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