§ 2.03.04. Industrial Zoning Districts

A.

Industrial District (I). The purpose and intent of the industrial district (I) is to provide lands for manufacturing, processing, storage and warehousing, wholesaling, and distribution. Service and commercial activities that are related to manufacturing, processing, storage and warehousing, wholesaling, and distribution activities, as well as commercial uses relating to automotive repair and heavy equipment sales and repair are also permissible in the I district. The I district corresponds to and implements the industrial land use designation on the future land use map of the Collier County GMP.

1.

The following uses, as identified within the Standard Industrial Classification Manual (1987), or as otherwise provided for within this section, are permitted as a right, or as accessory or conditional uses within the industrial district (I).

a.

Permitted uses.

1.

Agricultural services (0711, except that chemical treatment of soil for crops, fertilizer application for crops and lime spreading for crops shall be a minimum of 500 feet from a residential zoning district, 0721, except that aerial dusting and spraying, disease control for crops, spraying crops, dusting crops, and insect control for crops, with or without fertilizing, shall be a minimum of 500 feet from a residential zoning district. 0722-0724, 0761, 0782, 0783).

2.

Apparel and other finished products (2311—2399).

3.

Ancillary plants .

4.

Automotive repair, service, and parking (7513—7549).

5.

Barber shops (7241).

6.

Beauty shops or salons (7231).

7.

Building construction (1521—1542).

8.

Business services (7312, 7313, 7319, 7334—7336, 7342—7389, including auction rooms (5999), subject to parking and landscaping for retail use).

9.

Communications (4812—4899 including communications towers up to specified heights, subject to section 5.05.09.).

10.

Construction—Special trade contractors (1711—1799).

11.

Crematories (7261).

12.

Depository and non-depository institutions (6011—6163).

13.

Eating places (5812).

14.

Electronic and other electrical equipment (3612—3699).

15.

Engineering, accounting, research, management and related services (8711—8748).

16.

Essential services , subject to section 2.01.03.

17.

Fabricated metal products (3411—3479, 3491—3499).

18.

Food and kindred products (2011—2099, except slaughtering plants).

19.

Furniture and fixtures (2511—2599).

20.

General aviation airport .

21.

Gunsmith shops (7699).

22.

Heavy construction (1611—1629).

23.

Health services (8011 accessory to industrial activities conducted on-site only).

24.

Industrial and commercial machinery and computer equipment (3511—3599).

25.

Insurance agents, brokers, and service, including Title insurance (6361 and 6411).

26.

Laundry, cleaning, and garment services (7211—7219).

27.

Leather and leather products (3131—3199).

28.

Local and suburban transit (4111—4173).

29.

Lumber and wood products (2426, 2431—2499).

30.

Measuring, analyzing, and controlling instruments; photographic, medical and optical goods; watches and clocks (3812—3873).

31.

Membership organizations (8611, 8631).

32.

Miscellaneous manufacturing industries (3911—3999).

33.

Miscellaneous repair services (7622—7699) with no associated retail sales.

34.

Miscellaneous services (8999).

35.

Motor freight transportation and warehousing (4212, 4213—4225, 4226 except oil and gas storage, and petroleum and chemical bulk stations).

36.

Outdoor storage yards pursuant to the requirements of section 4.02.12.

37.

Paper and allied products (2621—2679).

38.

Perfumes, cosmetics, and other toilet preparations (2844).

39.

Physical fitness facilities (7911 except Discotheques, 7991, 7999 - limited to baseball instruction, basketball instruction, gymnastics instruction, martial arts instruction, yoga instruction, gymnastic schools, and recreation involving physical fitness exercise only).

40.

Printing, publishing and allied industries (2711—2796).

41.

Railroad transportation (4011, 4013).

42.

Real estate brokers and appraisers (6531).

43.

Rubber and miscellaneous plastics products (3021, 3052, 3053).

44.

Shooting range, indoor (7999).

45.

Soap: granulated, liquid, cake, flake, and chip (2841).

46.

Stone, clay, glass, and concrete products (3221, 3231, 3251, 3253, 3255—3273, 3275, 3281).

47.

Textile mill products (2211—2221, 2241—2259, 2273—2289, 2297, 2298).

48.

Title abstract offices (6541).

49.

Transportation equipment (3714, 3716, 3731, 3732, 3751, 3761, 3764, 3769, 3792, 3799).

50.

Transportation by air (4512—4581).

51.

Transportation services (4724—4783, 4789 except stockyards).

52.

United States Postal Services (4311).

53.

Vocational schools (8243—8249).

54.

Welding repair (7692).

55.

Wholesale trade—Durable goods (5012—5014, 5021—5049, 5063—5092, 5094—5099).

56.

Wholesale trade—nondurable goods (5111-5159, 5181, 5182, 5191 except that wholesale distribution of chemicals, fertilizers, insecticides, and pesticides must be a minimum of 500 feet from a residential zoning district (5192—5199).

57.

Existing retail uses that were in operation on January 1, 2009, in the Industrial zoning district and which have been continuously and conspicuously operating in the Industrial zoning district as of June 8, 2010, without limitation as to square footage of the retail use. These existing retail businesses shall be treated as legal non-conforming uses in accordance with the LDC, provided however that in the event of destruction or damage due to natural disaster, the structures housing such uses may be rebuilt to their pre-disaster condition.

b.

Accessory uses.

1.

Uses and structures that are accessory and incidental to uses permitted as of right in the I district.

2.

Caretaker's residence, subject to section 5.03.05 .

3.

Retail sales and/or display areas as accessory to the principal use, excluding automotive sales and/or display areas, not to exceed an area greater than 20 percent of the gross floor area of the permitted principal use, and subject to retail standards for landscaping, parking and open space .

4.

Recreational vehicle campground and ancillary support facilities when in conjunction with temporary special events such as air shows and the like - applicable to the Immokalee Regional Airport only, and subject to the provisions of section 5.05.10.C.1. - C.6. of this Code. Recreational vehicles, tents, and other structures and facilities allowed in the campground for temporary habitation, shall be allowed for no more than seventy-two (72) consecutive hours.

5.

Recreational vehicle campground and ancillary support facilities when in conjunction with vehicle racing - applicable to the Immokalee Regional Airport only, and subject to the provisions of section 5.05.10.C.1. - C.6. of this Code. Recreational vehicles, tents, and other structures and facilities allowed in the campground for temporary habitation, shall be allowed for no more than seventy-two (72) consecutive hours.

c.

Conditional uses. The following uses are permitted as conditional uses in the industrial district (I), subject to the standards and procedures established in section 10.08.00.

1.

Adult day care centers (8322).

i.

Shall not be located within 500 feet of the nearest property line of land uses encompassing wholesale storage of gasoline, liquefied petroleum, gas, oil, or other flammable liquids or gases.

ii.

Shall not be located on the same street customarily utilized by construction truck traffic from asphalt plants and excavation quarries.

iii.

Shall have a minimum lot area of 20,000 square feet and a minimum lot width of 100 feet.

iv.

Shall provide a minimum usable open space of not less than 30 percent of the total square footage of the lot area.

2.

Child day care services (8351), provided:

i.

All areas and surfaces readily accessible to children shall be free of toxic substances and hazardous materials. This shall include all adjacent and abutting properties lying within 500 feet of the child care center's nearest property line.

a)

For purposes of this subsection, the following definitions shall apply:

i)

Hazardous materials: A material that has any of the following properties; ignitable, corrosive, reactive and/or toxic.

ii)

Toxic substances: A substance which is or is suspected to be, carcinogenic, mutagenic, teratogenic, or toxic to human beings.

ii.

It shall not be located within 500 feet of the nearest property line of land uses encompassing wholesale storage of gasoline, liquefied petroleum, gas, oil, or other flammable liquids or gases.

iii.

It shall not be located on the same street customarily utilized by construction truck traffic from asphalt plants and excavation quarries.

iv.

It shall have a minimum lot area of 20,000 square feet and a minimum lot width of 100 feet.

v.

It shall provide a minimum usable open space of not less than thirty (30) percent of the total square footage of the lot area.

vi.

It shall provide that all open spaces to be used by children will be bounded by a fence of not less than five (5) feet in height, to be constructed of wood, masonry or other approved material.

vii.

It shall provide a landscape buffer in accordance with section 4.06.00.

viii.

It shall comply with the State of Florida Department of Health and Rehabilitative Services Child Day Care Standards, Florida Administrative Code.

ix.

Where a child care center is proposed in conjunction with, and on the same parcel as, a facility which is a permitted use, the requirements set forth in subsections i. through—viii. above, with the exceptions of subsections iv. and v., shall be used to provide the protections to children using the child care center intended by this section consistent with the development of the proposed permitted use.

3.

Chemical and allied products (2812—2899).

4.

Communications (groups 4812—4899 including communications towers that exceed specified heights subject to all requirements of section 5.05.09.).

5.

Electric, gas, and sanitary services (4911—4971).

6.

Fabricated metal products (3482—3489).

7.

Food and kindred products (2011 and 2048 including slaughtering plants for human and animal consumption).

8.

Heliports/Helistops, public and private: For restrictions and conditions see section 5.05.14 Heliports and Helistops.

9.

Leather tanning and finishing (3111).

10.

Lumber and wood products (2411, 2421, 2429).

11.

Motor freight transportation and warehousing (4226, oil and gas storage, and petroleum and chemical bulk stations, but not located within 500 feet of a residential zoning district).

12.

Oil and gas extraction (1321, 1382).

13.

Paper and allied products (2611).

14.

Petroleum refining and related industries (2911—2999).

15.

Primary metals industries (3312—3399).

16.

Refuse systems (4953).

17.

Rubber and miscellaneous plastics products (3061—3089).

18.

Stone, clay, glass, and concrete products (3211, 3229, 3241, 3274, 3291—3299).

19.

Textile mill products (2231, 2261—2269, 2295, 2296).

20.

Transportation by air (4581 airport flying fields).

21.

Transportation services (4789 stockyards).

22.

Vehicle racing - applicable to the Immokalee Regional Airport only.

23.

Wholesale trade-durable goods (5015, 5051, 5052, 5093). Wholesale trade-nondurable goods (5162, 5169, 5171, 5172, 5191).

24.

Homeless shelters.

25.

Soup kitchens.

26.

Any other industrial use which is comparable in nature with the foregoing list of permitted uses and consistent with the purpose and intent statement of the district, as determined by the board of zoning appeals pursuant to section 10.08.00.

B.

Business Park District (BP). The purpose and intent of the business park district (BP) is to provide a mix of industrial uses, corporate headquarters offices and business/professional offices which complement each other and provide convenience services for the employees within the district; and to attract businesses that create high value added jobs. It is intended that the BP district be designed in an attractive park-like environment, with low structural density and large landscaped areas for both the functional use of buffering and enjoyment by the employees of the BP district. The BP district is permitted by the urban mixed use, urban commercial, and urban-industrial districts of the future land use element of the Collier County GMP.

1.

The following uses, as identified within the latest edition of the Standard Industrial Classification Manual, or as otherwise provided for within this section, are permitted as of right, or as uses accessory to permitted primary or secondary uses, or are conditional uses within the business park district.

a.

Permitted primary uses. One hundred percent of the total business park district acreage is allowed to be developed with the following uses:

1.

Aircraft and parts (3721—3728).

2.

Apparel and other finished products (2311—2399).

3.

Business services (7311).

4.

Communications (4812—4899 including communication towers limited in height to 100 feet and subject to section 5.05.09.).

5.

Construction: Special trade contractors (1711—1799).

6.

Depository and non-depository institutions (6011, 6019, 6081, 6082).

7.

Drugs and medicines (2833—2836).

8.

Eating places (5812 not including fast foods, walk-up windows and drive-thru restaurants).

9.

Educational services (8221—8299).

10.

Electronic and other electrical equipment manufacturing (3612—3699).

11.

Engineering, accounting, research, management and related services (8711—8748).

12.

Food manufacturing (2034, 2038, 2053, 2064, 2066, 2068, 2096, 2098, 2099).

13.

Furniture and fixtures manufacturing (2511—2599).

14.

Government offices/buildings (9111—9222, 9224—9229, 9311, 9411—9451, 9511—9532, 9611—9661).

15.

Health services (8011—8049).

16.

Industrial and commercial machinery and computer equipment (3511—3599).

17.

Industrial inorganic chemicals (2812—2819).

18.

Job training and vocational rehabilitation services (8331).

19.

Leather and leather products (3131—3199).

20.

Measuring, analyzing, and controlling instruments; photographic, medical and optical goods; watches and clocks manufacturing (3812—3873).

21.

Medical laboratories and research and rehabilitative centers (8071, 8072, 8092, 8093).

22.

Miscellaneous manufacturing industries (3911—3999).

23.

Motion picture production (7812—7819).

24.

Motor freight transportation and warehousing (4225 mini- and self- storage warehousing only and subject to the following criteria:

i.

The use of metal roll-up garage doors located on the exterior of the perimeter buildings and walls of buildings which are visible from a public right-of-way is prohibited; and

ii.

Access to individual units whether direct or indirect must be from the side of a building that is oriented internally;

iii.

No building shall exceed 100 feet in length when adjacent to a residential zoning district;

iv.

No outdoor storage of any kind is permitted; and

v.

Storage units shall be utilized for storage purposes only.

25.

Paper and allied products (2621—2679).

26.

Plastic materials and synthetics (2821, 2834).

27.

Printing, publishing and allied industries (2711—2796).

28.

Rubber and miscellaneous plastics products (3021, 3052, 3053).

29.

Security/commodity brokers (6211);

30.

Transportation equipment (3714, 3716, 3731, 3732, 3751, 3792, 3799).

31.

United States Postal services (4311).

32.

Wholesale trade durable goods (5021, 5031, 5043—5049, 5063—5078, 5091, 5092, 5094—5099).

33.

Wholesale trade nondurable goods (5111—5159, 5181, 5182, 5191 except that wholesale distribution of chemicals, fertilizers, insecticides, and pesticides shall be a minimum of 500 feet from a residential zoning district (5192—5199).

34.

Any other use which is comparable in nature with the forgoing uses and is otherwise clearly consistent with the intent and purpose statement of the district.

b.

Permitted secondary uses accessory to the business park district. Development is limited to a maximum of 30 percent of the total acreage of the business park district for the following uses:

1.

Business services (7312, 7313, 7319, 7331, 7334—7336, 7342, 7349, 7352, 7361, 7363, 7371—7384, 7389).

2.

Child day care services (8351).

3.

Depository and non-depository institutions (6021—6062, 6091, 6099, 6111—6163).

4.

Drug stores (5912, limited to drug stores and pharmacies) in conjunction with health services group and medical laboratories/research/rehabilitative groups.

5.

Hotels (7011 hotels only). Maximum density 26 units per acre when located within activity centers and 16 units per acre when located outside activity centers. The maximum floor area ratio for hotels shall not exceed a factor of 0.60.

6.

Membership organizations (8611); business associations (8621); professional organizations (8631); labor unions and similar labor organizations.

7.

Personal services (7215—7231, 7241).

8.

Physical fitness facilities and bowling centers (7991, 7933).

9.

Professional offices; insurance agencies (6411); insurance carriers (6311—6399); real estate (6531, 6541, 6552, 6553); holding and other investment offices (6712-6799); attorneys (8111).

10.

Travel agencies (4724).

c.

Accessory uses to permitted primary and secondary uses:

1.

Uses and structures that are accessory and incidental to uses permitted as of right in the BP district.

2.

Caretaker's residence, subject to section 5.03.05.

3.

Retail sales and/or display areas as accessory to the principal use, not to exceed an area greater than 20 percent of the gross floor area of the permitted principal use and subject to retail standards for landscaping, parking and open space.

4.

Recreational vehicle campground and ancillary support facilities when in conjunction with temporary special events such as air shows and the like - applicable to the Immokalee Regional Airport only, and subject to the provisions of section 5.05.10.C.1. - C.6. of this Code. Recreational vehicles, tents, and other structures and facilities allowed in the campground for temporary habitation, shall be allowed for no more than seventy-two consecutive hours.

5.

Recreational vehicle campground and ancillary support facilities when in conjunction with vehicle racing - applicable to the Immokalee Regional Airport only, and subject to the provisions of section 5.05.10.C.1. - C.6. of this Code. Recreational vehicles, tents, and other structures and facilities allowed in the campground for temporary habitation, shall be allowed for no more than seventy-two consecutive hours.

d.

Conditional uses:

1.

Ancillary plants .

2.

Vehicle racing - applicable to the Immokalee Regional Airport only.

(Ord. No. 08-11, § 3.G; Ord. No. 08-63, § 3.D; Ord. No. 10-23, § 3.G; Ord. No. 14-33, § 3.C; Ord. No. 18-18, § 3.C)