[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6484848,"mediaKeyId","5563740-48efa6158620cff4afaa47404d6c2b49","parentId",5563740,"title","Developer seeks PD amendment after county utilities removed trees for watermain; planning board recommends approval","audioSeconds",419,"startMs",419000,"endMs",838000,"viewUrl","/Search/View?dp=1&key=5563740-48efa6158620cff4afaa47404d6c2b49&start=419&end=838","thumbnailUrl","https://assets.pipeline.soar.com/5563740-48efa6158620cff4afaa47404d6c2b49/thumbnail_419000.jpg","articleUrl","/articles/6484848/Charlotte-County/Florida/Developer-seeks-PD-amendment-after-county-utilities-removed-trees-for-watermain-planning-board-recommends-approval","mediaUrl","https://secure.pipeline.soar.com/6484848-c525066f591d7737c41b588f117fcca9/orig.mp4?Expires=1770486108&Signature=WTyDjvtC1itBd-WDNaXDWU5n-5ms-4bQ4gC~6v5eoV0~fc1WoSPEzIccqhf0fypWGT9slDhmog5cS2-4OPjTvgFIgxm-Jne8Vk4z6uJp~yRv~dEMUPmiAwTtZ2lMFQUhxn5TYHzFc3R-o3FNVCMeQMw9lXMdp1lix-pz9MxdHBqcjC2pS6nIP4uU6XDgS1sThzMbaHsb~1-byDnaPI5~pG7ukl9ddr2jprmmNX23ZXmgT~RjbW~c5fC7ez~rkVHyQ97PTVO7M3voXjiEgPRmAHOD7m1taz5IICO3BSodwpoBuAAxBlekZZSktt5ELRjVpIR1dEQPMJLr0WNH3r~g1Q__&Key-Pair-Id=KUT5TJCACFTXG","author","Charlotte County","date","2025-08-11T13:30:00Z","article","The Charlotte County Planning and Zoning Board voted to forward application PD‑25‑09 to the Board of County Commissioners with a recommendation of approval to modify a planned‑development (PD) condition that defines a 25‑foot natural buffer along State Road 776 in Port Charlotte.

Jay Shao, community development staff, said the item is a major modification to Ordinance No. 2024‑017 that would amend PD Condition M to define and enforce the natural buffer standard on Tracks S, T and U of the KL Westport Expansion LLC project within the Murdock Village CRA. Staff displayed aerials and a site plan and said that, during installation of an oversized water main, approximately 30 trees in the PD setback were removed and roughly 15 of those were outside the public‑utility easement; the applicant proposes to replace those trees under a defined replacement standard.

Paul Martin, vice president of development for Coulter Group, the applicant’s representative, told the board the water main was installed at the property line and large machinery, plus Charlotte County Utilities’ 10‑foot clearance policy near utility lines, required removal of trees. Martin said the developer plans to replant the removed trees but needs a PD amendment to reflect how and where replacements would be placed.

Staff and the applicant presented a draft PD modification that specifies tree size thresholds, replacement species and locations and a process for review. County staff advised the board that the proposed modification is not inconsistent with the comprehensive plan or county land‑development regulations and that the PD condition was originally imposed by the Board of County Commissioners; the ultimate decision will rest with the BCC.

After public comment (no speakers registered), the board moved to forward PD‑25‑09 with a recommendation of approval based on the staff report dated 08/02/2025 and the testimony at the hearing. The motion was carried and the item will go to the Board of County Commissioners for final action.

If approved by the BCC, the change will permit the applicant to replace specified removed trees in locations and sizes described in the submitted PD amendment rather than be held to the unmodified PD condition that had prohibited removal. County staff and the applicant noted that Charlotte County Utilities had contracted to oversize the line and that the right‑of‑way between pavement edge and property line is constrained by utilities.","mediaType","Video","parentTitle","Charlotte County - Charlotte County Planning and Zoning Board Meeting","oneSentenceSummary","Charlotte County staff and a developer told the Planning and Zoning Board that utility installation removed trees inside a planned‑development buffer, and the board voted to forward an amendment (PD‑25‑09) to the Board of County Commissioners with a recommendation of approval.","taxTitle","Charlotte County, Florida","taxId",12752,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6484838,"Neighbors oppose proposed 453‑acre sand mine; planning board votes 3–2 to recommend denial",6853,2403000,9256000,"/Search/View?dp=1&key=5563740-48efa6158620cff4afaa47404d6c2b49&start=2403&end=9256","https://assets.pipeline.soar.com/5563740-48efa6158620cff4afaa47404d6c2b49/thumbnail_2403000.jpg","/articles/6484838/Charlotte-County/Florida/Neighbors-oppose-proposed-453acre-sand-mine-planning-board-votes-32-to-recommend-denial","https://secure.pipeline.soar.com/6484838-b9888abfb24ca45340032a7f0d024ab5/orig.mp4?Expires=1770486108&Signature=FTcvXL62BF~K57bksT3wryiScX4Xa8LvdswU3dTJFKs8Mgs60k7eLwOUzoVoWMLPfJJqIlKdNhADD2ckekDv-DTRTjFTb13DH8LeESPlcJJalhfOO74c4d~YdM5Be3jrBx8uskN5nQq65VN9YKgt3DACzYuTI1D7JdS9Pyo6YidGNAqfj9JYcfGU5FAr9aegTcT5NkynSlXJcFA~8f8CAQyh0smUWZoFMngvS0YXr6wN0JT66Psef0fgFQBk3qHbu53Jv6xozG~FuAz0Ks--U6e~CYeUecKEBR1VAHp5GgEWSAoFbqBeiOnZ869hS8fbjJ5OFwtDlIWJ29eXDD~Qlw__&Key-Pair-Id=KUT5TJCACFTXG","The Charlotte County Planning and Zoning Board voted 3–2 to recommend denial of application PL‑25‑01 (a large‑scale plan amendment to Mineral Resource Extraction, MRE) and its companion rezoning Z‑25‑12 (to Excavation & Mining, EM) for approximately 453.27 acres owned by Thomas J. Chastain Jr.

Staff presentation and findings
Jay Shao, community development planner, reviewed the requests and county standards for Mineral Resource Extraction (MRE) and Excavation & Mining (EM) zoning. Shao said the property is located in the rural service area north of Burmont Road and west of State Road 31 in Commission District 1, is approximately 453.27 acres, and is outside mapped MRE prohibited areas, outside the prime aquifer recharge area, and outside a one‑half‑mile setback to Shell Creek system. Shao noted isolated wetlands on the property and nearby residences. She said the site meets the MRE minimum acreage and that the applicant submitted a transportation impact statement; county transportation engineering staff agreed the additional trips would not significantly degrade level of service on Burmont Road but recommended a left‑turn lane.

Shao described required mitigation under the MRE designation including a wildlife‑corridor conservation easement for a portion of the property, submittal of a post‑excavation reclamation plan and final conservation easement prior to issuance of local excavation permits. She concluded by saying staff’s professional opinion was that the large‑scale amendment and rezoning “meets and is consistent with all requirements” in the comprehensive plan and county code, subject to standard permitting steps.

Public comment and concerns
Several dozen residents and local planners spoke during an extended public‑comment period and raised recurring themes: groundwater and watershed risks to Shell Creek and the Peace River, dust and health concerns for people and livestock, increased heavy‑truck traffic and potential roadway safety hazards on local two‑lane roads (Burmont/Beaumont/Vermont Road), property‑value loss, and the cumulative effect of existing and pending mining operations nearby.

Speakers included retiree and longtime resident Carrie DeHart, who told the board: “The proposed rezoning would permit the owners in time to operate a dirt mining operation.” Richard Little, who owns property that abuts the site, said the proposal’s proximity to Shell Creek raised “significant” drinking‑water risk concerns. Max Forgy, a planning consultant representing several neighbors, cited Florida Statutes 163.3164’s definition of compatibility and urged the board not to amend the comprehensive plan for the site, saying the proposed mining operation would have “undue negative impact” on surrounding residences.

Other commenters described local flooding and drainage concerns, historical changes to on‑site ponds, and questioned whether a full, independent wetlands delineation and hydrologic review had been completed. Several speakers said there are already multiple mines in the broader area (including operations and those in permitting) and warned of cumulative impacts from approving another large excavation.

Applicant response
Attorney Rob Berenson, representing the applicant, argued the site meets the locational and size criteria for MRE under the comprehensive plan, that the county needs material for road and development projects, and that the applicants would comply with permitting and mitigation requirements, including traffic mitigation. He requested the board recommend approval. A county transportation engineer and a consultant provided technical responses on traffic counts and the TIS; the consultant said the pit would add roughly 22 trucks per peak hour to Burmont Road and that impacts did not exceed adopted level‑of‑service thresholds.

Board action
After more than two hours of testimony and discussion, a motion was made to forward PL‑25‑01 to the Board of County Commissioners with a recommendation of denial of transmittal to the state review agencies. The motion passed 3–2. The companion motion to forward Z‑25‑12 with a recommendation of denial also passed 3–2. Board members opposing the recommendation to deny said the landowner has property rights and the site meets certain locational criteria; members voting to deny cited watershed, cumulative‑impact and community‑compatibility concerns.

Next steps
The Planning and Zoning Board’s recommendation will be transmitted to the Board of County Commissioners, which will consider the land‑use amendment and rezoning at a future hearing. If the BCC transmits the plan amendment to state review, the state agencies will review consistency with statutes; if the BCC accepts the board’s recommendation to deny transmittal, the applicant may revise and refile or appeal.

Key factual details reported to the board
- Site area: approximately 453.27 acres.
- Location: north of Burmont Road, west of State Road 31; Commission District 1.
- Nearby resources: isolated wetlands on site; Shell Creek watershed nearby; multiple private wells and residences within 500 feet and within the half‑mile study area (staff tallies shown in packet).
- Staff recommendations: staff found the applications consistent with MRE criteria and county code, subject to permitting processes (wildlife corridor, conservation easement, reclamation plan, TIS mitigation).","After extended public comment raising groundwater, dust and traffic concerns, the Charlotte County Planning and Zoning Board voted 3–2 to recommend denial of a plan amendment and rezoning that would allow a 453‑acre commercial excavation and mining operation in eastern Charlotte County.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6484842,"Planning board backs Sandhill DRI amendment to convert multifamily rights to commercial space and limits uses on rezoned parcel",863,1357000,2220000,"/Search/View?dp=1&key=5563740-48efa6158620cff4afaa47404d6c2b49&start=1357&end=2220","https://assets.pipeline.soar.com/5563740-48efa6158620cff4afaa47404d6c2b49/thumbnail_1357000.jpg","/articles/6484842/Charlotte-County/Florida/Planning-board-backs-Sandhill-DRI-amendment-to-convert-multifamily-rights-to-commercial-space-and-limits-uses-on-rezoned-parcel","https://secure.pipeline.soar.com/6484842-37f2fa317fe765e148882ea25024918c/orig.mp4?Expires=1770486108&Signature=mzn7X3YtofMTxPD6zUCHCfWoFKszFAZaVDcWv-6QW3zM~sG6zdjLXDgFBrkdN2bdS1DVWF0ifd7ly-hVfdPbx4qkMVekPpJQxwO44rMr0kChX8r3Ka7ilkzhfGh5oJOlpWuEsZl798L2kcHFI5PtLIzboYkG7W9gNQea6t4NghZd2VXh30gEsEvhOWuetksNbOk~b8Io-vhAY6nzu3GSo10SaBHjv9N4eI-7TP~8RjuZ9S34m~FZmXbltSQgTAlkQPBPQpZpaxiKjdVJkm40jVLi1zas4jS9bzkTvOzUXYhA6iPUgfbwvO2Q3Ea96ihTMN1Qg0oVYb4NWzawjYHTvw__&Key-Pair-Id=KUT5TJCACFTXG","The Charlotte County Planning and Zoning Board voted to forward two related petitions — LAD‑25‑03 (an amendment to the Sandhill DRI development order) and PD‑25‑05 (a PD rezoning) — to the Board of County Commissioners with recommendations of approval.

Jay Shao, community development planner, said the applicant (African Golden Key Properties LLC) requests an exchange of 104 multifamily units for 17,368 square feet of commercial uses on Parcel 5‑16 of Track 5 of the Sandhill DRI; the applicant also asked to assign approximately 14,841 square feet of currently unallocated commercial rights to the parcel so that, collectively, the parcel could authorize about 32,209 square feet of commercial development if approved. The Sandhill DRI covers about 713 acres in the Kings Highway / I‑75 area; the parcel under discussion is roughly 32 acres and staff said it includes about 10.5 acres that would be preserved as park and about 15.67 acres of on‑site wetlands to be preserved.

Shao said the applicant supplied a traffic‑impact statement (TIS) and that staff’s review found the proposed conversion and PD conditions to be consistent with the county’s comprehensive plan and the DRI order when conditioned to limit uses. The PD conditions proposed for Parcel 5‑16 would limit permitted commercial uses to a short list (staff explained exact PD restrictions) and set a 30‑foot maximum building height for new structures. Staff also recommended a minimum 25‑foot buffer from adjacent wetlands and a Type C buffer with a six‑foot opaque fence where commercial uses abut sensitive resources.

Rob Berenson, counsel for the applicant, confirmed the request uses the DRI’s approved equivalency matrix and said a traffic signal at the site would be installed “as the development occurs.” Berenson said the conversion would provide commercial services within the Deep Creek area and that the proposed limits in the PD are designed to minimize impacts on surrounding residential areas.

The board asked clarifying questions about the park designation (staff confirmed the 10.5‑acre area includes an FPL easement and is not a conventional public park), wetlands and buffers, and the list of permitted uses in the PD. After public comment (no speakers registered on the record for this item) the board voted to forward LAD‑25‑03 and PD‑25‑05 to the Board of County Commissioners with recommendations of approval, including PD conditions A through M.

If the BCC adopts the amendments and rezoning, Parcel 5‑16’s use designation and the Sandhill DRI map exhibits would be revised to authorize the stated commercial square footage and the PD would limit uses and require wetlands preservation and buffers as described in the staff report and proposed PD conditions.","The Planning and Zoning Board recommended approval of two related petitions to amend the Sandhill DRI and to rezone Parcel 5‑16 to PD, authorizing commercial uses in lieu of 104 multifamily units and assigning unallocated commercial rights; protections for wetlands and buffers were part of staff recommendations.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6484853,"Planning board recommends approval of partial vacation of Missouri Avenue right-of-way",196,166000,362000,"/Search/View?dp=1&key=5563740-48efa6158620cff4afaa47404d6c2b49&start=166&end=362","https://assets.pipeline.soar.com/5563740-48efa6158620cff4afaa47404d6c2b49/thumbnail_166000.jpg","/articles/6484853/Charlotte-County/Florida/Planning-board-recommends-approval-of-partial-vacation-of-Missouri-Avenue-right-of-way","https://secure.pipeline.soar.com/6484853-3c71da099b726b2ce9cd9585c6d55de8/orig.mp4?Expires=1770486108&Signature=QtybDow4dVP-CQQZRkLz1Epj-oO1G39hJeVmLp03~Gh363p8wmv47dIqoMfbTeVNSJPA9ylDyAjFuSeWBHV7Kt3inhNABQxfjOgEXnTXuygFjsd0QktGe412DZQebzireEAhQMyqKBVWaOw6o8LBNNqHeQjWQwZU2eKqoCZyHnHqv8eP3pKxZQR3Y52vptlG--aFPUUhndJP6bKWraGjZgHOcHfAMnEFDP63YiX2rDW3-7c9QPoIIZajk57HQFFCyK2hDRu73XH-yuYkf~HGN-haXpU5DOi6vN83oyzzopynEIVG7jkcAhAhl8vgh-14nIQMQWFo7TCpV3QlUTIYPg__&Key-Pair-Id=KUT5TJCACFTXG","The Charlotte County Planning and Zoning Board voted to forward application SB‑25‑03 to the Board of County Commissioners with a recommendation of approval to vacate a 30‑foot portion of Missouri Avenue in Grove City.

The vacation petition, presented as a legislative item by Sean Cullinan, planning and zoning official, would vacate a portion of right‑of‑way platted in 1886 (plat book 1, page 4) located generally north of Nebraska Avenue, east of Cindy Lane, south of Maryland Avenue and west of Smith Street in Commission District 3. Staff said the strip is vacant and that the property owners listed on the application were Tyler and Agatha Mann; Agatha Mann has since died and the applicant refiled for the surviving portion.

The board opened and closed public comment without speakers. An unnamed applicant who identified themself at the podium confirmed they had refiled, repaid fees, and were present to answer questions. No objections were raised in the hearing record.

After discussion the board moved to forward SB‑25‑03 to the Board of County Commissioners with a recommendation of approval “based on the findings and analysis and the staff memo dated 07/22/2025” and evidence presented at the hearing. The chair called the vote and the motion carried; the item will advance to the BCC for final action.

The action is a recommendation only; any conveyance of vacated right‑of‑way and related dedications or transfers will be resolved by the Board of County Commissioners in a subsequent hearing.

The staff packet attached maps showing the right‑of‑way, aerial imagery, and the county’s future‑land‑use and zoning designations (manufactured home conventional; future land use: low‑density residential).","The Charlotte County Planning and Zoning Board voted to forward a recommendation of approval to the Board of County Commissioners for a petition to vacate a 30-foot portion of Missouri Avenue in Grove City (SB‑25‑03). The applicant refiled after a co‑applicant died; no public opposition was raised at the hearing.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6484832,"County seeks to make neighborhood park permanent; planning board backs rezoning to Parks & Recreation",540,9855000,10395000,"/Search/View?dp=1&key=5563740-48efa6158620cff4afaa47404d6c2b49&start=9855&end=10395","https://assets.pipeline.soar.com/5563740-48efa6158620cff4afaa47404d6c2b49/thumbnail_9855000.jpg","/articles/6484832/Charlotte-County/Florida/County-seeks-to-make-neighborhood-park-permanent-planning-board-backs-rezoning-to-Parks-Recreation","https://secure.pipeline.soar.com/6484832-a7424466b773643836e154b66b3cf4d4/orig.mp4?Expires=1770486108&Signature=MBSttYuPDl5z41SflOZaavZMZoisIROXQ8MhsF~WsZ2VB-6V2I2SgQVzRPDl2ok5H5Z0LrccrKjfRFQ7E~JmEw~nV7ayyZTyaU6E0wzzD9JOeeAo7SnnGz6EibuaDBCEQDiLlB~pSurizlQVuRe8npoCKqJlgZYQFViXoqL~uwRh6y97vqq8RsAYEKUr~2gKkIuoyx7~v~xHMiPBLu48QGs2snFMPnqopbN3~ecMchFucBVEYDCw0h1peKRGvYlCIc70h14ZSVRqk6SoS2zhut3u1kN~XNLToEcnSoNdpGidY~dZt6xcZLetOfreLzqtmB2jG5P~FUSExbonJkllBw__&Key-Pair-Id=KUT5TJCACFTXG","Charlotte County staff presented a package of county‑initiated petitions to certify two transferable density units and to change the land‑use and zoning of a county park parcel from Low‑Density Residential (LDR) / RSF‑5 to Parks & Recreation (PKR) and the board voted to forward all three items to the Board of County Commissioners with recommendations of approval.

Jay Shao, community development planner, said the three petitions (CSC‑25‑18, PS‑24‑08 and Z‑24‑17) would certify two transferable density units for the subject property and change the future land‑use map from LDR to PKR and the zoning atlas from RSF‑5 to PKR. Staff said the property contains a county park that has been improved with county funds (recent county investment cited) and that multiple building permits associated with the park were issued in 2016, 2021 and 2022; these factors allow certification of two transferable density units under the county’s TDU policy. Shao stated that staff considers Parks & Recreation the most appropriate designation for the site given current and intended county use.

A nearby resident, Ben Stark, said he and his family moved to a corner lot near the park and asked whether the change would increase outside visitation; staff and county representatives confirmed the parcel is a county park and that the map/zoning change is intended to preserve the site as parkland and to prevent future residential development on the parcel.

The board closed public comment and voted to forward CSC‑25‑18, PS‑24‑08 and Z‑24‑17 to the Board of County Commissioners with recommendations of approval, citing the staff report dated 07/03/2025 and the evidence presented at the hearing. Staff clarified that the county will retain the certified TDU certificate in its account for future use or retirement and that the TDU will not automatically enter incentive buckets unless the BCC establishes a policy for utilization.

The Board of County Commissioners will take up the requested map and zoning amendments and certification in September. If adopted, the change will formalize the county’s ownership and park use by placing the parcel in the Parks & Recreation future‑land‑use category and zoning district.","Charlotte County initiated three companion actions to certify two transferable density units and to change the future‑land‑use and zoning of a county park parcel to Parks & Recreation. The Planning and Zoning Board recommended approval of the certifications and map/zoning amendments.","actionData","errors"]

Article not found

Developer seeks PD amendment after county utilities removed trees for watermain; planning board recommends approval

Neighbors oppose proposed 453‑acre sand mine; planning board votes 3–2 to recommend denial

Planning board backs Sandhill DRI amendment to convert multifamily rights to commercial space and limits uses on rezoned parcel

Planning board recommends approval of partial vacation of Missouri Avenue right-of-way

County seeks to make neighborhood park permanent; planning board backs rezoning to Parks & Recreation