Zemel Land Partners LLC was previously approved to build 1,273 homes across its two Firelight communities off Burnt Store Road. On Nov. 10, the Charlotte County Planning and Zoning Board approved the company’s request to revise plans for a third project, Reverie at Firelight East.
The proposal now moves to the Charlotte County Board of Commissioners for final consideration Dec. 9.
Under the revised plan, the developer will build 715 homes instead of 894, a reduction of 179 residential units. The 334-acre site will retain nearly all its wetlands, with 99.99% preserved, said Jie Shao, principal planner with the county’s Community Development department. About 0.27 acres of wetlands will be impacted by roadway construction within the community, she said.
Represented by attorney Rob Berntsson of Big W Law Firm, Zemel Land Partners already received approval to build 273 homes in Firelight West and 1,000 homes in Firelight North, both in the area of Zemel and Burnt Store roads. The new Reverie at Firelight East development will feature a mix of single-family detached homes, attached villas and townhomes.
Developers also plan to build a roundabout to improve access among the Firelight neighborhoods, allowing residents to travel between communities without using Zemel Road.
The Planning and Zoning Board voted 3–1 in favor of the amendment, with board member Phillip Smallwood dissenting. Smallwood raised concerns about whether the inclusion of multifamily housing would increase density. Shaun Cullinan, a planning and zoning official, said it would not, citing data from a Metro Forecasting study showing an average of 2.14 people per household, regardless of housing type.
Board member Stephen Vieira noted that Charlotte County Utilities plans to install a water tower near the end of Tropical Gulf Acres to accommodate projected growth in the area.
An aerial map shows the site of Reverie at Firelight East, a planned 334-acre residential development east of Burnt Store Road in Charlotte County.
Charlotte County government
Ahead of the meeting, Shao said she received comments from the Burnt Store Corridor Coalition, a group representing residents of more than a dozen communities along Burnt Store Road. The coalition recommended delaying approval of the amendment until additional conditions were met.
Despite the coalition’s concerns, Shao said the project complies with the county’s comprehensive plan.
Following the meeting, coalition Chair and Co-founder John Fleming confirmed that the group sent a letter to county officials requesting that all new development approvals along the Burnt Store corridor be postponed until the results of a $400,000 hydrology study are released in March 2026. The study, commissioned by the South Charlotte Stormwater Municipal Services Benefit Unit and funded by Charlotte County taxpayers, is being conducted by engineering firm Kimley-Horn.
Fleming said Kimley-Horn identified the Burnt Store corridor as an “area of concern” due to flooding risks.
The Burnt Store Corridor Coalition includes residents from communities spanning south Charlotte County and north Lee County, many of whom are affected by development along Burnt Store Road, which runs from Jones Loop Road to Pine Island Road. Members have voiced concerns that continued development could worsen flooding by reducing the amount of undeveloped land capable of absorbing rainwater.
In addition to the three Firelight communities, none of which have yet been built, several other nearby developments are underway or approved, totaling more than 3,000 new residential units in the area.
Heritage Landing, which also includes a 150-room hotel and office and retail space, will add 1,810 homes. Heritage Station is approved for 190 units. A development north of Firelight will bring 999 homes, and another to the south is approved for 270. All projects are in varying stages of planning and construction.