Downzoning of Gasparilla Road property removes 358 Cape Haze lots

September 19, 2024

By Garland Pollard

Apiary Partners, owners of three properties on Gasparilla Road abutting the Boca Grande Jet Center at the Coral Creek Airport, and just north of the Coral Creek Club, have applied to Charlotte County to downzone three connected residential parcels.

The action would sever 358 of the density units currently allocated to the property. Currently, the properties are zoned RE-1 (residential one acre lots) and RMF-3.5 (residential multi-family with 5 units per acre).

The owners formally applied for the program on Aug. 22, 2024. There are actually three parcels owned by Apiary Partners, namely 12951, 13001 and 12901 Gasparilla Road. Within the survey, there are also three landlocked housing lots not included, according to the Atwell survey.

Above, a county map of properties previously in the TDU ordinance. The map shows where development rights have been moved away from more sensitive areas or less desirable places, and concentrated where there is already development. They are indicated with arrows. Charlotte County graphic

The three parcels sold March 6, 2023 each for $5.9 million.

The process for downzoning is called a TDU Ordinance, passed in 2018. It does not actually eliminate the density from the universe of residential lots in Charlotte County, but it “shifts residential density from areas where it is inappropriate to areas where the development of those residences are more appropriate.”

In the process, there is an SZ, for sending zone, and an RZ, for receiving zone. The TDU ordinance replaced a previous process called TDR, for transfer of development rights.

Fix for bad plans

The idea is to remove outdated lots, property that is, according to the county “unsustainable and inefficient forms of development with compact, higher density, mixed use development that is more sustainable and efficiently utilizes resources.”

It also was intended to cluster development, and to preserve “environmentally sensitive” land.

In Charlotte County, the program has been used by both developers such as Lennar Homes, KB and Maronda, as well as individuals. It is a key tool in conservation land acquisition deals, with Lemon Bay Conservancy and even Charlotte County itself participating with Tringali Park. The idea is that development can be moved to other areas that are already developed.

The affidavit states a request to have the units severed from the property and a “vacation of the plat.”