Charlotte County clears zoning changes for Port Charlotte outparcels; Chick‑fil‑A and Texas Roadhouse advance

Charlotte County commissioners on Tuesday approved a major modification to a Port Charlotte planned development that revises an outparcel along U.S. 41 and clears space for a Chick‑fil‑A and a Texas Roadhouse.

The ordinance (PD‑24‑13) adopted the revised general PD concept plan and two detailed PD concept plans. Staff said the outparcel work will reduce previously proposed self‑storage and carwash uses and replace them with specific commercial restaurant pads and limited commercial parcels facing U.S. 41.

Rob Bernsen, representing the applicant, told the board the restaurant pads were developed far enough to present completed detailed plans for staff review and that the developer will subdivide the lot to convey parcels to tenants. Jay Shao, senior planner, said staff found the request consistent with the U.S.‑41 zoning overlay and the county comprehensive plan.

Traffic impacts were central to the discussion. Transportation staff and the applicant described a required off‑site improvement: adding a dual left‑turn lane on southbound U.S.‑41 into Cranberry Boulevard. The applicant agreed to design and permit the turn lane and to provide a cash contribution to the county to fund construction as part of a larger future project. Robert Fackrey, county transportation engineering, said the board will receive a separate agreement for the improvement. The development team provided an engineer’s estimate of about $90,000 (including contingency) for the county’s planning use.

Commissioners pressed the applicant on timing and allocation of costs. Commissioner Constance asked that the county, state and any northern‑jurisdiction partners coordinate so improvements near the proposed roundabout are integrated; staff said the county will tie the applicant’s contribution into broader FDOT and county work. The board also asked that the turn‑lane agreement be finalized and returned to them as soon as possible.

The ordinance passed unanimously. The applicant and staff said the agreement on the turn lane must be executed before final permits or final PD approvals are issued for the restaurant pads.

What’s next: staff will place the off‑site improvement agreement on a future agenda for formal execution and then permit and finalize the subdivision and building permits for each detailed pad.

Sources: presentation and Q&A with Jay Shao (planning) and Rob Bernsen (applicant); transportation comments by Robert Fackrey; board votes. The county’s staff report and the applicant’s detailed PD concept plans were the basis for approvals.