[{"_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",6485732,"mediaKeyId","5584485-d416422c656a464a2358a01e52d2a085","parentId",5584485,"title","BZA approves expansion of local assisted‑living home from six to 12 beds with conditions","audioSeconds",2294,"startMs",9966300,"endMs",12261015,"viewUrl","/Search/View?dp=1&key=5584485-d416422c656a464a2358a01e52d2a085&start=9966&end=12261","thumbnailUrl","https://assets.pipeline.soar.com/5584485-d416422c656a464a2358a01e52d2a085/thumbnail_9966300.jpg","articleUrl","/articles/6485732/Charlotte-County/Florida/BZA-approves-expansion-of-local-assistedliving-home-from-six-to-12-beds-with-conditions","mediaUrl","https://secure.pipeline.soar.com/6485732-9d8179c9726a2ece5ee7862f9bdf4893/orig.mp4?Expires=1771161764&Signature=Qxprx-HgRINCrsTRdhHE19hGGHQp8fkE8aACvFd~EZ-Aum0kczO0jHSF-oxHm3KfF2EcnLzcCvBetWhzkTobI-W6oNiOQebe~saxyHRqeWhE80h8TdgEVGjhQLiVnAXpSeXfTNauCajkaBLHDhvM8cNt7Gpk0Nv5PSl95-Q~~m3AbrVb6KIO4ld4NqBCHd97pK-0h~44l7wdgb5pO4zEFdihfMWekR31PNsRb24vv1b~yGzyRewTFXcW87r9~AEY-SCSrHSxQMxurfID8ab5CRDRAW1WRRmar5NW7TaFa6A7rnzIM0-le2MO3KF7SSSYzO8eZnZjCFsotThOFCsxNg__&Key-Pair-Id=KUT5TJCACFTXG","author","Charlotte County","date","2025-08-13T09:00:00Z","article","The Charlotte County Board of Zoning Appeals on Aug. 13 approved a special exception to allow expansion of an existing assisted‑living facility at 370 Blarney Street from six beds to 12 beds, inside the existing building. The board adopted staff recommendations and set limited conditions tied to licensing and life‑safety requirements.

Staff presentation: Sean Cullinan, planning zoning official, told the board the facility has operated as a six‑bed assisted‑living facility since 2019, the building now measures about 4,252 square feet under air after a permitted 856-square-foot addition completed in April 2024, and the applicant said there are no exterior changes planned. Staff noted assisted‑living facilities are regulated by the state Agency for Health Care Administration (AHCA), and certain safety systems (for example, a sprinkler system) would be triggered by an increase in licensed beds. Staff concluded the expansion to 12 beds, inside the existing facility, could be compatible with the residential neighborhood if conditioned on compliance with building, life‑safety and licensing requirements.

Applicant and neighbors: Owner Chris Beers and partner Matt Bright told the board the house has large rooms (three bedrooms with en suite baths) and that the facility is licensed through AHCA (next inspection due May 2027). Neighbors who had opposed a larger prior expansion said they visited the facility recently and were impressed by its condition; other neighbors expressed concern about traffic and the effect of increased occupancy on neighborhood character.

Board action and conditions: The board approved the special exception and adopted staff‑recommended conditions, including a cap of 12 occupied beds, requirement to obtain all necessary permits (site plan, life‑safety and building permits) and permission for a single wall sign not to exceed 4 square feet and not internally illuminated. The board granted the special exception for a three‑year term, but the facility’s ability to operate at 12 beds also depends on AHCA licensing and any triggered life‑safety upgrades (for example, mandatory sprinklers if required by code).

What to expect next: The applicant must secure AHCA licensing modifications and any required building and life‑safety permits. Staff will prepare the written order with the conditions adopted by the board.","mediaType","Video","parentTitle","Charlotte County - Charlotte County Board of Zoning Appeals Meeting","oneSentenceSummary","The board approved a special exception to increase licensed beds from six to 12 at an existing assisted‑living facility at 370 Blarney Street, subject to state and county permitting and a limit of 12 occupied beds.","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},6485737,"BZA approves special exception for marine contractor with conditions; board narrows buffer and allows limited vehicles on site",6223,3721815,9945455,"/Search/View?dp=1&key=5584485-d416422c656a464a2358a01e52d2a085&start=3721&end=9945","https://assets.pipeline.soar.com/5584485-d416422c656a464a2358a01e52d2a085/thumbnail_3721815.jpg","/articles/6485737/Charlotte-County/Florida/BZA-approves-special-exception-for-marine-contractor-with-conditions-board-narrows-buffer-and-allows-limited-vehicles-on-site","https://secure.pipeline.soar.com/6485737-055a3a778698d2d851b3cbae39f9075f/orig.mp4?Expires=1771161764&Signature=RsVeKnshAU5ikdYa2XwfwNBeqC9ezkulG0fND9OEryJzw71zBu7YQDrB0WhXBjKYTD9rpCSMgMBaV9AQD6I08bQ4TfCOIwFpVQIlkiZ0Q1Wj6leeVIJee9LLbeRg5ENO0HTSyzJuz266Z4ZcrTN-mFzAGzILZHsAzMgGsSaQhTVE8Rjj~vJWGpok566twXGrTezq4xCLSGqqTGv-yp3~fTgLnL~cgETnhk9mvNAhPDQcVvnmnhesBev-xE7Qw5L0nMRi3~xFY9g-JPYXMYfw-Cp6MTq4az11okJW6Ad3yBB~~waYrxHecsws7XJzCxoSSyTL51FntKmJxMxw7AunKw__&Key-Pair-Id=KUT5TJCACFTXG","The Charlotte County Board of Zoning Appeals on Aug. 13 granted a special exception to Florida Marine Works to allow outdoor storage and a building contractor’s office at 504 Tabor Street (Punta Gorda area), subject to a set of conditions that require perimeter screening limited to the outdoor‑storage area, a strict permitting timeline and limits on the vehicles that may remain on site during the compliance period.

Staff concerns and recommendation: Sean Cullinan, planning zoning official, presented a staff report that recommended denial, noting the subject lot is surrounded on all sides by residentially zoned parcels, that the nearest single‑family homes are less than 20 feet from areas used for outdoor storage, and that historical aerials and code‑enforcement records showed prolonged unpermitted storage and site clearing. Staff said outdoor storage, even when screened, is typically incompatible with adjacent residential uses and noted the property had an active code‑enforcement case dating from April 2024.

Applicant response and community input: Attorney Rob Bernsen said the applicant had cleaned the site significantly and proposed a concept that kept the residential building at the front of the lot and concentrated outdoor storage toward the rear with an engineered stormwater pond and an opaque perimeter wall for the storage area. Applicant John Sturm and supporting neighbors submitted letters attesting to ongoing improvements and neighborhood cooperation. Nearby residents spoke in opposition at the hearing, describing noise, heavy vehicle traffic on a narrow private road and damage to the roadway.

Board action and negotiated conditions: After extended discussion the board approved the special exception with conditions that were negotiated at the hearing. Key conditions included: limiting the required opaque wall and Type D buffer to the portion of the site used for outdoor storage (rather than around the entire parcel); prohibiting storage of debris, heavy machinery, semi‑trucks and hazardous materials; limiting heights of stacked materials to 6 feet; shielding exterior lighting; and requiring all applicable permits (site plan, SWFWMD/stormwater, right‑of‑way) within an agreed timetable. The board also modified the staff condition that would have required immediate removal of all outdoor storage: instead, the board allowed limited on‑site vehicles and equipment during the compliance period and specifically authorized up to three company trucks and three trailers to remain on site while the applicant pursues permits. The board set timeframes: preliminary site plan/after‑the‑fact environmental and right‑of‑way permits within six months, final site plan review within one year, and all permitting and inspections completed within two years. Code enforcement retains authority to act if the applicant fails to make timely progress.

Why it matters: Staff emphasized the unusual zoning pattern and proximity of residences to the site and recommended denial. The board’s approval reflects an effort to balance neighborhood impacts, code‑enforcement concerns and the applicant’s interest in continuing business operations while bringing the site into compliance.

Next steps: The applicant must complete the site improvements and required permits within the timeframes set by the board; staff and code enforcement will monitor compliance and may take enforcement action if progress is not timely.","The board approved a special exception permitting outdoor storage for Florida Marine Works at 504 Tabor Street with conditions including a focused screen around the storage area, time-limited permitting milestones, and an allowance for up to three trucks and three trailers to remain on site while the applicant pursues permits.",{"_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},6485742,"BZA grants special exception to allow landscaping business outdoor storage after board removes immediate removal requirement",3713,2373680,6087135,"/Search/View?dp=1&key=5584485-d416422c656a464a2358a01e52d2a085&start=2373&end=6087","https://assets.pipeline.soar.com/5584485-d416422c656a464a2358a01e52d2a085/thumbnail_2373680.jpg","/articles/6485742/Charlotte-County/Florida/BZA-grants-special-exception-to-allow-landscaping-business-outdoor-storage-after-board-removes-immediate-removal-requirement","https://secure.pipeline.soar.com/6485742-9fadf49ddd3aeb4f9506e23ea61830c0/orig.mp4?Expires=1771161764&Signature=Exh5f8XJegsHFYTFcotD0qOx5GqwkIcGGrX8cUAp2oiP045pfZlwnBEarOjssg~P5~Gg-K4j9wJ94hjJM7kg2Agr~9X~QOCriD1zs~FPXFoifwD-zvyo4EaYfzxeqB3pXZR7VKNJ3y1fQIaRqr1HQIyW2KDI9pmyNvd81gx9JiBIqlV3hXU3GbBseWo4AavhVWaoadR3Svwevayy96UNVgCVgBr0o0NJC~IvoH6EbfF3S2wSucGhRUQF1JAAnTiPzSwjeK3exOLdDS6OdCzAwYoCWvNVNOGySRr-f1dD8k7yiFKRtCxP9MzzXz9d3AHIZsd0zyh3xbrB2PDma248Yg__&Key-Pair-Id=KUT5TJCACFTXG","The Charlotte County Board of Zoning Appeals on Aug. 13 approved a special exception allowing Arturo’s Landscaping LLC to use 12833 Gulfstream Boulevard for a building trades contractor’s office with outdoor storage, subject to conditions that require screening, limits on materials and a one‑year timeline for preliminary approvals. The board deleted a staff-recommended condition that would have required immediate removal of existing outdoor storage prior to any approvals.

Staff presentation and compliance history: Sean Cullinan, planning zoning official, told the board the property (about 0.85 acres, four consolidated lots) had an active code‑enforcement case for outdoor storage and that staff generally requires removal of outdoor storage until required improvements and buffering are in place. Cullinan said the commercial general (CG) zoning category allows outdoor storage only by special exception and noted the county’s commercial design standards and the mandatory Type D landscape buffer that usually applies to outdoor storage areas. Staff’s preliminary opinion was that the use could be made compatible with the surrounding area if appropriate conditions (including a 6‑foot opaque fence and a Type D buffer) were imposed.

Applicant statement and legal counsel: Rob Bernsen, attorney for Arturo’s Landscaping, told the board the applicant had begun the special‑exception process and engaged civil engineers and planned required site improvements. Bernsen asked the board to remove the staff-proposed requirement that all existing outdoor storage be removed prior to approval (staff had noted code enforcement is complaint-driven and can work with applicants that demonstrate progress). Bernsen also requested extending the special‑exception term and permitting timeframes if removal condition were deleted; staff maintained the removal condition is standard to prevent ongoing unpermitted operations.

Board discussion and decision: After debate, the board voted 4–1 to approve the special exception while striking staff condition No. 8 (the explicit requirement that all existing outdoor storage be removed until a certificate of occupancy or final inspections are issued). The board adopted staff recommendations otherwise, including requirements that the use conform to the submitted concept plan, obtain all necessary permits (site plan, right‑of‑way access, vegetation removal, stormwater and landscape plan approvals), prohibit debris/heavy machinery/hazardous materials, construct a Type D buffer with a 6‑foot site‑obscuring fence around the site, cap stack height at 6 feet and ensure lighting is shielded. The board required the applicant to obtain preliminary site plan review within six months and final site plan review within one year, with other permitting and inspections to follow.

Why the change matters: Deleting the immediate‑removal condition means the applicant may continue limited operations on site while pursuing the permits and improvements, but the board retained multiple requirements and deadlines intended to ensure the site is brought into compliance and screened from public view. Staff and legal counsel noted that code enforcement retains authority to act if the applicant fails to make timely progress.

Next steps: The applicant must pursue site‑plan review, obtain required permits, construct the required buffers and comply with the one‑year preliminary/final permitting timeline agreed by the board. The BZA’s written order will reflect the conditions and deadlines.","The BZA approved a special exception to allow Arturo’s Landscaping LLC to operate a building trades contractor’s office with outdoor storage at 12833 Gulfstream Boulevard, with conditions and a one‑year development timeframe; Board removed staff’s proposed condition requiring immediate removal of existing outdoor storage pending permits.",{"_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},6485746,"BZA approves 5-foot variance for pool cage at Gulf Cove property to preserve access and safety",1142,2722625,3865050,"/Search/View?dp=1&key=5584485-d416422c656a464a2358a01e52d2a085&start=2722&end=3865","https://assets.pipeline.soar.com/5584485-d416422c656a464a2358a01e52d2a085/thumbnail_2722625.jpg","/articles/6485746/Charlotte-County/Florida/BZA-approves-5-foot-variance-for-pool-cage-at-Gulf-Cove-property-to-preserve-access-and-safety","https://secure.pipeline.soar.com/6485746-a6cfd4ed19d9cb940c26852a3f448d9a/orig.mp4?Expires=1771161764&Signature=O~WeqzITNdY7kD8Ym5DdxZ82D8FUxeUBi7a1eAOegd7nRtRCEza8YU4tYaphEQa7RVkdxwDIvwTuANvqFFFHPdzlzekFSYrZxTjaFSFXz8IbsYwoB8gPWAMi1QCSELG1XPc1ACgbZQmEpZeapcCkkmTYiMwXtmy4hdmJvMGO9~aXB7UdY3ZnZwhoTBer~cImraW9~U60Cc~F4Rc1bfrZW4p0vbEThssDVLRjCAd4mqc~DCeZ~rma1cs2KfmwlN2Rg-fNJ09mDygyqBFxRf1obXlwDd5rUd4PK18iFUQhqtaB0KDCtY4xNEhtpc1S6Sesx~5I2xNRpySwJVYIDetcFQ__&Key-Pair-Id=KUT5TJCACFTXG","The Charlotte County Board of Zoning Appeals voted Aug. 13 to grant a variance reducing the required 15-foot rear-yard setback to 10 feet for installation of a pool cage at 2491 Quail Terrace in Gulf Cove.

Staff findings and applicant rationale: Sean Cullinan, planning zoning official, told the board that the house and in-ground pool are under construction and that the pool meets the 15‑foot setback but the owners asked for a 5‑foot setback reduction so a screened cage could be installed at the pool’s outer edge without blocking access behind the pool. Cullinan said staff’s review found the five variance criteria could be met, noting the applicants’ medical needs: one applicant has severe allergy to insect bites and both applicants have mobility issues; the additional decking space would permit maintenance, safe access and caregiver rescue if necessary. Cullinan recommended approval with conditions that the variance apply only to the proposed pool cage as shown and that the variance expires if the cage is removed or replaced (with a disaster exception).

Applicant testimony and public comment: Corinne and John Michniak, who are building a new residence at the site, told the board they hired Turnkey Custom Builders and Casa Pools and said the cage as originally planned would have blocked rear access and prevented routine cleaning and safe assistance. A nearby resident expressed concern about precedent, but staff and a board member said BZA decisions are case‑by‑case and do not create precedent.

Board action and conditions: The board voted to approve the requested variance and adopted staff-recommended conditions, which include limiting the variance to the proposed pool cage shown in the submitted plans, prohibiting chain-link fencing as part of required screening, and making the variance expire if the cage is removed or replaced (except for disaster-caused removal). A member noted concern about future seawall work if the cage and stem wall encroach toward the seawall. The board’s approval is conditioned on completion of required improvements and final inspections before outdoor storage or related uses commence.

Next steps: The applicant must complete any required site‑plan, stormwater and permitting reviews; the variance applies only to the cage as submitted and will be void if the cage is removed or replaced without a new variance.","The Board approved a variance reducing the required 15-foot setback to 10 feet so a pool cage can be installed that preserves deck access for owners with mobility issues.",{"_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},6485751,"Charlotte County BZA approves variances to allow ADA bathroom, ramp and existing shed to remain at El Jobean home",2391,315865,2707260,"/Search/View?dp=1&key=5584485-d416422c656a464a2358a01e52d2a085&start=315&end=2707","https://assets.pipeline.soar.com/5584485-d416422c656a464a2358a01e52d2a085/thumbnail_315865.jpg","/articles/6485751/Charlotte-County/Florida/Charlotte-County-BZA-approves-variances-to-allow-ADA-bathroom-ramp-and-existing-shed-to-remain-at-El-Jobean-home","https://secure.pipeline.soar.com/6485751-172a024b308ac2a312affe15cc9ad126/orig.mp4?Expires=1771161764&Signature=Eg-ecYxS9OEw6fS8ZvmHIiT5U1waRolCvLNiiPMwQXYZAGg33BPTot8ASmmrXc10ruJZRREDOZaqnmLz4LRYSwyOiGdo0-qq57E4NgaFSi78QkiMbOlKQGfWzQLRrdoNE13bzlQHYMBpxmFkyCyRXSTFYGZjxAjebIC69ew7LXv0tUudA6jdAlXjMBAoaYCrmWngRlmEKUt0Kh16yn~wHUoKRBfrxPmUreZp4Ynqjr2Qen2Bk-A9ZpDzj3pvPse9ErHaSklKuDRHbaQzlsknmhGiqFMUsJn1kQ8wh2ofNbAwZvviTNDs5QMV7nY2AJipDdtFPn7iaFtduoo2LBaLiQ__&Key-Pair-Id=KUT5TJCACFTXG","The Charlotte County Board of Zoning Appeals on Aug. 13 approved three variances for property owner Mark Allen at 4226 Wood Duck Road in El Jobean to allow an ADA-accessible bathroom addition, an ADA ramp and to retain an existing shed that encroaches on the required north side yard setback.

Staff presentation and findings: Sean Cullinan, planning zoning official, told the board staff's preliminary review found the application met all five variance criteria in county code. Cullinan described the site as two consolidated lots platted in 1926 with a manufactured home built in 1971 and a shed placed in 1972. He said Hurricane Ian in 2022 destroyed a front screened enclosure and the applicant enclosed and expanded the front area to create space for an ADA bathroom, producing the current encroachment into the 25-foot front-yard setback. Cullinan summarized the five findings, including that the small, older lots and partially submerged rear lots leave limited upland area, the work was done following post‑storm misinformation from contractors, and denial would cause undue hardship to Mrs. Allen, who has mobility-limiting conditions arising from cancer treatment. Cullinan said staff recommended approval with three standard conditions that would limit the variances to the existing manufactured home, ramp and shed and make the variances expire if the structures are removed or replaced (with a disaster-related exception).

Applicant and public comment: Mark Allen, the applicant, said he had tried to follow county guidance after Ian, described conversations with contractors and a structural engineer, and said the enclosed addition currently has no electrical or plumbing and that he applied for a permit that remains in expired status until the variance is resolved. Neighbors provided mixed input: Steve and Karen White raised concerns about prior storm damage, FEMA appraisals and possible unpermitted work in the neighborhood; Leonard Bossie and Sabrina Balsey, neighbors across the street, spoke in support of the Allens and the ramp for accessibility.

Board action and conditions: A motion to approve the request based on the Community Development Department staff report (dated Aug. 6, 2025), the evidence presented at the hearing, and the finding that the applicant met the five approval criteria carried by voice vote. The board adopted staff recommendations. The approval allows:
- a reduction of the 25-foot front-yard setback to 14.5 feet for the ADA bathroom addition;
- a reduction of the 25-foot front-yard setback to 9 feet for the ADA ramp; and
- a reduction of the 7.5-foot north side-yard setback to 5.5 feet to allow the existing shed to remain.

Staff cautioned that other permits may still be required before construction or occupancy proceeds and that the variances apply only to the structures shown in the application. Cullinan noted the decision does not create legal precedent for other properties.

What happens next: The applicant must follow the permitting process and, if the structures are removed or replaced in the future, any variance will expire unless a new variance is granted or the replacement is due to a natural disaster. The order and conditions will be memorialized in the board’s written decision.","The Board of Zoning Appeals granted three variances for a manufactured home at 4226 Wood Duck Road in El Jobean to permit an ADA bathroom addition, an ADA ramp and to allow an existing shed to remain in place, subject to conditions.","actionData","errors"]

Article not found

BZA approves expansion of local assisted‑living home from six to 12 beds with conditions

BZA approves special exception for marine contractor with conditions; board narrows buffer and allows limited vehicles on site

BZA grants special exception to allow landscaping business outdoor storage after board removes immediate removal requirement

BZA approves 5-foot variance for pool cage at Gulf Cove property to preserve access and safety

Charlotte County BZA approves variances to allow ADA bathroom, ramp and existing shed to remain at El Jobean home