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To participate in the upcoming public hearings for the proposed development (PD-25-12) you can attend the Planning and Zoning Board meeting on February 9, 2026, or the Board of County Commissioners meeting on March 25, 2026; during the designated public hearing portion of these meetings, you will be given the opportunity to speak directly to the Board for 5 minutes. Both meetings are held at the Charlotte County administration offices. Prior to the meetings it is highly recommended to submit your comments via email to Jie Shao (jie.shao@charlottecountyfl.gov), the Principal Planner, or to Kimberly.Sargent@CharlotteCountyFL.gov. Reference the "Staff Report for PD-25-12" when submitting written comments. Here is a link to the full Feb. 9th agenda
Hutton MF presentation 2026-pd-25-12-sr.pdfThis is the full presentation for the "Hutton MF Cape Haze" planned development PD-25-12. It is 208 pages: Community Development Staff Report (PD-25-12) from Charlotte County, Florida, dated January 31, 2026. It details a privately initiated request by Hutton MF Cape Haze, LLC to rezone approximately 9 acres of land to allow for a new residential development.
Summary of Staff and Applicant's Presentation
Summary of Staff and Applicant's Presentation
Project Overview: The applicant is seeking to amend the Charlotte County Zoning Atlas to change the property's designation from Residential Multi-family 12 (RMF-12) to Planned Development (PD). This change would permit the construction of a multi-family development with up to 135 residential units.
Location and Site Details: The property is located northeast of Placida Road and southwest of Cape Haze Drive in the Placida area (Commission District III). It is currently vacant and situated within the Coastal High Hazard Area (CHHA) and FEMA Flood Zone 9AE.
Density and Transfer Units: While the property's base density allows for 108 units, the developer must transfer 27 density units from other areas within the CHHA and West County to reach the proposed 135-unit total.
Impact Analysis:
Traffic: A traffic study (by the applicant) concluded that the development is not expected to significantly impact the surrounding roadway network or exceed adopted capacity levels.
Utilities: Potable water will be provided by Charlotte County Utilities, while sewer services are under the jurisdiction of Sunshine Water Services.
Environment: (Information provided by the applicant) The site contains upland habitats and a tidal stream. Surveys identified 23 potential Gopher Tortoise burrows, which will require proper permitting and relocation efforts before construction.
Public Safety: To mitigate evacuation impacts in the high-hazard area, the developer is required to pay a shelter mitigation fee of approximately $133.48 per unit.
County Staff Recommendation: County staff determined the request is consistent with the High Density Residential (HDR) Future Land Use Map category and recommended approval with specific conditions. These conditions include enhanced landscaping buffers and setting minimum floor elevations to 13.1 feet for flood resilience.
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