Charlotte County BZA approves variance allowing larger signs at King’s Crossing Shopping Center

CHARLOTTE COUNTY, Fla. — The Charlotte County Board of Zoning Appeals voted May 14 to approve a variance allowing two larger freestanding primary signs at the King’s Crossing Shopping Center in Port Charlotte.

Elizabeth Nowcek, AICP, senior planner for the Community Development Department, told the board the application (VAR-25-006) requests replacement signs 30 feet tall and 320 square feet in area, exceeding the code limits of 20 feet and 150 square feet. Nowcek said the original signs were destroyed by Hurricane Ian in 2022 and staff’s review found the proposal meets the three statutory criteria for a signage variance.

"It is staff's professional opinion that the proposed variance does meet the 3 criteria for granting [a] signage variance," Nowcek said, and recommended conditions including compliance with other provisions of section 3-9-85 of the Charlotte County Land Development Regulations and a three-year term for the variance.

Todd Mathis, director of development at Benderson Development Companies and the applicant's representative, said the company developed the center about 20 years ago, lost the prior signs to Hurricane Ian, and cannot reuse foundations or steel for the rebuild. He emphasized the larger signs are intended to restore visibility for anchor and small tenants, noting the new signs would be slightly shorter than the originals and use internally lit LED technology.

"These signs will likewise be internally illuminated," Mathis said, adding that LED lights provide better control and can reduce glare compared with older halogen fixtures. He confirmed the company will excavate the existing foundations and perform complete rebuilds of both signs.

Members of the public did not appear to testify in person, but staff entered two written objections from neighbors raising concerns about potential traffic distraction and nighttime light spillage onto nearby properties. Staff and the applicant responded that the county code includes lighting (candle-power/spillage) standards and that LED installations can be adjusted to meet those limits; staff reported no evidence the proposed signs would create a visibility hazard.

Staff’s findings and recommended conditions adopted by the board included: approval to allow two freestanding primary signs of 30 feet in height and 320 square feet each; compliance with all other provisions of section 3-9-85; a three-year term for the variance (which does not expire if development commences during the term); and a clause that removal or replacement of the freestanding signage (except due to natural disaster or involuntary destruction) will cause the variance to expire.

A board member moved to approve VAR-25-006, incorporating the Community Development Department’s recommended conditions. Another member seconded. The chair called for the vote; board members voiced "aye" with no opposition, and the motion passed.

The decision allows Benderson Development Companies to rebuild the shopping center’s signage larger than current code limits with conditions intended to address safety and future compliance. The board adjourned after brief announcements about next month’s agenda.