Agenda 07/12/2016 Item #9A 7/12/2016 9.A.
EXECUTIVE 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.
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
pp y'
zoning district(5.05.08 B.2.a).
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• 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.
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 facades 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).
• Facade improvements that change more than 75 percent(increased from 50 percent)of the facade
area require the rest of the facade 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
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 facades 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:
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• 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).
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
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7/12/2016 9.A.
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).
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. The
amendment was advertised for the June 28, 2016, Board meeting; however, at the meeting, the Board
directed staff to continue the item to 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
RECOMMENDATION: To approve the proposed ordinance amending the architectural and site design
standards in the LDC and direct staff as to any changes, or direct staff to bring the ordinance back for
adoption at its September meeting.
Prepared by: Jeremy Frantz, Senior Planner,Development Review Division, Growth Management
Department
Attachments:
1)LDC Amendment Request can be accessed here:
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http://apps3.collier2ov.net/agenda/ftp/20 I 6BCCMeeti n as/A eendaJun2 816/GrowthM a mt/5
05 08 Architectural_and Site Design Standards 6-6-16 BCC.pdf
2)Cross-References Amendment can be accessed here:
http://apps3.coll iergov.net/agenda/ftp/2016BCCMeetines/AeendaJun2816/GrowthM 2mt/Cr
oss-References to section 5.05.08 6-6-16 BCC.pdf
3) Summary Sheet
4)Proposed Ordinance can be accessed here:
http://apps3.coll ier2ov.net/aQenda/ftp/20l 6BCCMeetings/AgendaJuly 1216/GrowthMemt/L
DC Draft Ordinance-architectural amendments-rev-6-27-16.pdf
5)Legal Advertisement
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7/12/2016 9.A.
COLLIER COUNTY
Board of County Commissioners
Item Number: 9.9.A.
Item Summary: This item has been continued from the June 28,2016 BCC meeting:
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: 7/12/2016
Prepared By
Name: FrantzJeremy
Title: Planner, Senior,Development Review
6/6/2016 4:50:00 PM
Submitted by
Title: Planner, Senior,Development Review
Name: FrantzJeremy
6/6/2016 4:50:01 PM
Approved By
Name: CilekCaroline
Title: Manager-LDC,Development Review
Date: 6/8/2016 1:16:24 PM
Name: McLeanMatthew
Title: Project Manager,Principal,Development Review
Date: 6/13/2016 4:57:16 PM
Name: MarcellaJeanne
Title: Executive Secretary, Transportation Administration
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7/12/2016 9.A.
Date: 6/16/2016 4:46:43 PM
Name: FrenchJames
Title: Deputy Department Head-GMD, Growth Management Department
Date: 6/16/2016 5:05:32 PM
Name: StoneScott
Title:Assistant County Attorney, CAO Land Use/Transportation
Date: 6/28/2016 4:21:57 PM
Name: AshtonHeidi
Title:Managing Assistant County Attorney,CAO Land Use/Transportation
Date: 6/30/2016 12:19:20 PM
Name: IsacksonMark
Title:Division Director-Corp Fin&Mgmt Svc, Office of Management&Budget
Date: 6/30/2016 4:55:10 PM
Name: CasalanguidaNick
Title:Deputy County Manager, County Managers Office
Date: 7/3/2016 3:31:32 PM
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Independent Amendment Cycle—Architectural and Site Design Standards
Summary Sheet with Advisory Board and Board Recommendations
DSAC-LDR DSAC CCPC
Subcommittee Recommendation
Proposed Amendment Recommendations
LDC Section(s) Recommendations
Overview December 17,2015;February 4,2016;March 17,2016;April
December 2,2015
November 3,2015 21,2016;May 5,2016;June Z,2016
Origin:BCC The proposed Approved No changes,approved This amendment was reviewed on December 17,2015,
Author: amendment makes unanimously on unanimously on February 4,2016,March 17,2016,April 21,2016,and
Architectural and comprehensive November 3,2015, December 2,2015. approved with the following changes on June 2,2016:
Site Design changes to the with changes to
Standards Ad Hoc applicability,building window standards for The Planning Commission recommended retaining the
Committee design standards, self-storage buildings, existing language in the following three sections:
I. Section: 5.05.08 standards for specific drive-through 1. Proposed LDC section 5.05.08 B.1—Applicability based
Architectural and uses,and site design standards,and other on project location.
n Site Design standards in LDC clarifications. 2. Existing LDC section 5.05.08 C.3—Facade/wall height
rn Standards section 5.05.08 transition elements.
3. Proposed LDC section 5.05.08 D.4—Variation in massing.
ti.
See amendment request for more information.
Origin:GMD Staff The proposed No changes,approved Approved This amendment was reviewed on May 5,2016,and approved
Author:GMD Staff amendment includes unanimously on unanimously on unanimously,with no changes,on June 2,2016.
and Architectural changes to multiplel November 3,2015 December 2,2015.
and Site Design LDC sections.The
2 Standards Ad Hoc amendment contains
Subcommittee new or updated cross
Section:Multiple references to LDC
sections(Cross- section 5.05.08.
references to LDC
section 5.05.08)
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NAPLES DAILY NEWS ((Wednesday,June 15,2016((17A
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Attached :
Are the hyperlink
documents from the
Executive Summary
DRAFT 6/27/16
Page 1 of 53
Words struck through are deleted, words underlined are added
ORDINANCE NO. 16 -_____
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS OF
COLLIER COUNTY, FLORIDA, AMENDING ORDINANCE NUMBER 04-
41, AS AMENDED, THE COLLIER COUNTY LAND DEVELOPMENT
CODE, WHICH INCLUDES THE COMPREHENSIVE LAND
REGULATIONS FOR THE UNINCORPORATED AREA OF COLLIER
COUNTY, FLORIDA, BY PROVIDING FOR: SECTION ONE, RECITALS;
SECTION TWO, FINDINGS OF FACT; SECTION THREE, ADOPTION
OF AMENDMENTS TO THE LAND DEVELOPMENT CODE TO MAKE
COMPREHENSIVE CHANGES TO ARCHITECTURAL AND SITE
DESIGN STANDARDS, MORE SPECIFICALLY AMENDING THE
FOLLOWING: CHAPTER TWO – ZONING DISTRICTS AND USES,
INCLUDING SECTION 2.03.06 PLANNED UNIT DEVELOPMENT
DISTRICTS; CHAPTER FOUR – SITE DESIGN AND DEVELOPMENT
STANDARDS, INCLUDING SECTION 4.02.12 DESIGN STANDARDS
FOR OUTDOOR STORAGE, SECTION 4.02.16 DESIGN STANDARDS
FOR DEVELOPMENT IN THE BAYSHORE GATEWAY TRIANGLE
REDEVELOPMENT AREA, SECTION 4.02.37 DESIGN STANDARDS
FOR DEVELOPMENT IN THE GOLDEN GATE DOWNTOWN CENTER
COMMERCIAL OVERLAY DISTRICT (GGDCCO), SECTION 4.02.38
SPECIFIC DESIGN CRITERIA FOR MIXED USE DEVELOPMENT
WITHIN C-1 THROUGH C-3 ZONING DISTRICTS, SECTION 4.05.02
DESIGN STANDARDS, SECTION 4.05.04 PARKING SPACE
REQUIREMENTS, SECTION 4.05.09 STACKING LANE
REQUIREMENTS, SECTION 4.06.02 BUFFER REQUIREMENTS,
SECTION 4.06.03 LANDSCAPING REQUIREMENTS FOR VEHICULAR
USE AREAS AND RIGHTS-OF-WAY, SECTION 4.06.05 GENERAL
LANDSCAPING REQUIREMENTS; CHAPTER FIVE – SUPPLEMENTAL
STANDARDS, INCLUDING SECTION 5.05.08 ARCHITECTURAL AND
SITE DESIGN STANDARDS; CHAPTER SIX – INFRASTRUCTURE
IMPROVEMENTS AND ADEQUATE PUBLIC FACILITIES
REQUIREMENTS, INCLUDING SECTION 6.06.02 SIDEWALKS, BIKE
LANE AND PATHWAY REQUIREMENTS, SECTION 6.06.03
STREETLIGHTS; CHAPTER TEN – APPLICATION, REVIEW, AND
DECISION-MAKING PROCEDURES, INCLUDING SECTION 10.02.15
REQUIREMENTS FOR MIXED USE PROJECTS WITHIN THE
BAYSHORE GATEWAY TRIANGLE REDEVELOPMENT AREA;
SECTION FOUR, CONFLICT AND SEVERABILITY; SECTION FIVE,
INCLUSION IN THE COLLIER COUNTY LAND DEVELOPMENT CODE;
AND SECTION SIX, EFFECTIVE DATE.
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Recitals
WHEREAS, on October 30, 1991, the Collier County Board of County Commissioners
adopted Ordinance No. 91-102, the Collier County Land Development Code (hereinafter LDC),
which was subsequently amended; and
WHEREAS, the Collier County Board of County Commissioners (Board) on June 22,
2004, adopted Ordinance No. 04-41, which repealed and superseded Ordinance No. 91-102, as
amended, the Collier County Land Development Code, which had an effective date of October
18, 2004; and
WHEREAS, the LDC may not be amended more than two times in each calendar year
unless additional amendment cycles are approved by the Collier County Board of
Commissioners pursuant to Section 10.02.09 A. of the LDC; and
WHEREAS, this amendment to the LDC is part of the second amendment cycle for the
calendar year 2015; and
WHEREAS, on March 18, 1997, the Board adopted Resolution 97-177 establishing local
requirements and procedures for amending the LDC; and
WHEREAS, all requirements of Resolution 97-177 have been met; and
WHEREAS, the Board of County Commissioners, in a manner prescribed by law, did
hold an advertised public hearing on June 28, 2016, and did take action concerning these
amendments to the LDC; and
WHEREAS, the subject amendments to the LDC are hereby determined by this Board to
be consistent with and to implement the Collier County Growth Management Plan as required
by Subsections 163.3194 (1) and 163.3202 (1), Florida Statutes; and
WHEREAS, this ordinance is adopted in compliance with and pursuant to the
Community Planning Act (F.S. § 163.3161 et seq.), and F.S. § 125.01(1)(t) and (1)(w); and
WHEREAS, this ordinance is adopted pursuant to the constitutional and home rule
powers of Fla. Const. Art. VIII, § 1(g); and
WHEREAS, all applicable substantive and procedural requirements of the law have
otherwise been met.
NOW, THEREFORE BE IT ORDAINED by the Board of County Commissioners of
Collier County, Florida, that:
SECTION ONE: RECITALS
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The foregoing Recitals are true and correct and incorporated by reference herein as if
fully set forth.
SECTION TWO: FINDINGS OF FACT
The Board of Commissioners of Collier County, Florida, hereby makes the following
findings of fact:
1. Collier County, pursuant to § 163.3161, et seq., F.S., the Florida Community
Planning Act (herein after the “Act”), is required to prepare and adopt a comprehensive plan.
2. After adoption of the Comprehensive Plan, the Act and in particular §
163.3202(1). F.S., mandates that Collier County adopt land development regulations that are
consistent with and implement the adopted comprehensive plan.
3. Section 163.3201, F.S., provides that it is the intent of the Act that the adoption
and enforcement by Collier County of land development regulations for the total unincorporated
area shall be based on, be related to, and be a means of implementation for, the adopted
comprehensive plan.
4. Section 163.3194(1)(b), F.S., requires that all land development regulations
enacted or amended by Collier County be consistent with the adopted comprehensive plan, or
element or portion thereof, and any land regulations existing at the time of adoption which are
not consistent with the adopted comprehensive plan, or element or portion thereof, shall be
amended so as to be consistent.
5. Section 163.3202(3), F.S., states that the Act shall be construed to encourage
the use of innovative land development regulations.
6. On January 10, 1989, Collier County adopted the Collier County Growth
Management Plan (hereinafter the “Growth Management Plan” or “GMP”) as its comprehensive
plan pursuant to the requirements of § 163.3161 et seq., F.S.
7. Section 163.3194(1)(a), F.S., mandates that after a comprehensive plan, or
element or portion thereof, has been adopted in conformity with the Act, all development
undertaken by, and all actions taken in regard to development orders by, governmental
agencies in regard to land covered by such comprehensive plan, or element or portion thereof
shall be consistent with such comprehensive plan or element or portion thereof.
8. Pursuant to § 163.3194(3)(a), F.S., a development order or land development
regulation shall be consistent with the comprehensive plan if the land uses, densities or
intensities , capacity or size, timing, and other aspects of development are compatible with, and
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further the objectives, policies, land uses, densities, or intensities in the comprehensive plan
and if it meets all other criteria enumerated by the local government.
9. Section 163.3194(3)(b), F.S., states that a development approved or undertaken
by a local government shall be consistent with the comprehensive plan if the land uses,
densities or intensities, capacity or size, timing, and other aspects of development are
compatible with, and further the objectives, policies, land uses, densities, or intensities in the
comprehensive plan and if it meets all other criteria enumerated by the local government.
10. On October 30, 1991, Collier County adopted the Collier County Land
Development Code, which became effective on November 13, 1991. The Land Development
Code adopted in Ordinance 91-102 was recodified and superseded by Ordinance 04-41.
11. Collier County finds that the Land Development Code is intended and necessary
to preserve and enhance the present advantages that exist in Collier County; to encourage the
most appropriate use of land, water and resources consistent with the public interest; to
overcome present handicaps; and to deal effectively with future problems that may result from
the use and development of land within the total unincorporated area of Collier County and it is
intended that this Land Development Code preserve, promote, protect and improve the public
health, safety, comfort, good order, appearance, convenience and general welfare of Collier
County; to prevent the overcrowding of land and avoid the undue concentration of population; to
facilitate the adequate and efficient provision of transportation, water, sewerage, schools,
parks, recreational facilities, housing and other requirements and services; to conserve,
develop, utilize and protect natural resources within the jurisdiction of Collier County; to protect
human, environmental, social and economic resources; and to maintain through orderly growth
and development, the character and stability of present and future land uses and development
in Collier County.
12. It is the intent of the Board of County Commissioners of Collier County to
implement the Land Development Code in accordance with the provisions of the Collier County
Comprehensive Plan, Chapter 125, Fla. Stat., and Chapter 163, Fla. Stat., and through these
amendments to the Code.
SECTION THREE: ADOPTION OF AMENDMENTS TO THE LAND DEVELOPMENT
CODE
* * * * * * * * * * * * *
SUBSECTION 3.___. AMENDMENTS TO SECTION 2.03.06 PLANNED UNIT
DEVELOPMENT DISTRICTS
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Section 2.03.06 Planned Unit Development Districts, of Ordinance 04-41, as amended, the
Collier County Land Development Code, is hereby amended to read as follows:
2.03.06 Planned Unit Development Districts
* * * * * * * * * * * * *
G. Residential Mixed Use Neighborhood Center PUD Design Criteria.
* * * * * * * * * * * * *
3. Pedestrian Pathways. For projects subject to architectural design standards,
see LDC section 5.05.08 F. for related provisions.
* * * * * * * * * * * * *
6. Building Foundation Plantings.
a. Building foundation plantings shall be required per LDC section 4.06.05
B.4 C, of the Code except as follows: The building regardless of its size,
shall provide the equivalent of 10 percent of its ground level floor area, in
building foundation planting area. A continuous building foundation
planting width is not required per LDC section 4.06.05 C.B.5.a. of the
Code. However, the foundation plantings shall be located within 21 feet of
the building edge in the form of landscaped courtyards and seating area
landscaping. For projects subject to architectural design standards, see
LDC sections 5.05.08 E.-F. for related provisions.
7. Building Architectural Standards.
* * * * * * * * * * * * *
b. The following architectural options are in addition to the list of required
design treatments features identified in LDC subsection 5.05.08 CD.2. of
the Code.
* * * * * * * * * * * * *
9. Parking Requirements. Mixed-use projects have the opportunity to provide a
variety of parking options to residents and patrons and remove parking areas as
the focal point of the development. Mixed-use projects reduce vehicular trips,
and thereby reducing the number of parking spaces, by utilizing pedestrian-
oriented design and reducing the distance between residential and commercial
uses.
* * * * * * * * * * * * *
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e. Parking Structures. For projects subject to architectural standards, see
LDC section 5.05.08 E. for related provisions.
* * * * * * * * * * * * *
10. Service Areas. For projects subject to architectural standards, see LDC section
5.05.08 F. for related provisions.
* * * * * * * * * * * * *
SUBSECTION 3.___. AMENDMENTS TO SECTION 4.02.12 DESIGN STANDARDS
FOR OUTDOOR STORAGE
Section 4.02.12 Design Standards for Outdoor Storage, of Ordinance 04-41, as amended, the
Collier County Land Development Code, is hereby amended to read as follows:
4.02.12 Design Standards for Outdoor Storage
A. All permitted or conditional uses allowing for outdoor storage, including but not limited
to storage of manufactured products, raw or finished materials, or vehicles other than
vehicle intended for sale or resale, shall be required to screen such storage areas with a
fence, or equivalent landscaping or combination thereof, not less than seven (7) feet in
height above ground level. Said fence or wall shall be opaque in design and made of
masonry, wood, or other materials approved by the County Manager or designee. For
projects subject to architectural design standards, see LDC section 5.05.08 F. for related
provisions.
* * * * * * * * * * * * *
SUBSECTION 3.___. AMENDMENTS TO SECTION 4.02.16 DESIGN STANDARDS
FOR DEVELOPMENT IN THE BAYSHORE GATEWAY
TRIANGLE REDEVELOPMENT AREA
Section 4.02.16 Design Standards for Development in the Bayshore Gateway Triangle
Redevelopment Area, of Ordinance 04-41, as amended, the Collier County Land Development
Code, is hereby amended to read as follows:
4.02.16 Design Standards for Development in the Bayshore Gateway Triangle Redevelopment
Area
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* * * * * * * * * * * * *
D. Building Types and Architectural Standards
* * * * * * * * * * * * *
3. General Architectural Standards.
* * * * * * * * * * * * *
f. Deviations from exterior building color. Applicants within the Bayshore
Gateway Triangle Community Redevelopment District boundaries may
request a deviation from the exterior building color requirements of LDC
section 5.05.08 CD. A deviation request shall be subject to the
procedures established in LDC section 5.05.08 FG and shall be subject to
the following criteria:
* * * * * * * * * * * * *
8. Building Type: COMMERCIAL
* * * * * * * * * * * * *
h. Awning:
i. For awnings spanning less than 25 percent of a façade, an
applicant may request a deviation from the color restriction
identified in section 5.05.08 C D.11.c.iv. These deviation requests
shall be subject to the procedures established in section 5.05.08
FG. following the review and approval by the CRA Advisory Board
to ensure consistency with CRA goals and objectives and
community character.
* * * * * * * * * * * * *
SUBSECTION 3.___. AMENDMENTS TO SECTION 4.02.37 DESIGN STANDARDS
FOR DEVELOPMENT IN THE GOLDEN GATE DOWNTOWN
CENTER COMMERCIAL OVERLAY DISTRICT (GGDCCO)
Section 4.02.37 Design Standards for Development in the Golden Gate Downtown Center
Commercial Overlay District (GGDCCO), of Ordinance 04-41, as amended, the Collier County
Land Development Code, is hereby amended to read as follows:
4.02.37 Design Standards for Development in the Golden Gate Downtown Center Commercial
Overlay District (GGDCCO)
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A. Development criteria. The following standards shall apply to all uses in this overlay
district. Where specific development criteria and standards also exist in the Golden
Gate Area Master Plan, or the Future Land Use Element of the Growth Management
Plan, these standards shall supersede any less stringent requirement or place additional
requirements on development.
* * * * * * * * * * * * *
15. Project standards. In addition to the site design elements described in section
5.05.08 C.5.d F.1. of the Code, all projects shall provide:
a. Two accept or specimen trees, above the minimum landscape code
requirements, for every 100 linear feet along both the front and rear
façades, at a minimum height of 18 feet at planting, except that projects
with frontage along Golden Gate Parkway shall only be required to
provide the planting along the rear façade.
b. Decorative landscape planters or planting areas, a minimum of 5 feet
wide, and areas for shaded seating consisting of a minimum of 100
square feet.
* * * * * * * * * * * * *
SUBSECTION 3.___. AMENDMENTS TO SECTION 4.02.38 SPECIFIC DESIGN
CRITERIA FOR MIXED USE DEVELOPMENT WITHIN C-1
THROUGH C-3 ZONING DISTRICTS
Section 4.02.38 Specific Design Criteria for Mixed Use Development within C-1 through C-3
Zoning Districts, of Ordinance 04-41, as amended, the Collier County Land Development Code,
is hereby amended to read as follows:
4.02.38 Specific Design Criteria for Mixed Use Development within C-1 through C-3 Zoning
Districts
* * * * * * * * * * * * *
C. Commercial Mixed Use Design Criteria. Projects utilizing the Commercial Mixed Use
option within a C-1, C-2, or C-3 Zoning District shall comply with the following standards
and criteria.
4. The project shall provide street, pedestrian pathway and bike lane
interconnections with adjacent properties, where possible and practicable. For
projects subject to architectural design standards, see LDC section 5.05.08 F. for
related provisions.
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* * * * * * * * * * * * *
I. Building Architectural Standards.
1. The Mixed Use Projects shall include architectural features that provide visually
interesting building design at a scale appropriate for pedestrian and automobile.
* * * * * * * * * * * * *
d. The following architectural options are in addition to the list of required
design treatments features identified in subsection 5.05.08 C D.2. of the
Code:
* * * * * * * * * * * * *
SUBSECTION 3.___. AMENDMENTS TO SECTION 4.05.02 DESIGN STANDARDS
Section 4.05.02 Design Standards, of Ordinance 04-41, as amended, the Collier County Land
Development Code, is hereby amended to read as follows:
4.05.02 Design Standards
* * * * * * * * * * * * *
D. Parking lots shall be so lighted, if lighted, as to shield streets and all adjacent properties
from direct glare, excessive light, and hazardous interference with automotive and
pedestrian traffic. For projects subject to architectural design standards, see LDC
section 5.05.08 F. for related provisions.
* * * * * * * * * * * * *
SUBSECTION 3.___. AMENDMENTS TO SECTION 4.05.04 PARKING SPACE
REQUIREMENTS
Section 4.05.04 Parking Space Requirements, of Ordinance 04-41, as amended, the Collier
County Land Development Code, is hereby amended to read as follows:
4.05.04 Parking Space Requirements
A. Requirements for off-street parking for uses not specifically mentioned in this section
shall be the same as for the use most similar to the one sought, or as otherwise
determined by the County Manager or designee pursuant to 4.05.04 of this LDC it being
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the intent of this LDC to require all uses to provide off-street parking, unless specific
provision is made to the contrary. For projects subject to architectural design standards,
see LDC section 5.05.08 F. for related provisions.
* * * * * * * * * * * * *
SUBSECTION 3.___. AMENDMENTS TO SECTION 4.05.09 STACKING LANE
REQUIREMENTS
Section 4.05.09 Stacking Lane Requirements, of Ordinance 04-41, as amended, the Collier
County Land Development Code, is hereby amended to read as follows:
4.05.09 Stacking Lane Requirements
Where stacking is required, the amount listed does not include the first vehicle being
serviced. A minimum of five (5) spaces shall be provided preceding the first menu board or
order station, for restaurants with drive-in windows. For all other stacking uses, stacking starts
ten (10) feet behind the middle of the pickup window) and is computed at twenty (20) feet per
vehicle (turns are computed at twenty-two (22) feet per vehicle, measured at the outside of the
driveway). Stacking for one (1) lane may be reduced if the reduction is added to the other
lane(s). For projects subject to architectural design standards, see LDC section 5.05.08 F. for
related provisions.
* * * * * * * * * * * * *
SUBSECTION 3.___. AMENDMENTS TO SECTION 4.06.02 BUFFER
REQUIREMENTS
Section 4.06.02 Buffer Requirements, of Ordinance 04-41, as amended, the Collier County
Land Development Code, is hereby amended to read as follows:
4.06.02 Buffer Requirements
A. Applicability of buffer requirements. The buffering and screening shown in table 2.4
below shall be required under this section and shall apply to all new development.
Existing landscaping which does not comply with the provisions of this section shall be
brought into conformity to the maximum extent possible when: the vehicular use area is
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altered or expanded (except for restriping of lots/drives), the building square footage is
changed, or there has been a discontinuance of use for a period of 1 year or more and a
request for an occupational license to resume business is made. For projects subject to
architectural design standards, see LDC section 5.05.08 for related provisions.
Subdivisions or Developments shall be buffered for the protection of property owners
from land uses as required pursuant to this section 4.06.00. Buffers shall not inhibit
pedestrian circulation between adjacent commercial land uses. Buffers shall be
installed during construction as follows and in accordance with this section 4.06.00:
* * * * * * * * * * * * *
SUBSECTION 3.___. AMENDMENTS TO SECTION 4.06.03 LANDSCAPING
REQUIREMENTS FOR VEHICULAR USE AREAS AND
RIGHTS-OF-WAY
Section 4.06.03 Landscaping Requirements for Vehicular Use Areas and Rights-of-Way, of
Ordinance 04-41, as amended, the Collier County Land Development Code, is hereby amended
to read as follows:
4.06.03 Landscaping Requirements for Vehicular Use Areas and Rights-of-Way
* * * * * * * * * * * * *
B. Standards for landscaping in Vehicular Use Areas. For projects subject to architectural
design standards, see LDC section 5.05.08 F. for related provisions.
* * * * * * * * * * * * *
9. Landscaping required for section 5.05.08 Required landscaping for buildings
over 20,000 square feet shall be pursuant to LDC section 5.05.08. The following
requirements will be counted toward the required greenspace and open space
requirements of this Chapter of this Code.
* * * * * * * * * * * * *
SUBSECTION 3.___. AMENDMENTS TO SECTION 4.06.05 GENERAL
LANDSCAPING REQUIREMENTS
Section 4.06.05 General Landscaping Requirements, of Ordinance 04-41, as amended, the
Collier County Land Development Code, is hereby amended to read as follows:
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4.06.05 General Landscaping Requirements
* * * * * * * * * * * * *
B. Landscaping requirements for industrial and commercial development. For projects
subject to architectural design standards, see LDC section 5.05.08 F. for related
provisions.
* * * * * * * * * * * * *
C. Building foundation plantings. All commercial buildings, residential buildings with 3 or
more units, and retail and office uses in industrial buildings shall provide building
foundation plantings in the amount set forth in table 4.06.05.C. and illustration 4.06.05.C.
These planting areas shall be located adjacent to building entrance(s), primary
façades, and/or along façades facing a street. For projects subject to architectural
design standards, see LDC sections 5.05.08 E.-F. for related provisions.
* * * * * * * * * * * * *
SUBSECTION 3.___. AMENDMENTS TO SECTION 5.05.08 ARCHITECTURAL AND
SIGHT DESIGN STANDARDS
Section 5.05.08, Architectural and Site Design Standards, of Ordinance 04-41, as amended, the
Collier County Land Development Code, is hereby amended to read as follows:
5.05.08 Architectural and Site Design Standards
A. Purpose and Intent.
1. The purpose of these standards is to supplement existing development criteria in
order to complement, enhance and enrich the urban fabric of Collier County with
an abundant variety of architecture. The development of a positive, progressive
and attractive community image and sense of place is vital to the economic
health and vitality of Collier County.
2. Among the recurring details that are present in the architecture of Collier County
include, but are not limited to, the following:
a. Elements of Mediterranean design employing sloped barrel tile roofs,
arcades and stucco;
b. Old Florida design with wide verandas, metal roofs and lap siding;
c. Modern International; and
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d. Various traditional historic references to Colonial, Bermuda and Island
forms.
3. Building design contributes to the uniqueness of the project area and the Collier
County community with predominant materials, design features, color range and
spatial relationships tailored specifically to the site and its context.
4. While architectural embellishments are not discouraged, emphasis on scale,
massing, form-function relationships, and relationship of the building or buildings
to the site and surrounding context is strongly encouraged. Recognition of the
environment and climate present in Collier County must be evident in the
architecture. Gratuitous decoration applied to the building is strongly
discouraged.
5. These standards and guidelines are intended to result in a comprehensive plan
for building design and site development consistent with the goals, policies and
objectives of the Collier County Growth Management Plan ("GMP") and the
purpose and intent of the Land Development Code ("LDC"). These regulations
are intended to promote the use of crime prevention through site design
principals, including visibility-site lines for law enforcement as well as the general
public. Additionally, the use of glazing materials and designs which reduces bird
collisions is encouraged.
6. To maintain and enhance the attractiveness of the streetscape and the existing
architectural design of the community, all buildings must have architectural
features and patterns that provide visual interest from the perspective of the
pedestrian, reduce building mass, recognize local character, and respond to site
conditions. Façades must be designed to reduce the mass/scale and uniform
monolithic appearance of large unadorned walls. Façades must provide, through
the use of detail and scale, visual interest that is consistent with the community's
identity and character. Articulation is accomplished by varying the building’s
mass, in height and width, so that it appears to be divided into distinct elements
and details.
B. Applicability. The provisions of section 5.05.08 apply:
1. To all new buildings and projects submitted on or after November 10, 2004 in the
zoning districts set out below. At the applicant's request, projects submitted
between November 10, 2004 and January 2, 2005 may be reviewed for
compliance with the requirements of section 5.05.08 as they were set forth in the
LDC before November 10, 2004.
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a. Commercial zoning districts.
b. Non-residential PUD districts, and non-residential components of any
PUD district.
c. Business park districts.
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. Non-residential PUD zoning districts and non-residential components of
any PUD district.
c. Business park zoning districts.
2. To non-residential buildings and projects submitted on or after November 10,
2004 in any zoning district, but only when the following conditions exist:
a. The project site is located on an arterial or collector road, as described by
the Traffic Circulation Element of the GMP, or
b. A proposed building’s footprint would be located within 300 feet of the
boundary of a residentially zoned district.
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.
b. The project site is located on an arterial road and is located in an
industrial zoning district.
c. Where a proposed building's footprint would be located within 300 feet of
the boundary of a residentially zoned district.
i. However, where a proposed building’s footprint would be located
within 150 to 300 feet, the building shall be required to comply
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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
residential district.
3. To all renovations and redevelopment, including applicable additions of a building
or site, as follows, except that "renovation" is not intended to apply to routine
repairs and maintenance of an existing building:
a. Any addition or renovation of an existing building or project including
vehicular use area (i.e. - approved for use and occupancy as of
November 10, 2004) that will result in a change to the exterior of the
building or site such that in the case of:
i. A building façade renovation where such addition, renovation, or
redevelopment exceeds 50 percent of the wall area of an existing
façade, that entire façade must comply with the standards of
Section 5.05.08
ii. An addition or renovation to, or redevelopment of, an existing
building or project, where the cost of such addition, renovation, or
redevelopment exceeds 50 percent of the assessed value of the
existing structure(s), or would exceed 25 percent of the square
footage of the gross area of the existing structures, the existing
building(s) and the site improvements must conform with the
standards of Section 5.05.08
iii. Upon repainting an existing building, the colors to be applied must
comply with Section 5.05.08 C.13. Materials and colors.
3. Alterations to an existing building, including applicable additions of a building or
site, which is subject to LDC section 5.05.08 B.1 or B.2 above shall comply with
this section as described in the following sections. For the purposes of this
section, an alteration shall be any change to the elements subject to LDC section
5.05.08. Interior renovations to an existing building that do not affect the
external appearance of the building are excluded.
a. Any addition or renovation of an existing building or project, including
vehicular use areas, that will result in a change to the exterior of the
building or site such that in the case of:
i. Where façade improvements result in a change to more than 75
percent of the façade area, the entire façade shall comply with
the standards of LDC section 5.05.08.
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ii. Where an addition or renovation to, or redevelopment of, an
existing building or project, exceeds 50 percent of the square
footage of the gross area of the existing structures, the existing
building(s) and the site improvements must comply with the
standards of LDC section 5.05.08.
b. Nonconforming buildings approved for use and occupancy prior to
November 10, 2004 shall not be enlarged or altered in a way which
increases the nonconformity. All alterations or façade improvements to
nonconforming buildings shall be consistent with LDC section 5.05.08
and shall be reviewed for compliance by the County Manager or
designee; however, unaltered portions of the nonconforming building
will not be required to comply.
c. Upon repainting the exterior of an existing building or fence, the exterior
building colors shall comply with the standards identified in LDC section
5.05.08 D.13.b.
4. Abandonment or discontinuance of use.
a. Buildings or projects that are abandoned (i.e. - their existing use ceases)
are subject to this Section notwithstanding Section 9.03.02 F.:
i. Where the use of a structure, building or project ceases for any
reason, except where government action impedes access to the
premises, for a period in excess of one year, the provisions of
Section 5.05.08 apply before re-occupancy. Compliance with this
Section may require structural alterations.
ii. The site design standards of this Section apply where the use of a
structure ceases for any reason, except where governmental
action impedes access to the premises for a period of more than
180 consecutive days.
4. Exceptions.
a. A historic site, structure, building, district, or property that is designated
historic by the Board of County Commissioners pursuant to LDC section
2.03.07 E or is designated historic by the State of Florida or the Federal
Government.
b. The Rural Agricultural (A) zoning district in the non-coastal urban
designated area as established in the Future Land Use Map.
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c. Façades facing an interior courtyard provided the façades are not visible
from any public property (e.g. street, right-of-way, sidewalk, alley),
interior drive, parking lot, or adjacent private property.
d. The following shall be exempt from the standards of LDC section 5.05.08,
but shall comply with the exterior building color standards identified in
LDC section 5.05.08 D.13.b.
i. Routine repairs and maintenance of an existing building.
ii. Public utility ancillary systems provided that a building shall
not have any wall planes exceeding 35 feet in length, excluding
storage tanks, or have an actual building height greater than
eighteen (18) feet, excluding storage tanks and communications
equipment. See LDC section 4.06.05 B.4 for screening
requirements of fences and walls surrounding public utility
ancillary systems.
5. Public utility ancillary systems in Collier County are not required to meet the
provisions of this Section provided that a building containing any of these uses
shall not have any wall planes exceeding 35 feet in length, excluding storage
tanks, or have an actual building height greater than eighteen (18) feet,
excluding storage tanks and communications equipment. Fences and walls
surrounding public utility ancillary systems must be screened with plant
materials as described in Section 4.06.05.B.6. and are exempt from Sections
5.05.08.C.3 and 5.05.08. D.1.
C. Submittal requirements. An applicant shall submit architectural drawings according to
LDC section 10.02.03 and the Administrative Code Chapter 4.A. to comply with LDC
section 5.05.08. Architectural drawings must be signed and sealed by a licensed
Architect who is responsible for preparing the drawings, and who is registered in the
state of Florida as set forth in F.S. Chapter 481.
CD. Building design standards.
1. Building Ffaçades. The following standards apply to all buildings that are
subject to LDC section 5.05.08, except as noted. All façades of a building must
be designed with consistent architectural style, detail and trim features.
a. All façades of a building must be designed with consistent architectural
style, detail and trim features.
a. In case of buildings located on outparcels, and freestanding buildings
within a unified plan of development, all exterior façades shall adhere to
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the requirements of this Section with respect to architectural design
treatments for primary façades. (See Section 5.05.08 C.9. Outparcels and
freestanding buildings within PUD and common ownership developments
for additional design standards).
b. For additional design standards, see LDC section 5.05.08 D.9., Additional
standards for outparcels and freestanding buildings within a PUD or
unified plan of development.
b c. Buildings or projects located at the intersection of two or more arterial or
collector roads shall include design features, such as corner towers,
corner entrances, or other such features, to emphasize their location as
gateways and transition points within the community.
2. Primary façade standards.
a. Building entrance. Buildings located along a public or private street
must be designed with the main entrance clearly defined, and with
convenient access from both parking and the street.
b. Ground floor. Primary façades on the ground floor must have features
along a minimum of 50 percent of their horizontal length. These features
include, but are not limited to: arcades; display windows; entry areas; or
other similar design elements.
c b. Design features. The design of primary façades must include, at a
minimum, two of the following design features: . However, a minimum of
one of the following design features is required for buildings less than
5,000 square feet. For mixed use development projects within C-1
through C-3 zoning districts, see LDC section 4.02.38 I.1.d for additional
options.
i. Glazing covering a minimum of 30 25 percent of the primary
façade area, consisting of window and/or glazed door openings.
a) Alternative. Trellis or latticework on the primary façade
used as a support for climbing plants may count for up to
50 percent of the window area on primary facades. The
planting area shall be an irrigated bed 3 feet in depth and a
minimum width equal to the width of the trellis with 3 gallon
vines at 3 feet on center at time of installation. Climbing
plants shall achieve 80 percent opacity on the trellis within
one year.
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ii. Projected or recessed covered entrance public entry providing a
minimum horizontal dimension of eight feet and a minimum area
of 100 square feet. In addition, a minimum of 20 15 percent of the
primary façade area must be devoted to windows and/or glazed
door openings.
iii. Covered entrance with a minimum horizontal dimension of 16 feet
and a minimum area of 200 square feet. In addition, a minimum of
15 percent of the primary façade area must be devoted to
window and/or glazed door openings.
iii iv. Covered walkway, or arcade (excluding canvas type) constructed
with columns at least 12 inches wide, attached to the building, or
located no more than 12 feet from the building. The structure
must be permanent and its design must relate to the principal
structure. The minimum width must be eight feet, with a total
length measuring 6040 percent of the length of the associated
façade. In addition, a minimum of 15 percent of the primary
façade area must be devoted to window and/or glazed door
openings.
v. Awnings located over doors, windows, or other ornamental
design features projecting a minimum of 2 feet from the façade
wall and a width totaling a minimum of 40 percent of the façade
length. In addition, a minimum of 15 percent of the primary
façade area must be devoted to window and/or glazed door
openings.
iv vi. Porte-cochere with a minimum horizontal dimension of 18 feet. In
addition, a minimum of 20 15 percent of the primary façade area
must be devoted to windows and/or glazed door openings.
vii. A tower element such as but not limited to a clock or bell tower
element. In addition, a minimum of 20 15 percent of the primary
façade area must be devoted to windows and/or glazed door
openings.
viii. Trellis or latticework covering a minimum of 15 percent of the
primary façade and used as a support for climbing plants. The
planting area shall be an irrigated bed 3 feet in depth and a
minimum width of the trellis with 3 gallon vines at 3 feet on center
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at time of installation and climbing plants shall achieve 80 percent
opacity on the trellis within one year. This provision shall not be
utilized with the alternative design feature identified in LDC section
5.05.08 D.2.b.i.a).
ix. Entry plaza to the building with a minimum 200 square feet in
area that includes seating. In addition, a minimum of 15 percent of
the primary façade area must be devoted to window and/or
glazed door openings.
x. Elevated entry a minimum of 16 inches in elevation above the
primary finished floor of the building bordering or connected to
the building façade and a minimum of 400 square feet in area.
The area calculation may include interior and exterior spaces of
raised surface with not more than 50 percent of interior area. In
addition, a minimum of 15 percent of the primary façade area
must be devoted to window and/or glazed door openings.
xi. Entry courtyard contiguous with the building entry and connected
to the primary façade consisting of a defined space with a
minimum area of 650 square feet. The courtyard may be any
combination of hard or softscape with walkways and defined hard
edge, decorative fencing, or a minimum 4 foot wall(s). In addition,
a minimum of 15 percent of the primary façade area must be
devoted to window and/or glazed door openings.
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.
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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.
4. Variation in massing. A single, large, dominant building mass must be avoided.
Changes in mass must be related to entrances, the integral structure and the
organization of interior spaces and activities, and not merely for cosmetic effect.
False fronts or parapets create insubstantial appearance and are discouraged.
All façades, excluding courtyard area, shall be designed to employ the design
treatments listed below.
a. Projections and recesses.
i. For buildings 40,000 square feet or larger in gross building area
floor area, a maximum length, or uninterrupted curve of any
façade, at any point, must be 150 linear feet. Projections and
recesses must have a minimum depth of ten feet within the 150
linear feet limitation.
ii. For buildings between 20,000 and 39,999 square feet in gross
building area floor area, a maximum length, or uninterrupted
curve of any façade, at any point, must be 125 linear feet.
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Projections and recesses must have a minimum depth of eight six
feet within the 125 linear feet limitation.
iii. For buildings between 10,000 and 19,999 square feet in gross
building area floor area, a maximum length, or uninterrupted
curve of any façade, at any point, must be 100 linear feet.
Projections and recesses must have a minimum depth of six four
feet within the 100 linear feet limitation.
iv. For buildings between 5,000 and 9,999 square feet in gross
building area floor area, a maximum length, or uninterrupted
curve of any façade, at any point, must be 75 linear feet.
Projections and recesses must have a minimum depth of four two
feet within the 75 linear feet limitation.
v. For buildings less than 5,000 square feet in gross building area
floor 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 1.5 feet, and a
minimum total width of 20 percent of the façade length.
Illustration 5.05.08 C.4.a.-1D.4.a – Measurement of projections and recesses
b. Wall plane changes.
i. Buildings subject to the projections or recesses depths required
by LDC section 5.05.08.C.D.4.a must not have a single wall plane
exceeding 60 percent of each façade.
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ii. If a building has a projection or recess of 40 feet or more, each is
considered a separate façade, and must meet the above
requirements for wall plane changes in LDC section 5.05.08
D.4.b.i.
Illustration 5.05.08 C.4.b.-1D.4.b – Wall plane percentages
5. Project Standards.
a. An applicant must submit architectural drawings and a site development
plan or site improvement plan according to LDC section 10.02.03 and the
Administrative Code to comply with LDC section 5.05.08. Architectural
drawings must be signed and sealed by a licensed Architect who is
responsible for preparing the drawings, and who is registered in the state
of Florida as set forth in F.S. Chapter 481.
b. Building design treatments. The following design treatments must be an
integral part of the building’s design and integrated into the overall
architectural style. These treatments must not consist solely of applied
graphics or paint. Each building façade must have at least four of the
following building design treatments. However, a minimum of two of the
following design treatments are required for buildings less than 5,000
square feet:
i a. Canopies, porticos, or porte-cocheres, integrated with the building’s
massing and style,
ii b. Overhangs, minimum of three feet,
iii c. Colonnades or arcades, a minimum of eight feet clear in width,
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iv d. Sculptured artwork,
v e. Cornice minimum two feet high with 12 inch projection,
vi f. Peaked or curved roof forms,
vii g. Arches with a minimum 12-inch recess depth,
viii h. Display windows,
ix i. Ornamental and structural architectural details, other than cornices, which
are integrated into the building structure and overall design,
x j. Clock or bell tower, or other such roof treatment (i.e. dormers,
belvederes, and cupolas),
xi k. Projected and covered entry, with minimum dimension of eight feet and
the minimum area of 100 square feet,
xii l. Emphasized building base, minimum of three feet high, with a minimum
projection from the wall of two inches,
xiii m. Additional roof articulation above the minimum standards,
xiv n. Curved walls,
xv o. Columns,
xvi p. Pilasters, or
xvii q. Metal or tile roof material.
xviii r. Expressed or exposed structural elements.
xix s. Additional glazing at a minimum of 15 percent% beyond the code
minimum requirement.
xx t. Solar shading devises devices (excluding awnings) that cover extend a
minimum of 50 percent% of the length of the building façade.
xxi u. Translucent glazing at a minimum of 15%10 percent beyond the code
minimum glazing requirement.
xxii v. Glass block at a minimum of 15%10 percent beyond the code minimum
glazing requirement.
w. Where the optional design feature in LDC section 5.05.08 D.2.b.i is
chosen and 85 percent of all exterior glazing within the first three stories
of the building have any of the following:
i. Low reflectance, opaque glazing materials (may include spandrel
glass with less than 15 percent reflectance);
ii. Glass with visual patterns consisting of opaque points or patterns
etched into or applied to the exterior or interior surfaces with frit,
frost, or film for single pane or insulated glass. A maximum of 2
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inch spacing between horizontal elements and a maximum of 4
inch spacing between vertical elements, with a minimum line or
dot diameter thickness of 1/8 inch;
iii. Glass with continuous etch or continuous frit on interior surface,
single pane, or insulated glass; or
iv. External screens.
c. Site design elements. All projects must have at a minimum two of the
following:
i. Decorative landscape planters or planting areas, a minimum of
five feet wide, and areas for shaded seating consisting of a
minimum of 100 square feet;
ii. Integration of specialty pavers, or stamped concrete along the
building perimeter walkway. This treatment must constitute a
minimum of 60 percent of walkway area;
iii. Two accent or specimen trees, above the minimum landscape
code requirements, for every 100 feet of the front façade and a
minimum of two for the rest of the project with a minimum height
of 18 feet at planting; or
iv. Site sculptures.
6. Blank wall areas on buildings with primary façades. Blank, opaque wall areas
must not exceed 10 feet in the vertical direction or 20 feet in the horizontal
direction of any primary façade. Façades connected to a primary façade shall
be a minimum of 33 percent of the attached façades. Control and expansion
joints are considered blank wall area unless used as a decorative pattern and
spaced at intervals 120 square feet per panel or less. The relief and reveal work
must be a minimum depth of ½ inch, and a minimum width of 1½ inch and may
be of a color that contrasts with the color of the wall.
6 7. Window standards.
a. Windows must not be false or applied. False or applied windows are
allowed but shall not be included in the glazing required for primary
façades.
b. Spandrel panels in curtain wall assembliesy are allowed but may not and
shall be included in the minimum glazing required for primary façades.
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7 8. Overhead doors. Adequate screening shall be provided for overhead doors
located on primary façades. The placement and length of the screening must
block the view of the overhead doors from the street.
a. Required screening. Overhead doors must not be located on the primary
façades, unless sufficient screening is proposed. Sufficient screening is
defined as One of the following screening methods shall be provided:
i. Aa screening wall, with a minimum height of 6 feet measured from
the centerline of the adjacent roadway90 percent of the overhead
door height, or
ii. Aa landscape buffer achieving 75 percent opacity within one year.
The placement and the length of these screening devices must
block the view of the overhead doors from the street.
b. Exception. Overhead doors utilizing framed transparent glass panels
covering a minimum of 75 percent of the door area shall be allowed on
primary façades without the screening required in LDC section 5.05.08
D.8.a., except when used on loading docks or receiving areas.
bc. Façades with overhead dDoors facing one another. Overhead doors
facing one another may be treated as interior space, provided that:
i. tThe buildings meet all other requirements of LDC Ssection
5.05.08. of this code,; and
ii. tThe distance between the doors facing one another is no greater
than 50 feet; and
iii. tThe view of the all overhead doors is properly screened from the
street.
8. Detail features.
a. The design elements in the following standards must be an integral part
of the building’s design and integrated into the overall architectural style.
These elements must not consist solely of applied graphics or paint.
b. Blank wall areas. Blank, opaque wall areas must not exceed ten feet in
vertical direction or 20 feet in the horizontal direction of any primary
façade. For façades connected to a primary façade this applies to a
minimum of 33 percent of the attached façades. Control and expansion
joints are considered blank wall area unless used as a decorative pattern
and spaced at intervals 120 square feet per panel or less. The depth of
the relief and reveal work must be a minimum of ½ inch, and a minimum
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width of 1½ inch and may be of a color that contrasts with the color of the
wall.
9. Additional standards for Ooutparcels and freestanding buildings within a PUD
and common ownership developments or unified plan of development. See LDC
section 2.03.06 G for additional design criteria in Residential Mixed Use
Neighborhood Center PUDs.
a. Purpose and intent. To provide unified architectural design and site
planning for all on-site structures, and to provide for safe and convenient
vehicular and pedestrian access and movement within the site.
b. Façades standards. All façades must meet the requirements of LDC
section 5.05.08 C.5. Project standards.D.5. Building design treatments.
i. Primary façades. All exterior façades of freestanding structures,
including structures located on outparcels, are considered
primary façades and must meet the requirements of this section
with respect to the architectural design treatment for primary
façades – in LDC section 5.05.08 C.2.D.2., except for those
façades considered secondary façades.
ii. Secondary façades. One façade of a freestanding structure,
including structures located on outparcels, that is internal to the
site and that does not abut or face public or private streets
adjacent to the development. Outparcels and freestanding
buildings are allowed one secondary façade.
c. Design standards. The design for freestanding buildings must employ
architectural, site and landscaping design elements integrated with, and
common to those used on the primary structure and its site. These
common design elements must include colors, building materials, and
landscaping associated with the main structure. All freestanding
buildings must provide for vehicular and pedestrian inter-connection
between adjacent abutting outparcels or freestanding sites and the
primary structure.
d. Primary façade standards. The following design features are in is an
additional to the list of requirement options which can be used to meet the
requirement in LDC section 5.05.08 CD.2.b. Primary façade standards
design features:
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i. Walls expanding the design features of the building, not less than
7 feet high, creating a courtyard not less than 12 feet from the
building and length of no less than 60 percent of the length of the
associated façade. The courtyard may be gated and able to be
secured from exterior public access. Grilled openings are allowed
if courtyard is landscaped. Opening depths or wall terminations
must be a minimum of 12 inches deep. If the courtyard contains
service or utility equipment, the height and design must prevent
view from the exterior. Courtyard walls are not to be considered
fences.
ii. Trellis or latticework used as a support for climbing plants may
count as window area equal to the plant coverage area.
10. Roof treatments.
a. Purpose and intent. Variations in rooflines are used to add interest and
reduce massing of large buildings. Roof height and features must be in
scale with the building’s mass, and shall complement the character of
surrounding buildings and neighborhoods. Roofing materials must be
constructed of durable, high-quality material in order to enhance the
appearance and attractiveness of the community. The following standards
identify appropriate roof treatments and features.
b. Roof edge and parapet treatment.
i. For buildings larger then 5,000 square feet in gross building area
a minimum of two roof-edge or parapet line changes are required.
Each vertical change from the dominant roof condition must be a
minimum of ten percent of building height, but no less than three
feet. At least one such change must be located on a primary
façades. One additional roof change must be provided for every
100 linear feet of the façade length.
i. When a building’s largest floor is greater than 5,000 square feet
in floor area a minimum of two roof-edge or parapet line changes
are required for all primary façades. One such change must be
located on primary façades. Thereafter, one additional roof
change is required every 100 linear feet around the perimeter of
the building. If a vertical change is used, each vertical change
from the dominant roof condition must be a minimum of ten
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percent of building height, but no less than 3 feet. If a horizontal
change is used, each horizontal change from the dominant roof
condition must be a minimum of 20 percent of the façade length,
but no less than 3 feet.
ii. Roofs, other than mansard roofs, with the slope ratio of 3:12 or
higher are exempt from the above requirements for vertical
change for the façades that are less than 200 feet. One roof
edge, or parapet line change must be provided for every 200
linear feet of the façade length.
c. Roof Ddesign standards. Roofs must meet the following requirements:
i. When parapets are used, the average height of such parapets
must not exceed 15 20 percent of the height of the supporting
wall, with exception of the parapets used to screen mechanical
equipment. Parapets used to screen mechanical equipment must
be no less than the maximum height of the equipment. The height
of parapets shall not, at any point, exceed one-third the height of
the supporting wall.
ii. When a flat roof is screened with a parapet wall or mansard roof
at any façade, a parapet or mansard roof treatment must extend
along the remaining façades.
iii. When sloped roofs are used, the massing and height must be in
proportion with the height of its supporting walls. Sloped roofs
must meet the following requirements:
a) Sloped roofs that are higher than its supporting walls must
feature elements that create articulation and reduce the
massing of the roof. This includes: clearstory windows,
cupolas, dormers, vertical changes, or additional
complementary colors to the color of the roof.
b) The color(s) of a sloped roof must complement the color(s)
of the façades.
d. Prohibited roof types and materials. The following roof types and roof
materials are prohibited:
i. Asphalt shingles, except laminated, 320-pound, 30-year
architectural grade asphalt shingles or better.
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ii. Mansard roofs and canopies, unless they meet the following
standards:
a) Minimum vertical distance of 8 feet is required for
buildings larger than 20,000 square feet,
b) Minimum vertical distance of 6 feet is required for
buildings of up to 20,000 square feet of gross floor area,
and
c) The roof angle shall not be less than 25 degrees, and not
greater than 70 degrees.
iii. Awnings used as a mansard or canopy roofs.
11. Awning standards. These standards apply to those awnings associated with
and attached to a building or structure.
a. Mansard awnings, which are those awnings that span 90 percent, or
more, of a façade length and those, which do not provide a connection
between façades, must adhere to all roof standards of LDC Ssection
5.05.08. C.10.D.10. of this Code.
b. All other awnings, which are awnings that constitute less than 90
percent of a façade length, and those that do not provide a connection
between façades, must adhere to the following standards:
i. The portion of the awning with graphics may be backlit, provided
the illuminated portion of the awning with graphics does not
exceed size limitations and the other sign standards of LDC
Ssections 5.06.00, 9.03.00, and 9.04.00 and 10.02.06 Signs of
this Code.
ii. The location of awnings must relate to the window and door
openings, or other ornamental design features.
c. Automobile sales parking lot awnings. Shade awnings may be erected in
automobile sales parking lots subject to the following requirements and
standards:
i. Shade awning structures must not be constructed within 75 feet
of any public or private street.
ii. Single shade awning structures must not exceed an area
sufficient to provide cover to 20 automobiles or 3,240 square feet,
whichever is greater.
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iii. The minimum separation between shade awning structures must
be 100 feet.
iv. Multi-colored shade awnings and the use of black or gray,
florescent, primary and/or secondary colors are prohibited. Earth
tone colors are encouraged.
12. Entryway/customer entrance treatment. Please see LDC section 5.05.08 F.1. for
additional site design elements.
a. Purpose and intent. Entryway design elements are intended to give
protection from the sun and adverse weather conditions. These elements
must be integrated into a comprehensive design style for the project.
b. Single-tenant buildings and developments. Single-tenant buildings
shall have clearly defined, highly visible, customer entrances. The
customer entrance shall meet the following standards:
i. An outdoor patio area must be provided adjacent to the customer
entrance, with a minimum of 200 square feet in area. The patio
area must incorporate the following:
a) Benches or other seating components.
b) Decorative landscape planters or wing walls which
incorporate landscaped areas, and
c) Structural or vegetative shading.
ii. Front entry must be set back from a drive or a parking area by a
minimum distance of 15 10 feet.
c. Multiple-tenant buildings and developments. Multiple-tenant buildings
and developments must meet the following standards:
i. Anchor tenants must provide clearly defined, highly visible
customer entrances.
ii. Shaded outdoor community space(s) must be provided at a
minimum ratio of one percent of the total gross floor area of all
on-site buildings. The community space(s) shall be a minimum
area of 75 square feet and located off, or adjacent to, the main
circulation path of the complex and must incorporate benches or
other seating components, and
iii. Front entries shall be set back from a drive or a parking area by a
minimum of 15 10 feet.
13. Materials and colors.
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a. Purpose and intent. Exterior building colors and materials contribute
significantly to the visual impact of buildings on the community. The
colors and materials must be well designed and integrated into a
comprehensive design style for the project.
b. Exterior building colors.
i. The use of color materials or finish paint above level 8 saturation
(chroma) or below lightness level 3 on the Collier County
Architectural Color Charts is limited to no more than 10 percent of
a façade or the total roof area.
ii. The use of naturally occurring materials are permissible, such as
marble, granite, and slate and the following man-made materials:
silver unpainted metal roofs.
iii. The use of florescent colors is prohibited.
c. Exterior building materials (excluding roofs). The following building
finish materials are limited to no more than 33 percent of the façade area:
i. Corrugated, or metal panels, and
ii. Smooth concrete block.
d. Neon tubing. The use of neon or neon type tubing is prohibited on the
exterior and the roof of a building.
14. Barber Ppoles. All traditional size (not more than 54 inches in height and not
more than 6 inches in diameter) and style barber poles which contain any
illuminated moving or rotating part may be permitted if the following and all other
applicable requirements are met:
a. The barber pole is attached to the exterior wall of an establishment
providing the services of a licensed barber:
b. Each such establishment (barbershop, salon, etc.) is limited to only one
barber pole:
c. No barber pole may move or rotate except when the establishment is
open and providing the services of a licensed barber: and
d. All barber poles that are illuminated, whether or not they rotate, shall
obtain require a building permit.
15. Neon tubing. The use of neon or neon type tubing is prohibited on the exterior
and the roof of a building.
D E. Design Sstandards for specific building uses.
1. Standardized design buildings must meet the provisions of this Code.
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2. Self-storage buildings. Self-storage buildings are subject to all of the
applicable provisions of this section with the following exceptions and additions:
a. Overhead doors. Overhead doors cannot be located on the primary
façade of self-storage buildings.
b. Screen walls. When a wall is proposed to screen the facility, it must be
constructed of material similar and complementary to the primary
building material and architecture. Long expanse of wall surface shall be
broken into sections no longer than 50 feet, and designed to avoid
monotony by use of architectural elements such as pillars.
c. Window standards. Windows must not be false or applied. If the window
openings are into the storage area units or corridors used to access the
storage units, translucent material (e.g., glass that lets light pass through
but objects on the other side cannot be seen clearly) must be used.
d. Single-story self-storage buildings. LDC Ssection 5.05.08 CD.2.b.
Primary façade standards design features can be replaced with one of
the following two options:
i. Option 1.
a) A minimum of 20 percent of the primary façade area must
be glazed; and
b) A covered public entry with a minimum roof area of 80
square feet and no dimension less than eight feet, or a
covered walkway at least six feet wide with a total length
measuring no less than 60 percent of the length of the
façade.
ii. Option 2. If the project design incorporates a screen wall around
the perimeter of the self-storage facility, the following standards
apply:
a) Architecturally treated, eight-foot high, screen wall is
required to screen the facility, and
b) The roof slope for the buildings is a minimum of 4:12 ratio
for double slopes, and 3:12 ratio for single slope, and
c) A landscape buffer at least 7 feet wide is required on
each side of the wall.
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iii. In the case that none of the above options are met, then LDC
Ssection 5.05.08 CD.2.b. Primary façade standards design
features must be met.
e. Multi-story self-storage buildings. The requirements of LDC Ssection
5.05.08 CD.2.b. Primary façade standards design features can be
replaced with one of the following standards two options:
i. Option 1.
a) A minimum of 20 percent of the primary façade area must
be glazed; and
b) A covered public entry with a minimum roof area of 80
square feet and no dimension less than eight feet, or a
covered walkway at least six feet wide with a total length
measuring no less than 60 percent of the length of the
façade.; and
c) Requirements of LDC Ssection 5.05.08 C.8.b.D.6. Blank
wall area apply to all façades,; and
d) Foundation planting areas must be a minimum 15 percent
of the ground level building area.
ii. Option 2. If project design incorporates a screen wall around the
perimeter of the self-storage facility., T the following standards
apply:
a) Architecturally treated, eight feet high screen wall is
required to screen the ground floor of the facility,; and
b) Landscape buffer, minimum 7 feet wide is required on
each side of the wall,; and
c) Primary façades above the ground level must include
glazing, covering at a minimum 20 percent of the façade
area,; and
d) Requirements of LDC Ssection 5.05.08 C.8.b.D.6 Blank
wall area applies to all façades,; and
e) Foundation planting areas must be a minimum 15 percent
of the ground level building area.
iii. In the case that none of the above options are met, then LDC
Ssection 5.05.08 CD.2.b. Primary façade standards design
features must be met.
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3. Mercantile.
a. Applicability. All standards listed in LDC Ssection 5.05.08. are applicable
with the following exceptions and additions.
b. Large Rretail Sstructures. The purpose of this section is to break up the
monolithic appearance of large retail structures and present a more
human scale of architecture to the public street right-of-way view.
Because these buildings house a variety of functions that can
accommodate in a variety of spatial types, they must be designed to
express these functions in a manner that has the appearance of a group
of buildings of varying scale and size.
c. All areas with the building 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 or a multiple of envelopes. These building
envelopes must have a maximum eave height of 16 feet and must be
expressed as single story elements in the architectural form of the
building along the building edge or edges that front the public right-of-
way. These areas must include, but are not limited to:
i. The management and business office.
ii. Check out area.
iii. Rest rooms.
iv. Customer service area.
v. Food service areas.
d c. Windows and entrances. When more than two retailers with separate
exterior customer entrances are located within the principal building, the
following standards apply:
i. The first floor of the primary façades must utilize transparent
windows and doors for no less than 30 percent of the horizontal
length of the building façade.
ii. Primary building entrances must be clearly defined and
connected with a sheltering element such as a roof canopy or
arcade.
4. Facilities with fuel pumps.
a. In addition to the requirements of LDC section 5.05.05 Facilities with
fuel pumps, all standards established in this section are applicable.
5. Hotel/motel.
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a. Applicability. All standards of LDC Ssection 5.05.08. are applicable with
the following exceptions.
b. Design features. LDC Ssection 5.05.08 CD.2.b. Primary façade
standards-Ddesign features can be replaced as follows:
i. The design of the primary façades must include windows and
other glazed openings covering at least 20 percent of the primary
façade area, and one of the following design features:
a) Projected, or recessed, covered public entry providing a
minimum horizontal dimension of eight feet, and a
minimum area of 100 square feet, or
b) Covered walkway or arcade (excluding canvas type)
constructed with columns at least 12 inches wide, that is
attached to the building, or located no more than 12 feet
from the building. The structure must be permanent and
its design must relate to the principal structure. The
minimum width shall be eight feet, with a total length
measuring 60 percent of the length of the associated
façade.
ii. For buildings located 200 feet or more from the street right-of-
way, the projected or recessed entry and covered walkway or
arcade, required by the above LDC Ssection 5.05.08 DE.5.b.i.,
can be located on any façade.
6. Warehousing/distribution.
a. Applicability. All standards listed in LDC Ssection 5.05.08. are applicable
except for the following:
b. Primary façade standards. The requirements of LDC Ssection 5.05.08
CD.2.b. Primary façade standards design features are replaced with the
following standards. Façades fronting on arterial or collector streets
must have two or more of the following design features:
i. Windows at a minimum of ten percent of the façade area.
ii. Projected or recessed covered public entry providing a minimum
of eight feet by eight feet cover.
iii. Foundation planting consisting of trees and shrubs. The total
length of the planting area must be a minimum of 25 percent of
the façade length and be distributed along the façade to reduce
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the blank wall area. The depth of the planting area must be a
minimum of ten feet. The plant material shall be as required by
LDC Ssection 4.06.05 of this Code.
iv. Masonry, concrete or tilt-up construction.
v. Building height of 40 feet or less and the building street
setback of 200 feet or more.
c. Variation in massing. The requirements of LDC Ssection 5.05.08 C.4.D.4.
Variation in massing applies only to primary façades and to façades
facing residential zoning districts when the building footprint is located
within 300 feet of the residential property line.
i. However, variation in massing only applies to facades facing
residential zoning districts when the building footprint is located
between 150 and 300 feet from the property line.
d. Building design treatments. The requirements of LDC Ssection 5.05.08
C.5.c.D.5. Building design treatments are modified as follows:
i. Primary façades must include a minimum of two of the building
design treatments listed under this section.
e. Site design elements. The requirements of LDC Ssection 5.05.08
C.5.d.F.1. Site design elements are modified to require, at a minimum,
one of the four listed site design elements.
f. Detail features Blank wall areas. The requirements of LDC Ssection
5.05.08 C.8.D.6. Detail features Blank wall areas are replaced with the
following standards:
i. Blank wall areas. Blank, opaque wall areas must not exceed 15
feet in vertical direction or 50 feet in horizontal direction of any
primary façade or any façade facing a residential district.
a) For façades connected to a primary façade, this must
apply to a minimum of 25 percent of the attached façade
measured from the connection point.
b) Control and expansion joints within this area constitute
blank wall area unless used as a decorative pattern and
spaced at intervals of ten feet or less. Relief and reveal
work depth must be a minimum of ½ inch and may be
different than the color of the wall.
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g. Roof treatments. The requirements of LDC Ssection 5.05.08 C.10.D.10.
Roof treatments are replaced with the following standards:
i. If parapets are used, the end of the parapet must wrap corners for
a minimum distance of 25 percent of the length of the façade,
measured from the corner.
ii. The façades facing arterial or collector road and façades facing
residential district must have variations from the dominant roof
condition. The roof edge and parapets must have a minimum of
one vertical change for every 150 lineal feet of the façade length.
The vertical change must be a minimum of ten percent of the
building height, but no less than three feet.
iii. All rooftop-mounted equipment including air conditioning units,
vents, etc., must be shielded from view with parapets, louver
screens, or similar equipment screens.
h. Materials and colors. The requirements of LDC Ssection 5.05.08
C.13.D.13. Materials and colors are applicable with exception of
Ssubsection 5.05.08 C.13D.13.c. Exterior building materials, which is
replaced with the following standards:
i. Primary façades. The use of ribbed, corrugated, and reflective
metal panels is limited to a maximum of 33 percent of the façade
area.
ii. Façades attached to a primary façade. The use of ribbed,
corrugated, and reflective metal panels is limited to no more then
than 33 percent of the wall area for the 25 percent of the overall
wall length of the façades attached to a primary façade,
measured from the corners.
i. Special Height Requirements. All buildings over 30 feet in height,
measured from the first finished floor to the roof eave, that are located
within 300 feet from the arterial or collector street right-of-way, must
comply with LDC Ssection 5.05.08 C.4.D.4. Variation in Mmassing, and
Section 5.05.08 C.8.D.6. Detail features Blank wall areas on buildings
with primary façades, are applicable to on all building façades.
7. Industrial/factory buildings.
a. Applicability. All standards listed in LDC Ssection 5.05.08. are applicable
with the following exceptions, modifications, and additions.
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b. Building façades.
i b. Primary Ffaçade Sstandards. The requirements of LDC Ssection 5.05.08
CD.2.b. Primary façade standards design features are replaced with the
following standards. Façades fronting on arterial or collector streets
must have two or more of the following design features:
a)i. Windows at a minimum of 25 20 percent of the façade area.
b)ii. Projected or recessed covered public entry providing a minimum
of eight feet by eight feet cover, and a minimum of 15 percent of
the wall area devoted to windows.
c)iii. The total length of the planting area must be at least 33 percent of
the façade length and be distributed along the façade to reduce
the blank wall area. The depth of the planting area must be a
minimum of ten feet. The plant material must be as required by
LDC Ssection 4.06.05.
d)iv. Masonry, concrete or tilt-up construction, and 15 percent of the
wall area allocated to windows.
e)v. Building height of 40 feet or less, with a building street setback
of 200 feet or more.
iic. Variation in Mmassing. The requirements of LDC Ssection 5.05.08
C.4.D.4. Variation in massing applies only to the primary façades and to
façades facing residential zoning districts when the building footprint is
located within 300 feet of the residential property line.
i. However, variation in massing only applies to façades facing
residential zoning districts when the building footprint is located
between 150 and 300 feet from the property line.
iiid. Project Sstandards.
a)i. The requirements of LDC Ssection 5.05.08 C.5.c.D.5. Building
design treatments are modified to require industrial/factory
buildings to provide, at the primary façades only, a minimum of
two of the 17 building design treatments listed under this section.
b)ii. The requirements of LDC Ssection 5.05.08 C.5.d.F.1. Site design
elements are modified to require at least one of the four listed site
design elements.
ce. Detail Ffeatures. The requirements of LDC Ssection 5.05.08 C.8.D.6.
Detail features Blank wall areas are replaced with the following standards:
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i. Blank, opaque wall areas must not exceed 15 feet in vertical
direction or 50 feet in horizontal direction of any primary façade
and any façade facing a residential district.
ii.a) For façades connected to a primary façade, the blank
wall standards applies to a minimum of 25 percent of the
attached façade, measured from the connection point.
iii.b) Control and expansion joints within the façade area
constitute blank wall area unless used as a decorative
pattern, and must be spaced at intervals of ten feet or less.
Relief and reveal work depth must be a minimum of ½ inch
and may be different than the color of the wall.
df. Roof Ttreatments. The requirements of LDC Ssection 5.05.08 C.10.D.10.
Roof treatments are replaced with the following standards:
i. If parapets are used, the end of the parapet must wrap corners for
a minimum distance of 25 percent of the length of the façade,
measured from the corner.
ii. Façades facing arterial or collector roads and façades facing
residential districts must have vertical changes from the dominant
roof condition. The roof edge and parapets must have a minimum
of one vertical change for every 150 lineal feet of the façade
length. The vertical change shall be a minimum of ten percent of
the building height, but no less than three feet.
iii. All rooftop-mounted equipment including air conditioning units,
vents, etc., must be shielded from view with parapets, louver
screens, or similar equipment screens.
eg. Materials and Ccolors. The requirements of LDC Ssection 5.05.08
C.13.D.13. Materials and colors are applicable with the exception of
Ssubsection 5.05.08 C.13.D.13.c. Exterior building materials, which is
replaced with the following standard:
i. Primary façades. The use of ribbed, corrugated, and reflective
metal panels is limited to a maximum of 33 percent of the façade
area.
ii. Façades attached to a primary façade. For 25 percent of the
overall wall length of façades attached to a primary façade,
measured from the corners, the use of ribbed, corrugated, and
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reflective metal panels is limited to no more then than 33 percent
of the wall area.
fh. Special Hheight Rrequirements. All buildings over 30 feet in height
measured from the first finished floor to the roof eave that are located
within 300 feet from the arterial or collector street right-of-way must
meet the comply with LDC sSections 5.05.08 C.4.D.4. Variation in
Massing, and Section 5.05.08 C.8.D.6. Detail features Blank wall areas
are applicable to on all building façades.
8. Parking structures. All standards listed in LDC Ssection 5.05.08. are applicable
unless otherwise specified below.
a. Primary façades. The requirements of LDC Ssection 5.05.08 CD.2.b.
Primary façade standards design features are replaced with the following
standards:
i. All exposed façades of any parking structure above the second
floor are considered primary façades.
ii. A minimum of 60 percent of the area of any primary façade of a
parking structure or covered parking facility must incorporate at
least two of the following:
a) Transparent windows, with clear or lightly tinted glass,
where pedestrian oriented businesses are located along
the façade of the parking structure,
b) Display windows,
c) Decorative grill work or similar detailing which provides
texture and screens the parking structure openings,
d) Art or architectural treatment such as sculpture, mosaic,
glass block, opaque art glass, relief work or similar
features, or
e) Vertical trellis or plant material screening the openings.
b. Building foundation planting. The perimeter of a parking structure at
grade must meet the building foundation planting requirements of LDC
Ssection 4.06.05. of this Code.
c. Massing standards. The requirements of LDC Ssection 5.05.08 C.4.D.4.
Variation in massing are applicable, with the following exception:
i. If the ramps and inclines are on an exposed façade and they
exceed the maximum length or uninterrupted curve, a projection
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or recess must occur at the start and end but not required at the
ramp/incline.
d. Wall Pplane Cchanges. The requirements of LDC Ssection 5.05.08
C.4D.4.b. are applicable with the following exception:
i. If the ramps and inclines are on an exposed façade and they
exceed the maximum horizontal length, a wall plane projection or
recess must occur at the start and end but not required at the
ramp/incline.
e. Detail features. The façade area within 42 inches above each floor/deck
shall not be open more than 50 percent, except at openings for vehicle or
pedestrian access.
9. Outside play structures.
a. Maximum coverage. Outside play structures must not cover more than
50 percent of the façade area.
b. Location. No portion of any play structure, located between the front
building line and any adjacent right-of-way, may exceed a height of 12
feet as measured from existing ground elevation. In all other cases, no
portion of any play structure may exceed a maximum height of 16 feet as
measured from existing ground elevation.
c. Colors. Play structures must be limited to earth tone colors, with a
maximum of three colors.
E F. Site Ddesign Sstandards. Compliance with the standards set forth in this section must
be demonstrated by submittal of architectural drawings and a site development plan in
accordance with the Administrative Code and LDC section 10.02.03.
1. Site design elements. Please see LDC section 4.06.00 Landscaping, Buffering,
and Vegetation for landscaping standards and section 5.05.08 D.12. for
entryway/customer entrance treatment requirements. All projects must have, at a
minimum, one of the following:
a. Decorative landscape planters or planting areas, a minimum of five feet
wide, and areas for shaded seating consisting of a minimum of 100
square feet;
b. Integration of specialty pavers, tile, or stamped or decorative concrete
along the building perimeter walkway. This treatment must constitute a
minimum of 60 percent of walkway area;
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c. Two accent or specimen trees above the minimum landscape code
requirements for every 100 feet of the front façade, and a minimum of
two for the rest of the project, with a minimum height of 18 feet at
planting; or
d. Site sculptures and/or water features including fountains.
12. Off-street parking design. As provided for in LDC Ssection 4.05.00, and subject
to the following provisions:
a. Purpose and intent. Commercial buildings and projects, including their
outparcels shall be designed to provide safe, convenient, and efficient
access for pedestrians and vehicles. Parking shall be designed in a
consistent and coordinated manner for the entire site. The parking area
shall be integrated and designed so as to enhance the visual appearance
of the community.
b. Design standards. Parking, utilizing the same degree of angle, shall be
developed throughout the site to provide efficient and safe traffic and
pedestrian circulation. A single bay of parking provided along the
perimeter of the site may vary in design in order to maximize the number
of spaces provided on-site. The mixture of one-way and two-way parking
aisles, or different degrees of angled parking within any parking area is
prohibited, except as noted above, or where individual parking areas are
physically separated from one another by a continuous landscape
buffer, a minimum five feet in width with limited access. Landscape
buffers for these locations shall use landscape material other than grass
for separation of parking areas.
i. Maximum parking. Parking in excess by 20 percent of the
minimum parking requirements shall provide additional
landscaping as described in section 4.05.04 of this Code. The
following standard shall apply to projects that require a minimum
of 80 parking spaces but that provide more than 120 percent of
the required paved off-street surface parking:
a) At least twenty percent of the amount of vehicular use
area onsite shall be devoted to interior landscaping areas.
ii. Parking for projects. Projects shall be designed to adhere to the
following standards:
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a) Interior lots. No more than 50 80 percent of the off-street
parking for the entire commercial building or project shall
be located between any primary façade of the commercial
building or project and the abutting street or navigable
waterway.
b) Corner lots. No more than 80 percent of the off-street
parking for the entire commercial building or project shall
be located between any primary façade of the commercial
building or project and the abutting street or navigable
waterway area, with no single side to contain more than 65
percent of the required parking.
23. Pedestrian pathways.
a. Purpose and intent. To provide safe opportunities for alternative modes of
transportation by connecting with existing and future pedestrian and
bicycle pathways within the county and to provide safe passage from the
public right-of-way to the building or project which includes the area
between the parking areas and the building perimeter walk, and between
alternative modes of transportation. The on-site pedestrian system must
provide adequate directness, continuity, street and drive aisle crossings,
visible interest and security as defined by the standards in this Section.
b. Pedestrian access standards. Pathways and crosswalks must be
provided as to separate pedestrian traffic from vehicular traffic while
traveling from the parking space to building entries and from building
entries to outparcels and to pathways along adjacent roadways.
Pedestrians will only share pavement with vehicular traffic in marked
crosswalks.
c. Minimum ratios. Pedestrian pathway connections must be provided from
the building to adjacent road pathways at a ratio of one for each vehicular
entrance to a project. Drive aisles leading to main entrances must have at
least a walkway on one side of the drive isle.
dc. Minimum dimensions. Pedestrian pathways must be a minimum of five
feet wide.
ed. Materials. Pedestrian pathways must be consistent with the provisions
of Section 4.5 of the Americans with Disabilities Act (ADA), Accessibility
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Guidelines. Materials may include specialty pavers, concrete, colored
concrete, or stamped pattern concrete.
fe. Building pedestrian pathway. perimeter path. A minimum five feet wide
building perimeter path is required as specified below:
i. A continuous building perimeter path interconnecting all public
entrances and exits of a building is required. For the purposes of
this section, employee, service or delivery entrances, or
Eemergency “exits-only” are excluded.
ii. If parking area is proposed along the building façade within 15
feet from a building wall, a building perimeter path the
pedestrian pathway shall must be provided along the full length
of the row of parking spaces facing the building.
gf. Pedestrian crosswalks. Standard crosswalks must be installed at stop-
controlled-crossings. Uncontrolled crossings must be high visibility
longitudinal lines as shown in the Florida Department of Transportation
Roadway and Traffic Design Standards.
hg. Shade and site amenities. See LDC section 4.06.00 Landscaping,
Buffering, and Vegetation for additional requirements.
i. Required Ppedestrian pathways must provide intermittent
shaded areas when the walkway exceeds 50100 linear feet in
length at a minimum ratio of one shade canopy tree per every
50100 linear feet of walkway. The required shade trees must be
located no more than ten feet from edge of the sidewalk.
ii. Development plans must include site amenities that enhance
safety and convenience and promote walking or bicycling as an
alternative means of transportation. Site amenities may include
bike racks (as required by Section 4.05.08 of this Code), drinking
fountains, canopies and benches.
34. Service function areas and facilities. Service function areas include, but are not
limited to: loading areas and docks, outdoor storage, vehicle storage excluding
car display areas, trash collection areas, trash compaction and recycling areas,
roof top equipment, utility meters, antennas, mechanical and any other outdoor
equipment and building services supporting the main use or operation of the
property. See LDC section 4.02.12 Design Standards for Outdoor Storage for
additional requirements.
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a. Purpose and intent. To diminish the visual and acoustic impacts of
service functions that may detract from, or have a negative impact on, the
surrounding properties and the overall community image.
b. Buffering and screening standards. Service function areas must be
located and screened so that the visual and acoustic impacts of these
functions are fully contained and screened from adjacent properties,
including public and private streets.
c. Screening material and design standards. Screening materials, colors
and design must be consistent with design treatment of the primary
façades of the building or project and the landscape plan.
d. Trash enclosures. For the location, size, and design standards for trash
enclosures, see LDC section 5.03.04 Dumpsters and Recycling.
e. Loading areas and docks. Vehicle loading areas must be screened from
streets and adjacent residential districts. Screening must consist of wing
walls, shrubs, trees, berms, or combination thereof.
f. Conduits, meters and vents and other equipment attached to the building
or protruding from the roof must be screened or painted to match
surrounding building surfaces. Conduits and meters cannot be located
on the primary façade of the building.
g. All rooftop mechanical equipment protruding from the roof must be
screened from public view by integrating it into a building and roof
design.
h. Outdoor vending machines must be located so that they are not visible
from adjacent properties and streets.
45. Fencing standards. For restrictions on fence material, fence height, and design,
see LDC Ssection 5.03.02 Fences and Walls.
56. Drive-through facilities standards. See LDC section 4.05.09 Stacking Lane
Requirements for additional requirements.
a. Drive-through facilities location and buffering standards. Drive-through
facilities must be secondary in emphasis and priority given to any other
access and circulation functions. Such facilities must be located at side
or rear locations that do not interrupt direct pedestrian access and avoid
potential pedestrian/vehicle conflict.
i. If site constraints limit the location of the drive-through facility to
the area between the right-of-way and associated building, the
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vegetation required by a Type "B" landscape buffer must be
installed within the buffer width required for the project and
maintained along the entire length of the drive-through lane and
adjacent right-of-way. In addition to the vegetative buffer
referenced above, a permanent, covered, porte-cochere or similar
structure, (canvas awning and canopies are excluded), must be
installed extending the width of the drive-through with the roof
covering the service window(s). Such structure shall be an
integral part of the design of the building.
b. Required floor area. One drive-through facility is permitted per tenant for
each building. Buildings must be a minimum of 1,000 square feet. For
multi-tenant buildings, an additional drive-through is allowed for each
tenant with a minimum of 5,000 1,500 square feet of gross floor area.
Drive-through facilities may have multiple drive lanes.
67. Lighting. See LDC sections 4.05.02 D and 6.06.03 for additional requirements.
a. Purpose and intent. All building sites and projects, including outparcels,
shall be designed to provide safe, convenient, and efficient lighting for
pedestrians and vehicles. Lighting must be designed in a consistent and
coordinated manner for the entire site. The lighting and lighting fixtures
must be integrated and designed so as to enhance the visual impact of
the project on the community and blend with the landscape.
b. Shielding standards. Lighting must be designed so as to prevent direct
glare, light spillage and hazardous interference with automotive and
pedestrian traffic on adjoining streets and all adjacent properties. Light
sources must be concealed or shielded.
c. Height standards. Lighting fixtures within the parking lot must be a
maximum of 25 feet in height, and 15 feet in height for the non-vehicular
pedestrian areas.
d. Design standards. Lighting must be used to provide safety while
accenting key architectural elements and to emphasize landscape
features. Light fixtures must complement the design of the project. This
can be accomplished through style, material or color.
e. Illumination. Background spaces, such as parking lots, shall be
illuminated as unobtrusively as possible to meet the functional needs of
safe circulation and of protecting people and property. Foreground
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spaces, including building entrances and plaza seating areas, must
utilize local lighting that defines the space without glare.
78. Water management areas in buffer areas. For design standards for water
management areas in buffer areas, including location and the required
amenities, see LDC section 4.06.02 D. of this Code.
FG. Deviations and Aalternate Ccompliance. The following alternative compliance process is
established to allow deviations from the requirements of this section as approved by the
County Manager or designee.
1. Review and approval procedure. Upon request by the applicant, the County
Manager or designee may administratively approve a Site Development Plan
application that includes an alternative architectural design and site development
plan that may be substituted in whole or in part for a plan meeting the standards
of LDC section 5.05.08. Approved deviations are allowed only as to the specific
design and plan reviewed. Any modification to an approved design shall
necessitate re-review and approval by the County Manager or designee.
2. Review criteria. In approving an alternative plan, the County Manager or
designee must find that the proposed alternative plan accomplishes the purpose
and intent of this section. If the plan is approved through this section, the site
development plan approval letter shall specifically note the deviations and the
basis for their approval.
3. The Administrative Code shall establish the submittal requirements for the
Deviations and Alternate Compliance process.
4. Applicability.
a. The following types of buildings and uses qualify for an administrative
determination of deviations from LDC section 5.05.08 development
standards:
i. Assembly,
ii. Educational,
iii. Institutional,
iv. Mixed use buildings (such as commercial/residential/office), and
v. Any other non-commercial building, or use, that is not listed under
LDC section 5.05.08 D E. Design standards for specific building
types of this section, and due to its function, has specific
requirements making meeting LDC section 5.05.08 standards
unfeasible.
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vi. Buildings located on property with a commercial zoning
designation when submitted for Site Development Plan review
except for the following:
a) Buildings with a gross building area of 10,000 square feet
or more on the ground floor.
b) Multi-story buildings with a total gross building area of
20,000 square feet or more.
c) Project sites with more than one building where the
aggregate gross building area is 20,000 square feet or
more. Individual buildings within a project site that have
been previously granted deviations where additional
development causes an aggregation of building area
20,000 square feet or greater, must bring existing buildings
up to the requirements of LDC section 5.05.08.
b. The deviation process is also applicable to the specific requirements
listed under the following sections:
i. LDC Ssection 5.05.08 B.3. Renovations and redevelopment
Alterations to an existing building.
ii. Section 5.05.08 B.4. Abandonment or discontinuance of use.
iii. LDC Ssections 5.05.08 D E.2.d. for Self-storage buildings.
5. Appeal and Assistance procedure.
a. The County Manager or his designee may request the assistance of the
Architectural Arbitration Board in rendering a decision. The applicant may
appeal the decision of the County Manager or his designee to the same
Board by making a written request to the County's Architect.
i. The Architectural Arbitration Board shall consist of 5 voting
members comprised of the following: two representatives from the
Collier County Zoning staff; two representatives appointed by the
American Institute of Architects (Southwest Florida Chapter) and
one member appointed by the American Society of Landscape
Architects (Southwest Florida Chapter).
b. The Architectural Arbitration Board shall take one of the following actions
by majority vote:
i. Approve as proposed;
ii. Approve as proposed with conditions;
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iii. Deny as proposed; or
iv. Continue the review to another meeting for further deliberation.
c. Within 5 working days following the Architectural Arbitration Board
meeting, the County Manager or his designee shall approve or deny the
project's deviation from the architectural design standards of LDC
Ssection 5.05.08, as recommended by the Architectural Arbitration Board.
d. Should the applicant or staff request a decision by convening an
Architectural Arbitration meeting, then the review of the Site Development
Plan will be placed on hold upon receipt of the written request by the
County's Architect. Should the County Manager or his designee request
the assistance of the Architectural Arbitration Board, then review of the
Site Development Plan will be placed on hold at staff discretion. Once a
final decision by the Board is reached, review of the Site Plan shall
resume.
G. Exceptions.
1. Exceptions to the provisions of this Code may be granted by the Board of County
Commissioners in the form of a PUD zoning district where it can be
demonstrated that such exceptions are necessary to allow for innovative design
while varying from one or more of the provisions of this Section, nonetheless are
deemed to meet the overall purpose and intent set forth herein. In the case of
individual projects subject to Section 5.05.08 standards, where site specific
factors may impact the ability to meet these standards, variance from one or
more of the provisions of this Section may be requested pursuant to the
procedures set forth in Section 9.04.00 Variances of this Code.
* * * * * * * * * * * * *
SUBSECTION 3.___. AMENDMENTS TO SECTION 6.06.02 SIDEWALKS, BIKE LANE
AND PATHWAY REQUIREMENTS
Section 6.06.02 Sidewalks, Bike Lane and Pathway Requirements, of Ordinance 04-41, as
amended, the Collier County Land Development Code, is hereby amended to read as follows:
6.06.02 Sidewalks, Bike Lane and Pathway Requirements
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A. All developments must construct sidewalks, bike lanes, and pathways, as described
below:. For projects subject to architectural design standards, see LDC section 5.05.08
F. for related provisions.
* * * * * * * * * * * * *
SUBSECTION 3.___. AMENDMENTS TO SECTION 6.06.03 STREETLIGHTS
Section 6.06.03 Streetlights, of Ordinance 04-41, as amended, the Collier County Land
Development Code, is hereby amended to read as follows:
6.06.03 Streetlights
* * * * * * * * * * * * *
B. At the entry/exit of any residential or commercial development approved through a
SDP, SDPA, or PPL located on a public collector or arterial street, the following additional
standards shall apply:. For projects subject to architectural design standards, see LDC section
5.05.08 F. for related provisions.
* * * * * * * * * * * * *
SUBSECTION 3.___. AMENDMENTS TO SECTION 10.02.15 REQUIREMENTS FOR
MIXED USE PROJECTS WITHIN THE BAYSHORE GATEWAY
TRIANGLE REDEVELOPMENT AREA
Section 10.02.15 Requirements for Mixed Use Projects within the Bayshore Gateway Triangle
Redevelopment Area, of Ordinance 04-41, as amended, the Collier County Land Development
Code, is hereby amended to read as follows:
10.02.15 Requirements for Mixed Use Projects within the Bayshore Gateway Triangle
Redevelopment Area
* * * * * * * * * * * * *
B. MUP Deviations.
* * * * * * * * * * * * *
2. List of Development Standards Eligible for Administrative Deviation Requests.
MUPs shall be eligible to seek an administrative deviation from the following LDC
provisions:
a. Front Setback.
i. These deviation requests shall be subject to the process and
procedures of LDC sections 5.05.08.F G.1.—2. and the submittal
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requirements established in the Administrative Code, except that
in order to be eligible for an administrative deviation the site shall
meet at least one of the following conditions or circumstances:
* * * * * * * * * * * * *
b. Architectural and Site Design Standards. These deviation requests shall
be subject to the process and procedures of LDC sections 5.05.08.F G.
1.—2. and 5. and the submittal requirements established in the
Administrative Code.
c. Landscape and Buffer Requirements. The alternative plans requesting
approval for deviation from landscaping and buffer requirements shall be
subject to the process and procedures of LDC section 5.05.08.F G.1.—2.
and the submittal requirements established in the Administrative Code.
Further, the applicant must additionally provide a minimum of 110
percent of the open space requirement for mixed use projects in addition
to other conditions that the County Manager or designee deems
necessary.
* * * * * * * * * * * * *
SECTION FOUR: CONFLICT AND SEVERABILITY
In the event that any provisions of this ordinance should result in an unresolved conflict
with the provisions of the Land Development Code (LDC) or Growth Management Plan (GMP),
the applicable provisions of the LDC or GMP shall prevail. In the event this Ordinance conflicts
with any other Ordinance of Collier County or other applicable law, the more restrictive shall
apply. If any phrase or portion of this Ordinance is held invalid or unconstitutional by any court
of competent jurisdiction, such portion shall be deemed a separate, distinct and independent
provision and such holding shall not affect the validity of the remaining portion.
SECTION FIVE: INCLUSION IN THE COLLIER COUNTY LAND DEVELOPMENT
CODE
The provisions of this Ordinance shall become and be made a part of the Land
Development Code of Collier County, Florida. The sections of the Ordinance may be
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renumbered or re-lettered to accomplish such, and the word "ordinance" may be changed to
"section," "article," or any other appropriate word.
SECTION SIX: EFFECTIVE DATE
This Ordinance shall become effective upon filing with the Florida Department of State.
PASSED AND DULY ADOPTED by the Board of County Commissioners of Collier
County, Florida, this ___ day of ____, 2016.
ATTEST: BOARD OF COUNTY COMMISSIONERS
DWIGHT E. BROCK, CLERK OF COLLIER COUNTY, FLORIDA
By:__________________________ By:_____________________________
, Deputy Clerk DONNA FIALA, Chairman
Approved as to form and legality:
__________________________
Scott A. Stone
Assistant County Attorney
04-CMD-01077/_____ (6/27/16)