the building street 27
setback of 200 feet or more. 28
c. Variation in massing. The requirements of LDC Ssection 5.05.08 C.4.D.4. 29
Variation in massing applies only to primary façades and to façades 30
facing residential zoning districts when the building footprint is located 31
within 300 feet of the residential property line. 32
i. However, variation in massing only applies to facades facing 33
residential zoning districts when the building footprint is located 34
between 150 and 300 feet from the property line. 35
d. Building design treatments. The requirements of LDC Ssection 5.05.08 36
CD.5.c. Building design treatments are modified as follows: 37
i. Primary façades must include a minimum of two of the building 38
design treatments listed under this section. 39
e. Site design elements. The requirements of LDC Ssection 5.05.08 40
C.5.d.F.1. Site design elements are modified to require, at a minimum, 41
one of the four listed site design elements. 42
f. Detail featuresBlank wall areas. The requirements of LDC Ssection 43
5.05.08 C.8.D.6. Detail features Blank wall areas are replaced with the 44
following standards: 45
i. Blank wall areas. Blank, opaque wall areas must not exceed 15 46
feet in vertical direction or 50 feet in horizontal direction of any 47
primary façade or any façade facing a residential district. 48
a) For façades connected to a primary façade, this must 49
apply to a minimum of 25 percent of the attached façade 50
measured from the connection point. 51
48
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b) Control and expansion joints within this area constitute 1
blank wall area unless used as a decorative pattern and 2
spaced at intervals of ten feet or less. Relief and reveal 3
work depth must be a minimum of ½ inch and may be 4
different than the color of the wall. 5
g. Roof treatments. The requirements of LDC Ssection 5.05.08 CD.10. Roof 6
treatments are replaced with the following standards: 7
i. If parapets are used, the end of the parapet must wrap corners for 8
a minimum distance of 25 percent of the length of the façade, 9
measured from the corner. 10
ii. The façades facing arterial or collector road and façades facing 11
residential district must have variations from the dominant roof 12
condition. The roof edge and parapets must have a minimum of 13
one vertical change for every 150 lineal feet of the façade length. 14
The vertical change must be a minimum of ten percent of the 15
building height, but no less than three feet. 16
iii. All rooftop-mounted equipment including air conditioning units, 17
vents, etc., must be shielded from view with parapets, louver 18
screens, or similar equipment screens. 19
h. Materials and colors. The requirements of LDC Ssection 5.05.08 CD.13. 20
Materials and colors are applicable with exception of Ssubsection 5.05.08 21
CD.13.c. Exterior building materials, which is replaced with the following 22
standards: 23
i. Primary façades. The use of ribbed, corrugated, and reflective 24
metal panels is limited to a maximum of 33 percent of the façade 25
area. 26
ii. Façades attached to a primary façade. The use of ribbed, 27
corrugated, and reflective metal panels is limited to no more 28
thenthan 33 percent of the wall area for the 25 percent of the 29
overall wall length of the façades attached to a primary façade, 30
measured from the corners. 31
i. Special Height Requirements. All buildings over 30 feet in height, 32
measured from the first finished floor to the roof eave, that are located 33
within 300 feet from the arterial or collector street right-of-way, must 34
comply with LDC Ssection 5.05.08 CD.4. Variation in Mmassing, and 35
Section C.8.D.6. Detail features Blank wall areas are applicable to on all 36
building façades. 37
7. Industrial/factory buildings. 38
a. Applicability. All standards listed in LDC Ssection 5.05.08. are applicable 39
with the following exceptions, modifications, and additions. 40
b. Building façades. 41
ib. Primary Ffaçade Sstandards. The requirements of LDC Ssection 5.05.08 42
CD.2.b. Primary façade standards design features are replaced with the 43
following standards. Façades fronting on arterial or collector streets 44
must have two or more of the following design features: 45
a)i. Windows at a minimum of 2520 percent of the façade area. 46
b)ii. Projected or recessed covered public entry providing a minimum 47
of eight feet by eight feet cover, and a minimum of 15 percent of 48
the wall area devoted to windows. 49
c)iii. The total length of the planting area must be at least 33 percent of 50
the façade length and be distributed along the façade to reduce 51
49
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the blank wall area. The depth of the planting area must be a 1
minimum of ten feet. The plant material must be as required by 2
LDC Ssection 4.06.05. 3
d)iv. Masonry, concrete or tilt-up construction, and 15 percent of the 4
wall area allocated to windows. 5
e)v. Building height of 40 feet or less, with a building street setback 6
of 200 feet or more. 7
iic. Variation in Mmassing. The requirements of LDC Ssection 5.05.08 CD.4. 8
Variation in massing applies only to the primary façades and to façades 9
facing residential zoning districts when the building footprint is located 10
within 300 feet of the residential property line. 11
i. However, variation in massing only applies to façades facing 12
residential zoning districts when the building footprint is located 13
between 150 and 300 feet from the property line. 14
iiid. Project Sstandards. 15
a)i. The requirements of LDC Ssection 5.05.08 CD.5.c. Building 16
design treatments are modified to require industrial/factory 17
buildings to provide, at the primary façades only, a minimum of 18
two of the 17 building design treatments listed under this section. 19
b)ii. The requirements of LDC Ssection 5.05.08 C.5.d.F.1. Site design 20
elements are modified to require at least one of the four listed site 21
design elements. 22
ce. Detail Ffeatures. The requirements of LDC Ssection 5.05.08 C.8.D.6. 23
Detail features Blank wall areas are replaced with the following standards: 24
i. Blank, opaque wall areas must not exceed 15 feet in vertical 25
direction or 50 feet in horizontal direction of any primary façade 26
and any façade facing a residential district. 27
ii.a) For façades connected to a primary façade, the blank 28
wall standards applies to a minimum of 25 percent of the 29
attached façade, measured from the connection point. 30
iii.b) Control and expansion joints within the façade area 31
constitute blank wall area unless used as a decorative 32
pattern, and must be spaced at intervals of ten feet or less. 33
Relief and reveal work depth must be a minimum of ½ inch 34
and may be different than the color of the wall. 35
df. Roof Ttreatments. The requirements of LDC Ssection 5.05.08 CD.10. 36
Roof treatments are replaced with the following standards: 37
i. If parapets are used, the end of the parapet must wrap corners for 38
a minimum distance of 25 percent of the length of the façade, 39
measured from the corner. 40
ii. Façades facing arterial or collector roads and façades facing 41
residential districts must have vertical changes from the dominant 42
roof condition. The roof edge and parapets must have a minimum 43
of one vertical change for every 150 lineal feet of the façade 44
length. The vertical change shall be a minimum of ten percent of 45
the building height, but no less than three feet. 46
iii. All rooftop-mounted equipment including air conditioning units, 47
vents, etc., must be shielded from view with parapets, louver 48
screens, or similar equipment screens. 49
eg. Materials and Ccolors. The requirements of LDC Ssection 5.05.08 CD.13. 50
Materials and colors are applicable with the exception of Ssubsection 51
50
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5.05.08 CD.13.c. Exterior building materials, which is replaced with the 1
following standard: 2
i. Primary façades. The use of ribbed, corrugated, and reflective 3
metal panels is limited to a maximum of 33 percent of the façade 4
area. 5
ii. Façades attached to a primary façade. For 25 percent of the 6
overall wall length of façades attached to a primary façade, 7
measured from the corners, the use of ribbed, corrugated, and 8
reflective metal panels is limited to no more then than 33 percent 9
of the wall area. 10
fh. Special Hheight Rrequirements. All buildings over 30 feet in height 11
measured from the first finished floor to the roof eave that are located 12
within 300 feet from the arterial or collector street right-of-way must 13
meet the comply with LDC Ssections 5.05.08 CD.4. Variation in Massing, 14
and Section 5.08.08 C.8.D.6. Detail features Blank wall areas are 15
applicable to on all building façades. 16
8. Parking structures. All standards listed in LDC Ssection 5.05.08. are applicable 17
unless otherwise specified below. 18
a. Primary façades. The requirements of LDC Ssection 5.05.08 CD.2.b. 19
Primary façade standards design features are replaced with the following 20
standards: 21
i. All exposed façades of any parking structure above the second 22
floor are considered primary façades. 23
ii. A minimum of 60 percent of the area of any primary façade of a 24
parking structure or covered parking facility must incorporate at 25
least two of the following: 26
a) Transparent windows, with clear or lightly tinted glass, 27
where pedestrian oriented businesses are located along 28
the façade of the parking structure, 29
b) Display windows, 30
c) Decorative grill work or similar detailing which provides 31
texture and screens the parking structure openings, 32
d) Art or architectural treatment such as sculpture, mosaic, 33
glass block, opaque art glass, relief work or similar 34
features, or 35
e) Vertical trellis or plant material screening the openings. 36
b. Building foundation planting. The perimeter of a parking structure at 37
grade must meet the building foundation planting requirements of LDC 38
Ssection 4.06.05. of this Code. 39
c. Massing standards. The requirements of LDC Ssection 5.05.08 CD.4. 40
Variation in massing are applicable, with the following exception: 41
i. If the ramps and inclines are on an exposed façade and they 42
exceed the maximum length or uninterrupted curve, a projection 43
or recess must occur at the start and end but not required at the 44
ramp/incline. 45
d. Wall Pplane Cchanges. The requirements of LDC Ssection 5.05.08 C 46
D.4.b. are applicable with the following exception: 47
i. If the ramps and inclines are on an exposed façade and they 48
exceed the maximum horizontal length, a wall plane projection or 49
recess must occur at the start and end but not required at the 50
ramp/incline. 51
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e. Detail features. The façade area within 42 inches above each floor/deck 1
shall not be open more than 50 percent, except at openings for vehicle or 2
pedestrian access. 3
9. Outside play structures. 4
a. Maximum coverage. Outside play structures must not cover more than 5
50 percent of the façade area. 6
b. Location. No portion of any play structure, located between the front 7
building line and any adjacent right-of-way, may exceed a height of 12 8
feet as measured from existing ground elevation. In all other cases, no 9
portion of any play structure may exceed a maximum height of 16 feet as 10
measured from existing ground elevation. 11
c. Colors. Play structures must be limited to earth tone colors, with a 12
maximum of three colors. 13
Proposed Section 5.05.08 F.1. (page 55)
The Committee proposes to relocate the site design elements from the existing location in old
section 5.05.08 C.5.c since these standards are related to site design.
Proposed Section 5.05.08 F.1.d (page 56)
Currently, this site design option allows for site sculptures. The Committee proposes to add the
option of water features including fountains to this option. This addition will allow for a water
feature on the site to be recognized as an architectural site design element. The addition of
fountains will give the applicant more site design elements to choose from. Currently the menu
only has four options and the applicant must choose two. The Committee recognizes the menu list
is limited which makes it hard for some projects to incorporate the required two options. The
addition of more site design elements will allow applicants to select options that are better suited
to their site rather than utilizing an element simply because it is included on the list of site design
options.
Proposed Section 5.05.08 F.2.b.i (page 56)
Currently, this section applies the requirements for landscaping in vehicular use areas found in
LDC section 4.05.04 C (which apply only to projects requesting 120 percent of minimum parking
if at least 80 spaces are required) to all projects subject to architectural standards regardless of the
minimum number of spaces. This means that any project requesting 120 percent of minimum
required parking must devote 20 percent of the vehicular use areas to landscaping, pursuant to
LDC section 4.06.03 B.1.
The Committee determined the current language penalized smaller parking lots by requiring much
more landscaping. For example, an applicant that is required to provide 10 parking spaces but that
is requesting to provide 12 parking spaces would meet the 120 percent threshold and would be
required to provide twice as much landscaping, whereas required landscaping would not increase
for an applicant required to provide 80 parking spaces that is requesting 15 additional spaces. The
Committee stated that this additional landscaping then becomes difficult to fit on the site. The
proposed change describes the requirement rather than providing a cross-reference. This means
that the standard will only apply to projects that require a minimum of 80 parking spaces rather
than to all projects subject to architectural standards.
Changes to site design standards:
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Proposed section 5.05.08 F.2.b.ii (page 56)
Currently, this section provides parking design standards for projects which limit the amount of
off-street parking that can be located between the primary façade and the abutting street. The
Committee proposes increase the percentage of parking on interior lots that can be located between
the building and an abutting street from 50 to 80 percent. The Committee relayed that the
requirement to provide parking in the rear of the building can cause safety concerns related to
delivery and service vehicles and that the public is not aware that additional parking is provided
in the rear of the building. The Committee also believes that smaller parking lots in front of
buildings could give the perception that there is no parking available. Finally, The Committee
identified that this standard applies to office and medical buildings as well.
Staff notes: This change will likely result in a larger mass of parking in front of the
building. For interior lots, 30 percent more parking could be located in front of the
building.
Old Section 5.05.08 E.2.c (page 57)
Currently, this section requires an equal number of pedestrian pathway connections and
vehicular connections. Additionally, this section states that when drive aisles lead to main
entrances, a walkway must be provided on at least one side. The Committee proposes to remove
this section. The Committee indicated that pedestrian connectivity is addressed in other codes
such as the Americans with Disabilities Act (ADA) and the Florida Accessibility Code which
require each building to be connected to the perimeter sidewalk. The Committee does not believe
there is a nexus to require the same number of vehicle and pedestrian accesses. The Committee
believes that requiring pedestrian access to be located near drive aisles creates a safety hazard
and creates unneeded impervious area. Additionally, the Committee also received public
comments indicating this standard is more stringent than ADA requirements and that additional
pedestrian pathways can sometimes cause drainage issues when designing a site.
Staff notes: This change will allow fewer pedestrian pathway connections on sites
with more than one access to arterial or collector roadways.
Proposed Section 5.05.08 F.3.e (page 57)
Currently, this section requires a minimum five foot wide building perimeter path connecting all
entrances and exits (excluding emergency exits) of a building and along the full length of the row
of parking spaces if parking is proposed along the building façade within 15 feet of a building wall.
The Committee proposes to change the name of “building perimeter path” to “building pedestrian
pathway,” and to eliminate the requirement to provide a pedestrian pathway that interconnects all
entrances and exits. The Committee relayed that this change will decrease the impervious area on
sites and will make it easier for smaller buildings to comply. The Committee indicated that smaller
buildings often struggle to fit all of their site design elements, parking, and sidewalks on site.
Proposed Section 5.05.08 F.3.g.i (page 57)
Currently, this section requires pedestrian pathways to provide intermittent shaded areas every 50
linear feet of the walkway. The Committee determined this requirement becomes difficult to fit if
the pathway is located in front of a building. They also suggested that because parking lot
regulations require an island with a tree every 10 parking spaces this requirement is not necessary
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for parking lots. Finally, it was noted that mature trees have canopy spans of 30 feet meaning a
tree every 50 linear feet would actually have tree canopies overlapping after maturity. As a result,
the Committee has proposed limiting this to “required pathways” and increasing the requirement
for intermittent shaded areas to every 100 feet.
Staff notes: The requirement for trees providing shading for pedestrian pathways
is intended for pathways that are not adjacent to or near parking areas and
therefore not covered by any required landscaping for parking lots. This condition
occurs when pathways are provided away from parking areas and connecting
buildings, recreational uses, and other functions, particularly on larger sites where
these pathways distances can be lengthy.
Proposed Section 5.05.08 F.3.g.ii (page 57)
Currently, this section requires site amenities on site development plans that enhance safety and
convenience and promote walking or bicycling like bike racks, drinking fountains, and benches.
The Committee proposes to eliminate this section. The Committee reported this change will
eliminate redundancy with other sections of the LDC.
Staff notes: While bike racks are required by other sections of the LDC, drinking
fountains are not addressed elsewhere and the use of benches is optional in LDC
section 5.05.08.
Proposed Section 5.05.08 F.4.b (page 58)
Currently, this section requires all visual and acoustic impacts of service function areas to be
screened and fully contained from adjacent properties. The Committee determined acoustic
impacts are impossible to fully contain, and propose removing the requirement to screen acoustic
impacts.
Proposed Section 5.05.08 F.6.b (page 58)
Currently, this section requires drive-through facilities be a minimum of 1,000 square feet. The
Committee is proposing to eliminate the minimum square footage requirement. They determined
that no minimum square footage should be required if all other site plan requirements are met.
Additionally, minimum building sizes are already established in LDC section 4.02.01 as follows:
o C-1 zoning districts: 1,000 sq. ft.
o C-2 zoning districts: 1,000 sq. ft.
o C-3 zoning districts: 700 sq. ft.
o C-4 zoning districts: 700 sq. ft.
o C-5 zoning districts: 700 sq. ft.
These building sizes are similar to the current minimum building size for drive-through facilities
and there were no perceived situations where a smaller square footage building would be an issue.
During the discussion, one Committee member noted the drive through portion of a facility should
only be allowed in conjunction with the primary use and not an accessory use and that removing
the minimum square footage requirement would allow for a small “kiosk” type drive-through
(Figure 10) as an outparcel.
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Additionally, the Committee proposes to amend the standard for additional drive-through facilities
in multi-tenant buildings. Currently, this section allows an additional drive-through for each tenant
and an additional drive through for each tenant with a minimum of 5,000 square feet. The
Committee proposes to change the section to allow for one drive-through facility for each building
and an additional drive-through for each tenant with a minimum of 1,500 square feet of floor area.
This change provides for an unlimited number of drive-through facilities for each building with
tenants that meet the required floor area.
Figure 10: Example of a small kiosk type drive-through.
Photo credit: Google Maps
Proposed Section 5.05.08 F.7.e (page 59)
Currently, this section specifies that foreground spaces such as building entrances, plazas, and
seating areas must utilize local lighting that defines the space without glare. The Committee
proposes to eliminate the words “without glare.” They determined glare is covered by LDC section
5.05.08 F.7.b in shielding standards for lighting.
Proposed Section 5.05.08 F.8 (page 59)
Currently, this section cross references LDC section 4.06.02 D. for water management area design
standards. The Committee is proposing to add “in buffer areas” to the description for clarity and
coordination of the title since 4.06.02 D. is the Buffers section of the LDC.
EF. Site Ddesign Sstandards. Compliance with the standards set forth in this section must 1
be demonstrated by submittal of architectural drawings and a site development plan in 2
accordance with the Administrative Code and LDC section 10.02.03. 3
1. Site design elements. Please see LDC section 4.06.00 Landscaping, Buffering, 4
and Vegetation for landscaping standards and section 5.05.08 D.12. for 5
entryway/customer entrance treatment requirements. All projects must have, at a 6
minimum, one of the following: 7
a. Decorative landscape planters or planting areas, a minimum of five feet 8
wide, and areas for shaded seating consisting of a minimum of 100 9
square feet; 10
b. Integration of specialty pavers, tile, or stamped or decorative concrete 11
along the building perimeter walkway. This treatment must constitute a 12
minimum of 60 percent of walkway area; 13
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c. Two accent or specimen trees above the minimum landscape code 1
requirements for every 100 feet of the front façade, and a minimum of 2
two for the rest of the project, with a minimum height of 18 feet at 3
planting; or 4
d. Site sculptures and/or water features including fountains. 5
12. Off-street parking design. As provided for in LDC Ssection 4.05.00, and subject 6
to the following provisions: 7
a. Purpose and intent. Commercial buildings and projects, including their 8
outparcels shall be designed to provide safe, convenient, and efficient 9
access for pedestrians and vehicles. Parking shall be designed in a 10
consistent and coordinated manner for the entire site. The parking area 11
shall be integrated and designed so as to enhance the visual appearance 12
of the community. 13
b. Design standards. Parking, utilizing the same degree of angle, shall be 14
developed throughout the site to provide efficient and safe traffic and 15
pedestrian circulation. A single bay of parking provided along the 16
perimeter of the site may vary in design in order to maximize the number 17
of spaces provided on-site. The mixture of one-way and two-way parking 18
aisles, or different degrees of angled parking within any parking area is 19
prohibited, except as noted above, or where individual parking areas are 20
physically separated from one another by a continuous landscape 21
buffer, a minimum five feet in width with limited access. Landscape 22
buffers for these locations shall use landscape material other than grass 23
for separation of parking areas. 24
i. Maximum parking. Parking in excess by 20 percent of the 25
minimum parking requirements shall provide additional 26
landscaping as described in section 4.05.04 of this Code. The 27
following standards shall apply to projects that require a minimum 28
of 80 parking spaces but that provide more than 120 percent of 29
the required paved off-street surface parking: 30
a) At least twenty percent of the amount of vehicular use 31
area onsite shall be devoted to interior landscaping areas. 32
ii. Parking for projects. Projects shall be designed to adhere to the 33
following standards: 34
a) Interior lots. No more than 50 80 percent of the off-street 35
parking for the entire commercial building or project shall 36
be located between any primary façade of the commercial 37
building or project and the abutting street or navigable 38
waterway. 39
b) Corner lots. No more than 80 percent of the off-street 40
parking for the entire commercial building or project shall 41
be located between any primary façade of the commercial 42
building or project and the abutting street or navigable 43
waterway area, with no single side to contain more than 65 44
percent of the required parking. 45
23. Pedestrian pathways. 46
a. Purpose and intent. To provide safe opportunities for alternative modes of 47
transportation by connecting with existing and future pedestrian and 48
bicycle pathways within the county and to provide safe passage from the 49
public right-of-way to the building or project which includes the area 50
between the parking areas and the building perimeter walk, and between 51
56
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alternative modes of transportation. The on-site pedestrian system must 1
provide adequate directness, continuity, street and drive aisle crossings, 2
visible interest and security as defined by the standards in this Section. 3
b. Pedestrian access standards. Pathways and crosswalks must be 4
provided as to separate pedestrian traffic from vehicular traffic while 5
traveling from the parking space to building entries and from building 6
entries to outparcels and to pathways along adjacent roadways. 7
Pedestrians will only share pavement with vehicular traffic in marked 8
crosswalks. 9
c. Minimum ratios. Pedestrian pathway connections must be provided from 10
the building to adjacent road pathways at a ratio of one for each vehicular 11
entrance to a project. Drive aisles leading to main entrances must have at 12
least a walkway on one side of the drive isle. 13
dc. Minimum dimensions. Pedestrian pathways must be a minimum of five 14
feet wide. 15
ed. Materials. Pedestrian pathways must be consistent with the provisions 16
of Section 4.5 of the Americans with Disabilities Act (ADA), Accessibility 17
Guidelines. Materials may include specialty pavers, concrete, colored 18
concrete, or stamped pattern concrete. 19
fe. Building pedestrian pathway.perimeter path. A minimum five feet wide 20
building perimeter path is required as specified below: 21
i. A continuous building perimeter path interconnecting all public 22
entrances and exits of a building is required. For the purposes of 23
this section, employee, service or delivery entrances, or 24
Eemergency “exits-only” are excluded. 25
ii. If parking area is proposed along the building façade within 15 26
feet from a building wall, a building perimeter path the 27
pedestrian pathway shall must be provided along the full length 28
of the row of parking spaces facing the building. 29
gf. Pedestrian crosswalks. Standard crosswalks must be installed at stop-30
controlled-crossings. Uncontrolled crossings must be high visibility 31
longitudinal lines as shown in the Florida Department of Transportation 32
Roadway and Traffic Design Standards. 33
hg. Shade and site amenities. See LDC section 4.06.00 Landscaping, 34
Buffering, and Vegetation for additional requirements. 35
i. Required Ppedestrian pathways must provide intermittent 36
shaded areas when the walkway exceeds 50100 linear feet in 37
length at a minimum ratio of one shade canopy tree per every 38
50100 linear feet of walkway. The required shade trees must be 39
located no more than ten feet from edge of the sidewalk. 40
ii. Development plans must include site amenities that enhance 41
safety and convenience and promote walking or bicycling as an 42
alternative means of transportation. Site amenities may include 43
bike racks (as required by Section 4.05.08 of this Code), drinking 44
fountains, canopies and benches. 45
34. Service function areas and facilities. Service function areas include, but are not 46
limited to: loading areas and docks, outdoor storage, vehicle storage excluding 47
car display areas, trash collection areas, trash compaction and recycling areas, 48
roof top equipment, utility meters, antennas, mechanical and any other outdoor 49
equipment and building services supporting the main use or operation of the 50
57
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property. See LDC section 4.02.12 Design Standards for Outdoor Storage for 1
additional requirements. 2
a. Purpose and intent. To diminish the visual and acoustic impacts of 3
service functions that may detract from, or have a negative impact on, the 4
surrounding properties and the overall community image. 5
b. Buffering and screening standards. Service function areas must be 6
located and screened so that the visual and acoustic impacts of these 7
functions are fully contained and screened from adjacent properties, 8
including public and private streets. 9
c. Screening material and design standards. Screening materials, colors 10
and design must be consistent with design treatment of the primary 11
façades of the building or project and the landscape plan. 12
d. Trash enclosures. For the location, size, and design standards for trash 13
enclosures, see LDC section 5.03.04 Dumpsters and Recycling. 14
e. Loading areas and docks. Vehicle loading areas must be screened from 15
streets and adjacent residential districts. Screening must consist of wing 16
walls, shrubs, trees, berms, or combination thereof. 17
f. Conduits, meters and vents and other equipment attached to the building 18
or protruding from the roof must be screened or painted to match 19
surrounding building surfaces. Conduits and meters cannot be located 20
on the primary façade of the building. 21
g. All rooftop mechanical equipment protruding from the roof must be 22
screened from public view by integrating it into a building and roof 23
design. 24
h. Outdoor vending machines must be located so that they are not visible 25
from adjacent properties and streets. 26
45. Fencing standards. For restrictions on fence material, fence height, and design, 27
see LDC Ssection 5.03.02 Fences and Walls. 28
56. Drive-through facilities standards. See LDC section 4.05.09 Stacking Lane 29
Requirements for additional requirements. 30
a. Drive-through facilities location and buffering standards. Drive-through 31
facilities must be secondary in emphasis and priority given to any other 32
access and circulation functions. Such facilities must be located at side 33
or rear locations that do not interrupt direct pedestrian access and avoid 34
potential pedestrian/vehicle conflict. 35
i. If site constraints limit the location of the drive through facility to 36
the area between the right-of-way and associated building, the 37
vegetation required by a Type "B" landscape buffer must be 38
installed within the buffer width required for the project and 39
maintained along the entire length of the drive-through lane and 40
adjacent right-of-way. In addition to the vegetative buffer 41
referenced above, a permanent, covered, porte-cochere or similar 42
structure, (canvas awning and canopies are excluded), must be 43
installed extending the width of the drive-through with the roof 44
covering the service window(s). Such structure shall be an 45
integral part of the design of the building. 46
b. Required floor area. One drive-through facility is permitted per tenant for 47
each building. Buildings must be a minimum of 1,000 square feet. For 48
multi-tenant buildings, an additional drive-through is allowed for each 49
tenant with a minimum of 5,000 1,500 square feet of gross floor area. 50
Drive-through facilities may have multiple drive lanes. 51
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67. Lighting. See LDC sections 4.05.02 D and 6.06.03 for additional requirements. 1
a. Purpose and intent. All building sites and projects, including outparcels, 2
shall be designed to provide safe, convenient, and efficient lighting for 3
pedestrians and vehicles. Lighting must be designed in a consistent and 4
coordinated manner for the entire site. The lighting and lighting fixtures 5
must be integrated and designed so as to enhance the visual impact of 6
the project on the community and blend with the landscape. 7
b. Shielding standards. Lighting must be designed so as to prevent direct 8
glare, light spillage and hazardous interference with automotive and 9
pedestrian traffic on adjoining streets and all adjacent properties. Light 10
sources must be concealed or shielded. 11
c. Height standards. Lighting fixtures within the parking lot must be a 12
maximum of 25 feet in height, and 15 feet in height for the non-vehicular 13
pedestrian areas. 14
d. Design standards. Lighting must be used to provide safety while 15
accenting key architectural elements and to emphasize landscape 16
features. Light fixtures must complement the design of the project. This 17
can be accomplished through style, material or color. 18
e. Illumination. Background spaces, such as parking lots, shall be 19
illuminated as unobtrusively as possible to meet the functional needs of 20
safe circulation and of protecting people and property. Foreground 21
spaces, including building entrances and plaza seating areas, must 22
utilize local lighting that defines the space without glare. 23
78. Water management areas in buffer areas. For design standards for water 24
management areas in buffer areas, including location and the required 25
amenities, see LDC section 4.06.02 D. of this Code. 26
Existing Section 5.05.08 G (page 59)
The Committee voted not to change any provisions related to Deviations and Alternate Design
Compliance. The section is renumbered to reflect changes in prior sections.
FG. Deviations and Aalternate Ccompliance. The following alternative compliance process is 27
established to allow deviations from the requirements of this section as approved by the 28
County Manager or designee. 29
* * * * * * * * * * * * * 30
Old Section 5.05.08 G (page 59)
This section currently provides an exception for Planned Unit Developments. This section is
proposed to be deleted by the County Attorney’s Office because it already exists elsewhere in the
LDC.
31
G. Exceptions. 32
1. Exceptions to the provisions of this Code may be granted by the Board of County 33
Commissioners in the form of a PUD zoning district where it can be 34
demonstrated that such exceptions are necessary to allow for innovative design 35
No changes to alternative architectural review:
Changes to exceptions for PUDs:
59
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while varying from one or more of the provisions of this Section, nonetheless are 1
deemed to meet the overall purpose and intent set forth herein. In the case of 2
individual projects subject to Section 5.05.08 standards, where site specific 3
factors may impact the ability to meet these standards, variance from one or 4
more of the provisions of this Section may be requested pursuant to the 5
procedures set forth in Section 9.04.00 Variances of this Code. 6
# # # # # # # # # # # # #7
60
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Appendix A
In proposed LDC section 5.05.08 B.2, the applicability of the architectural standards for non-
residential buildings and projects is determined based on a buildings’ distance from an arterial or
collector road. This appendix is intended to clearly demonstrate how to measure this distance.
Proposed LDC section 5.05.08 B.2.a states:
2. Non-residential buildings and projects when at least one of the following
conditions exists. For the purposes of this section, arterial and collector roads
are identified in the Traffic Circulation Element of the GMP.
a. The project site is located within 300 feet of an arterial or collector road,
including all rights-of-way, and is located in a non-industrial zoning
district.
i. However, a proposed project site located within 150 to 300 feet of
an arterial or collector road, including all rights-of-way, shall be
required to comply with LDC sections 5.05.08 D.4., D.10., D.13.,
D.15., E, and F. Compliance shall be limited to the building
façades facing the arterial or collector road.
It is important to note that the term “right-of-way” is a defined term in LDC section 1.08.02 which
states:
“Right-of-way (ROW): Land in which the state, a county, or a municipality owns
the fee simple title or has an easement dedicated or required for a transportation
or utility use.”
This means that for the purposes of determining the applicability of the architectural standards to
a non-residential building the measurement “from the right-of-way” should begin at the right-of-
way line and not at the edge-of-pavement or curb. As a result, this may include sidewalks, canals,
or other infrastructure that are included within the designated right-of-way boundary. Additionally,
this could include sidewalks, canals or local roads that abut the collector or arterial road. See the
examples below for a graphic depiction of the ROW area and how to perform this measurement.
61
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Example of an Arterial Road ROW
Legend
ROW Boundary
Property Boundary
Edge of pavement
Measure from
ROW Boundary
Arterial Road ROW
Project Site
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Example of how to measure from the ROW
Legend
ROW Boundary
Property Boundary
Arterial Road ROW
Measure from
ROW Boundary Local Road ROW
Arterial or
Collector
Road,
including all
ROWs
Project Site
Utility Easement ROW
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Example of how to measure from the ROW
Legend
ROW Boundary
Property Boundary
Arterial Road ROW
Project Site
Local Road ROW
Local Road ROW Measure 300 ft from Arterial ROW Measure from
ROW Boundary
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LDC Amendment Request
ORIGIN: Growth Management Department Staff
AUTHOR: Growth Management Department Staff and the Architectural and Site Design
Standards Ad Hoc Committee which consists of the following individuals:
James Boughton, AIA
Rocco Costa, AIA
Kathy Curatolo, CBIA
Dalas Disney, AIA
Bradley Schiffer, AIA
Dominick Amico, P.E.
DIVISION: Growth Management Department
AMENDMENT CYCLE: Independent Cycle
LDC SECTION(S): 2.03.06 Planned Unit Development Districts
4.02.12 Design Standards for Outdoor Storage
4.02.16 Design Standards for Development in the Bayshore Gateway
Triangle Redevelopment Area
4.02.37 Design Standards for Development in the Golden Gate
Downtown Center Commercial Overlay District (GGDCCO)
4.02.38 Specific Design Criteria for Mixed Use Development within C-1
through C-3 Zoning Districts
4.05.02 Design Standards
4.05.04 Parking Space Requirements
4.05.09 Stacking Lane Requirements
4.06.02 Buffer Requirements
4.06.03 Landscaping Requirements for Vehicular Use Areas and Rights-
of-Way
4.06.05 General Landscaping Requirements
6.06.02 Sidewalks, Bike Lane and Pathway Requirements
6.06.03 Streetlights
10.02.15 Requirements for Mixed Use Projects within the Bayshore
Gateway Triangle Redevelopment Area
CHANGE:
1. The proposed amendment updates existing cross-references to LDC section 5.05.08 in the
following LDC sections:
a. 2.03.06
b. 4.02.16
c. 4.02.37
d. 4.02.38
e. 4.06.03
f. 10.02.15
2. The proposed amendment adds new cross-references to LDC section 5.05.08 in the
following LDC sections:
1
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a. 2.03.06
b. 4.02.12
c. 4.02.38
d. 4.05.02
e. 4.05.04
f. 4.05.09
g. 4.06.02
h. 4.06.03
i. 4.06.05
j. 6.06.02
k. 6.06.03
REASON:
1. Several cross-references to LDC section 5.05.08 exist which must be updated to reflect
changes proposed by the Architectural and Site Design Standards Ad Hoc Committee
(Committee).
2. During the Committee’s review of LDC section 5.05.08, the Committee recommended
better coordination of site design standards and other architectural requirements with
standards located in other sections of the LDC, and also received public comments
supporting additional cross-references. As a result, several cross-references have been
added throughout the LDC to improve awareness of related provisions or additional
standards for projects which are subject to architectural standards.
These added cross-references are for information purposes only and do not affect the
applicability of the architectural standards in LDC section 5.05.08.
Please see the proposed amendment drafted by the Architectural and Site Design Standards Ad
Hoc Subcommittee for more information.
DSAC-LDR RECOMMENDATIONS: No changes, approved unanimously on November 3,
2015.
DSAC RECOMMENDATIONS: No changes, approved unanimously on December 2, 2015.
PLANNING COMMISSION RECOMMENDATION: The amendment was reviewed on May
5, 2016, and June 2, 2016. The amendment was approved unanimously on June 2, 2016, with no
changes.
FISCAL & OPERATIONAL IMPACTS: There are no anticipated fiscal or operational impacts
associated with the following amendment.
RELATED CODES OR REGULATIONS: LDC section 5.05.08 Architectural and Site Design
Standards
GROWTH MANAGEMENT PLAN IMPACT: There are no anticipated growth management
plan impacts associated with the following amendment.
OTHER NOTES/VERSION DATE:
Prepared by Jeremy Frantz, Senior Planner, 6/2/16
____________________________________________________________________________
2
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Amend the LDC as follows:
2.03.06 Planned Unit Development Districts 1
* * * * * * * * * * * * * 2
G. Residential Mixed Use Neighborhood Center PUD Design Criteria. 3
* * * * * * * * * * * * * 4
3. Pedestrian Pathways. For projects subject to architectural design standards, see 5
LDC section 5.05.08 F. for related provisions. 6
* * * * * * * * * * * * * 7
6. Building Foundation Plantings. 8
a. Building foundation plantings shall be required per LDC section 4.06.05 9
BC.4., of the Code except as follows: The building regardless of its size, 10
shall provide the equivalent of 10 percent of its ground level floor area, in 11
building foundation planting area. A continuous building foundation 12
planting width is not required per LDC section 4.06.05 BC.5.a. of the 13
Code. However, the foundation plantings shall be located within 21 feet of 14
the building edge in the form of landscaped courtyards and seating area 15
landscaping. For projects subject to architectural design standards, see 16
LDC sections 5.05.08 E.-F. for related provisions. 17
7. Building Architectural Standards. 18
* * * * * * * * * * * * * 19
b. The following architectural options are in addition to the list of required 20
design treatments features identified in LDC subsection 5.05.08 CD.2. of 21
the Code. 22
* * * * * * * * * * * * * 23
9. Parking Requirements. Mixed-use projects have the opportunity to provide a 24
variety of parking options to residents and patrons and remove parking areas as 25
the focal point of the development. Mixed-use projects reduce vehicular trips, 26
and thereby reducing the number of parking spaces, by utilizing pedestrian-27
oriented design and reducing the distance between residential and commercial 28
uses. 29
* * * * * * * * * * * * * 30
e. Parking Structures. For projects subject to architectural standards, see 31
LDC section 5.05.08 E. for related provisions. 32
* * * * * * * * * * * * * 33
10. Service Areas. For projects subject to architectural standards, see LDC section 34
5.05.08 F. for related provisions. 35
# # # # # # # # # # # # # 36
37
4.02.12 Design Standards for Outdoor Storage 38
A. All permitted or conditional uses allowing for outdoor storage, including but not limited 39
to storage of manufactured products, raw or finished materials, or vehicles other than 40
vehicle intended for sale or resale, shall be required to screen such storage areas with a 41
fence, or equivalent landscaping or combination thereof, not less than seven (7) feet in 42
height above ground level. Said fence or wall shall be opaque in design and made of 43
masonry, wood, or other materials approved by the County Manager or designee. For 44
projects subject to architectural design standards, see LDC section 5.05.08 F. for related 45
provisions. 46
# # # # # # # # # # # # # 47
48
3
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4.02.16 Design Standards for Development in the Bayshore Gateway Triangle Redevelopment 1
Area 2
* * * * * * * * * * * * * 3
D. Building Types and Architectural Standards 4
* * * * * * * * * * * * * 5
3. General Architectural Standards. 6
* * * * * * * * * * * * * 7
f. Deviations from exterior building color. Applicants within the Bayshore 8
Gateway Triangle Community Redevelopment District boundaries may 9
request a deviation from the exterior building color requirements of LDC 10
section 5.05.08 CD. A deviation request shall be subject to the 11
procedures established in LDC section 5.05.08 FG and shall be subject to 12
the following criteria: 13
* * * * * * * * * * * * * 14
h. Awning: 15
i. For awnings spanning less than 25 percent of a façade, an 16
applicant may request a deviation from the color restriction 17
identified in section 5.05.08 CD.11.c.iv. These deviation requests 18
shall be subject to the procedures established in section 5.05.08 19
FG. following the review and approval by the CRA Advisory Board 20
to ensure consistency with CRA goals and objectives and 21
community character. 22
# # # # # # # # # # # # # 23
24
4.02.37 Design Standards for Development in the Golden Gate Downtown Center Commercial 25
Overlay District (GGDCCO) 26
A. Development criteria. The following standards shall apply to all uses in this overlay 27
district. Where specific development criteria and standards also exist in the Golden 28
Gate Area Master Plan, or the Future Land Use Element of the Growth Management 29
Plan, these standards shall supersede any less stringent requirement or place additional 30
requirements on development. 31
* * * * * * * * * * * * * 32
15. Project standards. In addition to the site design elements described in section 33
5.05.08 C.5.dF.1. of the Code, all projects shall provide: 34
a. Two accept or specimen trees, above the minimum landscape code 35
requirements, for every 100 linear feet along both the front and rear 36
façades, at a minimum height of 18 feet at planting, except that projects 37
with frontage along Golden Gate Parkway shall only be required to 38
provide the planting along the rear façade. 39
b. Decorative landscape planters or planting areas, a minimum of 5 feet 40
wide, and areas for shaded seating consisting of a minimum of 100 41
square feet. 42
# # # # # # # # # # # # # 43
44
4.02.38 Specific Design Criteria for Mixed Use Development within C-1 through C-3 Zoning 45
Districts 46
* * * * * * * * * * * * * 47
C. Commercial Mixed Use Design Criteria. Projects utilizing the Commercial Mixed Use 48
option within a C-1, C-2, or C-3 Zoning District shall comply with the following standards 49
and criteria. 50
4
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4. The project shall provide street, pedestrian pathway and bike lane 1
interconnections with adjacent properties, where possible and practicable. For 2
projects subject to architectural design standards, see LDC section 5.05.08 F. for 3
related provisions. 4
* * * * * * * * * * * * * 5
I. Building Architectural Standards. 6
1. The Mixed Use Projects shall include architectural features that provide visually 7
interesting building design at a scale appropriate for pedestrian and automobile. 8
a. Building façades shall be designed to reduce the mass and scale of the 9
building, by providing arcades, windows, entry features, and other 10
design treatments in compliance with section 5.05.08 of the LDC except 11
as follows; 12
b. Covered pathways and arcades shall be constructed with columns a 13
minimum width of 12 inches, if masonry and 10 inches wide, if 14
constructed of finished steel products. 15
c. For buildings 3 stories or more, pedestrian scale at the street level shall 16
be maintained by incorporation of façade variations such as massing, 17
texture, color or material on the primary façades between the first and 18
subsequent stories. 19
d. The following architectural options are in addition to the list of required 20
design treatments features identified in subsection 5.05.08 CD.2. of the 21
Code: 22
i. Open arcade or covered walkway with a minimum depth of 8 feet 23
and a total minimum length of 60 percent of the façade. 24
ii. A building recess or projection of the first floor with minimum 25
depth of 8 feet and total minimum length of 60 percent of the 26
façade length. 27
iii. Architectural elements such as balconies and bay windows with a 28
minimum depth of 3 feet and that cover a minimum of 30 percent 29
of the façade above the first floor. (Storm shutters, hurricane 30
shutters, screen enclosures or any other comparable feature, if 31
applied as part of the structure, must also comply with the 32
required minimum depth). 33
# # # # # # # # # # # # # 34
35
4.05.02 Design Standards 36
* * * * * * * * * * * * * 37
D. Parking lots shall be so lighted, if lighted, as to shield streets and all adjacent properties 38
from direct glare, excessive light, and hazardous interference with automotive and 39
pedestrian traffic. For projects subject to architectural design standards, see LDC 40
section 5.05.08 F. for related provisions. 41
# # # # # # # # # # # # # 42
43
4.05.04 Parking Space Requirements 44
A. Requirements for off-street parking for uses not specifically mentioned in this section 45
shall be the same as for the use most similar to the one sought, or as otherwise 46
determined by the County Manager or designee pursuant to 4.05.04 of this LDC it being 47
the intent of this LDC to require all uses to provide off-street parking, unless specific 48
provision is made to the contrary. For projects subject to architectural design standards, 49
see LDC section 5.05.08 F. for related provisions. 50
# # # # # # # # # # # # # 51
5
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1
4.05.09 Stacking Lane Requirements 2
Where stacking is required, the amount listed does not include the first vehicle being serviced. A 3
minimum of five (5) spaces shall be provided preceding the first menu board or order station, for 4
restaurants with drive-in windows. For all other stacking uses, stacking starts ten (10) feet 5
behind the middle of the pickup window) and is computed at twenty (20) feet per vehicle (turns 6
are computed at twenty-two (22) feet per vehicle, measured at the outside of the driveway). 7
Stacking for one (1) lane may be reduced if the reduction is added to the other lane(s). For 8
projects subject to architectural design standards, see LDC section 5.05.08 F. for related 9
provisions. 10
# # # # # # # # # # # # # 11
12
4.06.02 Buffer Requirements 13
A. Applicability of buffer requirements. The buffering and screening shown in table 2.4 14
below shall be required under this section and shall apply to all new development. 15
Existing landscaping which does not comply with the provisions of this section shall be 16
brought into conformity to the maximum extent possible when: the vehicular use area is 17
altered or expanded (except for restriping of lots/drives), the building square footage is 18
changed, or there has been a discontinuance of use for a period of 1 year or more and a 19
request for an occupational license to resume business is made. For projects subject to 20
architectural design standards, see LDC section 5.05.08 for related provisions. 21
22
Subdivisions or Developments shall be buffered for the protection of property owners 23
from land uses as required pursuant to this section 4.06.00. Buffers shall not inhibit 24
pedestrian circulation between adjacent commercial land uses. Buffers shall be 25
installed during construction as follows and in accordance with this section 4.06.00: 26
# # # # # # # # # # # # # 27
28
4.06.03 Landscaping Requirements for Vehicular Use Areas and Rights-of-Way 29
* * * * * * * * * * * * * 30
B. Standards for landscaping in Vehicular Use Areas. For projects subject to architectural 31
design standards, see LDC section 5.05.08 F. for related provisions. 32
* * * * * * * * * * * * * 33
9. Landscaping required for section 5.05.08 Required landscaping for buildings 34
over 20,000 square feet shall be pursuant to LDC section 5.05.08. 35
The following requirements will be counted toward the required greenspace and 36
open space requirements of this Chapter of this Code. 37
a. Trees in vehicular use areas must be a minimum of 14 to 16 feet height 38
with a six- to eight-foot spread and a three- to four-inch caliper and must 39
have a clear trunk area to a height of six feet. 40
b. The first row of landscape islands located closest to the building front 41
and sides must be landscaped with trees, palms, shrubs and 42
groundcovers and must have a clear trunk area to a height of seven feet. 43
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4.06.05 General Landscaping Requirements 1
* * * * * * * * * * * * * 2
B. Landscaping requirements for industrial and commercial development. For projects 3
subject to architectural design standards, see LDC section 5.05.08 F. for related 4
provisions. 5
* * * * * * * * * * * * * 6
C. Building foundation plantings. All commercial buildings, residential buildings with 3 or 7
more units, and retail and office uses in industrial buildings shall provide building 8
foundation plantings in the amount set forth in table 4.06.05.C. and illustration 4.06.05.C. 9
These planting areas shall be located adjacent to building entrance(s), primary 10
façades, and/or along façades facing a street. For projects subject to architectural 11
design standards, see LDC sections 5.05.08 E.-F. for related provisions. 12
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6.06.02 Sidewalks, Bike Lane and Pathway Requirements 15
A. All developments must construct sidewalks, bike lanes, and pathways, as described 16
below. For projects subject to architectural design standards, see LDC section 5.05.08 17
F. for related provisions. 18
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20
6.06.03 Streetlights 21
* * * * * * * * * * * * * 22
B. At the entry/exit of any residential or commercial development approved through a 23
SDP, SDPA, or PPL located on a public collector or arterial street, the following 24
additional standards shall apply. For projects subject to architectural design standards, 25
see LDC section 5.05.08 F. for related provisions.: 26
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28
10.02.15 Requirements for Mixed Use Projects within the Bayshore Gateway Triangle 29
Redevelopment Area 30
* * * * * * * * * * * * * 31
B. MUP Deviations. 32
* * * * * * * * * * * * * 33
2. List of Development Standards Eligible for Administrative Deviation Requests. 34
MUPs shall be eligible to seek an administrative deviation from the following LDC 35
provisions: 36
a. Front Setback. 37
i. These deviation requests shall be subject to the process and 38
procedures of LDC sections 5.05.08. FG.1.—2. and the submittal 39
requirements established in the Administrative Code, except that 40
in order to be eligible for an administrative deviation the site shall 41
meet at least one of the following conditions or circumstances: 42
* * * * * * * * * * * * * 43
b. Architectural and Site Design Standards. These deviation requests shall 44
be subject to the process and procedures of LDC sections 5.05.08. FG. 45
1.—2. and 5. and the submittal requirements established in the 46
Administrative Code. 47
c. Landscape and Buffer Requirements. The alternative plans requesting 48
approval for deviation from landscaping and buffer requirements shall be 49
subject to the process and procedures of LDC section 5.05.08. FG.1.—2. 50
and the submittal requirements established in the Administrative Code. 51
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Further, the applicant must additionally provide a minimum of 110 1
percent of the open space requirement for mixed use projects in addition 2
to other conditions that the County Manager or designee deems 3
necessary. 4
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