Charlotte County condo project in flood zone delayed 

A condo project proposed near Charlotte Harbor is on hold after county commissioners raised concerns about density and flooding risks.  

The development, called Tarpon Waterfront Village, is planned for 20.33 acres north of the Peace River, south of Edgewater Drive, west of Bayshore Road and east of Lister Street in Port Charlotte. The site sits next to the Charlotte Harbor Yacht Club. 

Attorney Michael Hayman, representing property owner Jeffrey DiLaura, returned to commissioners Sept. 9 with a revised application for four 65-foot buildings containing 120 units. The original plan sought six buildings with 156 units, but commissioners asked that the density be reduced.

Despite the changes, several commissioners said the project was still too dense and carried significant risks because of its location in a coastal high hazard area. 

Principal Planner Jie Shao testified that the proposal contained inconsistencies and did not conform with the county’s comprehensive plan. Commissioners also cited testimony from Emergency Management Director Patrick Fuller, who warned that the land is among the most flood-prone in Charlotte Harbor. 

“This area is not only in the tropical storm surge area of SLOSH (Sea, Lake and Overland Surge from Hurricanes) modeling but was an area that saw some of the highest above-ground water depths totals within the harbor from both (hurricanes) Helene and Milton,” Fuller wrote. 

He added that the land “is also identified as one of the most vulnerable to coastal flooding within the harbor per the NOAA Coastal Flood Exposure Map and would be expected to receive water over land with a 1-foot increase in sea level per the NOAA Sea Level Rise Viewer.” 

Commissioners Joe Tiseo and Chris Constance both opposed the rezoning request, warning against putting more people in a red zone. 

Constance said he doesn’t see the logic in increasing density in the red zone, and he doesn’t want to see more folks in harm’s way. 

Tiseo noted that when DiLaura purchased the yacht club, the parcel allowed for just four units, and he questioned whether the land might later be “flipped” for profit if its zoning were changed. 

Supporters of the project, including yacht club member Hank Killian, said the development could help keep the club alive. DiLaura has argued that granting club membership to future condo residents would benefit both the yacht club and homeowners. 

The yacht club pays about $80,000 in taxes annually, Killian said, adding that approval was important for its financial survival. 

Still, commissioners raised concerns that residents might stay in their elevated units during a storm rather than evacuate. If floodwaters cut off access, they warned, people could be stranded without services. 

Despite the concerns, the rezoning passed in a 3-2 vote. Commissioners who supported the change noted that the land is surrounded by an urban service area and close to businesses, such as Publix and pharmacies, making it a walkable site. 

However, before commissioners could vote on the project itself, Hayman requested a continuance so his client could consult with engineers and planners about the concerns raised. 

No date has been set for the matter to return before the board.