Charlotte County Planning and Zoning Board on Feb. 9 approved two residential projects that would add a combined 289 housing units to the county, including 154 units of affordable housing in the Deep Creek area, pending final approval by county commissioners March 25.
One of the projects, an affordable housing development proposed by Blue Luther LLC at 2354 and 2452 Luther Road, drew limited opposition from two nearby residents who raised concerns about potential impacts to waterways and wetlands. Board members ultimately voted unanimously in favor of the project.
A site map highlights property at 2354 and 2452 Luther Road, where Blue Luther LLC has proposed an affordable housing development that would increase from 103 to 154 units if approved by county commissioners.
Charlotte County government
Under the revised plan, the development would increase from a base density of 103 units to 154 units if approved by the Board of County Commissioners. Board member Stephen Vieira said the county has a clear need for affordable housing, a view shared by the full board.
The second project, however, generated significant opposition from residents during the meeting. Hutton MF Cape Haze LLC is seeking to rezone a 9-acre site off Placida Road to increase a previously approved development from 108 units to 135 units. The updated proposal includes enhanced buffering, larger setbacks and increased floor elevations of 13.1 feet.
More than a dozen residents of the adjacent Cape Haze Resort spoke against the project, citing concerns about flooding, traffic congestion, environmental impacts and public safety.
An aerial map outlines the 9-acre Hutton MF Cape Haze LLC property off Placida Road, where a developer is seeking to increase a previously approved residential project from 108 units to 135 units.
Charlotte County government
Al Woody, president of the Cape Haze Resort Community Association, told the board that the increased elevation of the proposed development could worsen flooding on neighboring properties during major storm events.
Bob Couch, a Cape Haze resident, criticized the traffic study conducted by the county, saying it was completed during the offseason and did not accurately reflect peak traffic conditions. He said a study conducted by residents during peak season showed higher traffic volumes and greater congestion, which could worsen with an additional 40 to 50 vehicles from the expanded project.
Rob Robbins, president of Friends of Cape Haze and a marine biologist, speaks against a proposed rezoning during a Feb. 9 meeting of the Charlotte County Planning and Zoning Board, citing concerns about wetlands and surrounding ecosystems.
Charlotte County government
Rob Robbins, president of Friends of Cape Haze and a marine biologist specializing in mangrove ecology, raised concerns about potential impacts to wetlands and surrounding ecosystems.
U.S. Air Force (Ret.) Col. Mary Ann Tipton, a Charlotte County resident who does not live near the project site, also addressed the board in opposition to the rezoning request.
“Stop rezoning,” Tipton said, adding that residents and visitors are drawn to the area to enjoy wildlife and scenic waterways. She questioned continued development in environmentally sensitive areas.
Tipton said Charlotte County has about 210,000 vacant homes and lots and that the county’s population is projected to grow from 225,000 to 400,000 in the coming years.
“We don’t need to cram them into small acreage high rises,” she said.
Her remarks drew applause from members of the audience after she said “greed destroyed Southeast Florida” and recommended the book A Land Remembered by Patrick D. Smith.
Despite the opposition, board member Bob Segur said the revised 135-unit plan offered improved design features compared with the previously approved 108-unit version, citing enhanced buffers and greater setbacks. Segur and three other board members voted in favor of the rezoning, while board member Phillip Smallwood voted against it.
Both projects will move next to the Board of County Commissioners for consideration at its March 25 meeting, where public comment will be accepted before any final decisions are made.