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CCPC-LDC Minutes 04/02/2026 (Draft)April 2, 2026 Page 1 TRANSCRIPT OF THE MEETING OF THE COLLIER COUNTY PLANNING COMMISSION Naples, Florida, April 2, 2026 LDC AMENDMENTS LET IT BE REMEMBERED that the Collier County Planning Commission, in and for the County of Collier, having conducted business herein, met on this date at 5:05 p.m., in SPECIAL SESSION in Building "F" of the Government Complex, East Naples, Florida, with the following members present: Chairman: Joe Schmitt, Vice Chairman: Chuck Schumacher, Secretary: Paul Shea, Randy Sparrazza Michael Petscher Michelle L. McLeod Amy Lockhart, CC School Board ALSO PRESENT: Mike Bosi, Planning and Zoning Director Heidi Ashton-Cicko, Managing Assistant County Attorney Courtney DeSilva, County Attorney's Office Ailyn Padron, Management Analyst I James Sabo, Planner III April 2, 2026 Page 2 MR. BOSI: Chair, you have a live mic. CHAIRMAN SCHMITT: Okay. We have one item to address, and this is the -- we've -- since -- we've already gone through all the formalities with Pledge of Allegiance and roll call, so we're just going to continue right to the item, but this is an item -- this is an issue with PL20250014625. It's a compatible use, and this is an advertised public hearing to amend -- say again -- COMMISSIONER SCHUMACHER: No, I didn't say anything. CHAIRMAN SCHMITT: -- oh, to amend the Ordinance 04-41, which is the Collier County Land Development Code. So with that, I turn it over to staff. And let me go back to here. With that, it's up to staff. MR. JOHNSON: Great. Thank you, Mr. Chair. CHAIRMAN SCHMITT: Mr. Johnson. MR. JOHNSON: For the record, Eric Johnson, LDC planning manager. Today -- tonight I have the opportunity to propose to you a Land Development Code Amendment that would update LDC Section 02.03.04. That's the industrial zoning districts. It would -- it would be to add the comparable-use determination process to the list of permitted uses to the "I" zoning district. And the reason why we're meeting at 5:05 is because we are proposing to change the list of permitted uses, and that requires a hearing at 5:05 or after. So thank you, everyone, for serving and for coming here and bearing with this LDC amendment. So you can see on your screen, No. 59, that's what the proposed language would be. This is standard for other comparable-use provisions in the other zoning districts. And I'll just read it for the record. "Any other industrial use which is comparable in nature with the list of permitted uses and consistent with the purpose-and-intent statement of the district as determined by the Hearing Examiner or April 2, 2026 Page 3 CCPC pursuant to LDC Section 10.02.06.K." The reason why we're doing this LDC amendment, it was Board directed. Late last year the Board directed staff to move forward with adding the industrial -- the comparable-use provisions to the "I" zoning district. And let me just read to you what the comparable-use determination provisions are in case -- I'm not going to read everything, just the opening paragraphs, because I'm not sure if everyone knows it. "The following comparable-use determinations, CUDs, shall be used to determine whether a use at a site-specific location is comparable in nature and consistent with the list of permitted uses and the purpose-and-intent statement of the Zoning District Overlay or PUD. Approval of a CUD made at one location shall not be construed to mean the use is entitled in a different location." So that's what we're doing. That's what we're proposing. We're looking for your recommendation. I would like to point out that this has been reviewed by the DSAC, the Development Services Advisory Committee, and their subcommittee. And the DSAC and subcommittee are asking to consider not only the -- they recommended approval, but they're asking to consider adding the same provision to the "A" zoning district, the rural agricultural zoning district. So I wanted to make sure that I communicated that to you as what -- as will I to the Board of County Commissioners. CHAIRMAN SCHMITT: Eric, does this -- is this part of the zoning verification letter that they would get this for compar- -- for comparable use? Somebody would come in and ask for a verification of use? Is that what -- it required this? MR. BOSI: Their use -- Mike Bosi, Planning and Zoning director. April 2, 2026 Page 4 At one period of time we had an evaluation from staff from the zoning verification letter as a use, could it be a comparable in nature. From that, we actually developed the comparable-use determination process, and it's now a public-hearing process that goes before the HEX towards where there's a set criteria of evaluating factors to ensure that the use could be found to be consistent and compatible with the use -- other uses in the -- or in the similar zoning district. And the -- we had it towards where it used to be if it was in a straight zoning category, if you had that use at one location, it would be made available to all locations. The Board of County Commissioners didn't -- modified that about three years ago where they added the language where Eric read where it's only at that location where that use can be added to it. It's not every industrially zoned property of land that could accommodate this new -- the proposed use. And because of -- so because of that, we've modified it over time to be very site specific, and it's really -- it's comparing one use that's not in the zoning district to the other uses: Noise, odor, intensity, traffic generation, water consumption, vehicle types. All those different things that are evaluated are what is -- the bar that's set to whether that use could be found to be comparable or not at that specific location. CHAIRMAN SCHMITT: So it is an application process to the Hearing Examiner? MR. BOSI: Yes. CHAIRMAN SCHMITT: It's no longer a -- MR. BOSI: No. CHAIRMAN SCHMITT: -- zoning verification letter signed by the Planning director? MR. BOSI: No. It is longer a zoning verification. It is a full-scale public hearing. April 2, 2026 Page 5 CHAIRMAN SCHMITT: Okay. Any other -- COMMISSIONER McLEOD: Motion? CHAIRMAN SCHMITT: Any other questions? COMMISSIONER McLEOD: Motion to approve. CHAIRMAN SCHMITT: Motion to approve. Do I hear a second? COMMISSIONER SPARRAZZA: Second. CHAIRMAN SCHMITT: All in favor, say aye. COMMISSIONER SHEA: Aye. CHAIRMAN SCHMITT: Aye. COMMISSIONER SCHUMACHER: Aye. COMMISSIONER SPARRAZZA: Aye. COMMISSIONER PETSCHER: Aye. COMMISSIONER McLEOD: Aye. CHAIRMAN SCHMITT: Any opposed, like sign. (No response.) CHAIRMAN SCHMITT: It passes unanimous. Well done, Eric. MR. JOHNSON: Thank you, everyone. COMMISSIONER SCHUMACHER: Great job. CHAIRMAN SCHMITT: I didn't know we got rid of the -- I didn't know we got rid of the zoning verification letter. THE COURT REPORTER: Say adjourned. CHAIRMAN SCHMITT: Adjourned. ***** April 2, 2026 Page 6 There being no further business for the good of the County, the meeting was adjourned by order of the Chair at 5:16 p.m. COLLIER COUNTY PLANNING COMMISSION _____________________________________ JOE SCHMITT, CHAIRMAN These minutes approved by the Board on ____________, as presented ______________ or as corrected _____________. TRANSCRIPT PREPARED ON BEHALF OF VERITEXT BY TERRI L. LEWIS, RPR, FPR-C, COURT REPORTER AND NOTARY PUBLIC.