The Charlotte County Planning and Zoning Board voted 3–1 to forward PD‑25‑10 — a major modification application from Zimor Land Partners LLC — to the Board of County Commissioners with conditions after extended technical discussion over density, access and utilities.

Staff presentation: Jay Shao, a county planner, described the roughly 334.28‑acre PD site south of Zimmerman Road in the Burnstore/Punta Gorda planning area. Shao said the property currently has a PD concept plan and prior approvals that once allowed up to 894 units and now have a base density of 344 units after previous transfers. The applicant proposes reducing the maximum residential entitlement, discussed in the hearing as 715 units, and providing internal connections to adjacent approved development to the west. Shao noted the project would impact roughly 0.27 acres of on‑site wetlands and that the proposed wetland management plan would preserve about 99.99% of on‑site wetlands in perpetuity as a PD condition.

Key technical issues: Board members and staff (including planning/zoning official Sean Cullinan) questioned access geometry and secondary access requirements, noting that projects with more than 100 units typically require at least two exits. Cullinan explained trip generation for multifamily can be equal to or lower than single‑family, and the county's METRO forecasting shows about 2.14 persons per household for projections. Utilities were discussed: Cullinan said on‑paper capacity exists for CCU (Charlotte County Utilities) but staff would confirm with CCU at the commissioners' hearing. Shao and applicant counsel also described coordinated plans for a roundabout and internal connections with the project to the west.

Applicant and counsel: Rob Bernsen (Big W Law) said the applicant accepts PD conditions (a–r), disputed an outside memo that described the proposal as adding industrial uses, and emphasized the PD will be residential with a reduction of roughly 179 units compared with prior entitlements. He also described provisions for a roundabout and an emergency secondary entrance to Zemel Road if the adjacent western project does not proceed.

Vote and next steps: After deliberation, a board member moved to forward PD‑25‑10 with a recommendation of approval with conditions a–o; the motion was seconded and passed by a voice vote recorded as 3 in favor and 1 opposed. The application will be scheduled for a Board of County Commissioners adoption hearing, where staff, the applicant and CCU will be available to answer unresolved technical questions.

What remains unresolved: utility confirmations with CCU and coordination on access improvements; details will be reviewed by staff and the BCC prior to final action.