The Charlotte County’s Planning and Zoning Board recommended approval of a small-scale plan amendment from commercial land use to compact growth mixed-use of a 26-acre site in Port Charlotte. The recommended approval for Promenades Mall, 3280 Tamiami Trail, also includes a rezoning recommendation from commercial general to mixed-use.
Originally constructed in 1976, the mall consists of 230,000 square feet of retail, medical and office space. Robert Berntsson, who represents the applicant, JLJI PC LLC, called it the vibrant center of Charlotte County.
“The movie theater was here,” he said. “Sears was there. This is where you went in Charlotte County. … The facility has clearly aged. They’ve done some improvements to it over the years, but it’s time for a revitalization of Promenades Mall.”
The general development plan is to add an additional 270,000 square feet of commercial that would include offices and retail uses, totaling a maximum of 500,000 square feet of commercial uses. The development rights of the proposed project are also limited to 791 market-rate apartment units and a 600-room hotel.
The applicant intends to use the incentive density provisions of the land development regulations and comprehensive plan to obtain up to 791 units of density. Density on the site will be capped at 30 units per acre. 
Other incentives under the mixed-use zoning code would allow development up to 150 feet high. The possible height of the project raised concerns for board chair Michael Gravesen, describing it as out of character for the county.
“I agree that mixed-use for Promenades Mall is the appropriate thing to do,” he said. “From the one standpoint of yes, I agree that we need to have a mixed-use area, we need to have some apartments, we need to go vertically, but my argument has always been 60 feet is our county norm other than Sunseeker [Resort Charlotte Harbor].”
Despite uncertainty around height, there was no dispute that the site needs improvements. It is part of the Parkside Revitalization Plan in the Parkside Community Redevelopment Area and is a federally designated opportunity zone.
The county’s comprehensive plan describes revitalization neighborhoods as areas that are predominately built-out, generally 50% or greater, and where housing and commercial stock is aging and in general need of reinvestment and revitalization.
In 2011, the Board of County Commissioners accepted the Parkside Citizens Master Plan, which was developed through significant public outreach and involvement with residents in the neighborhood.
The proposed redevelopment of the commercial shopping center into a mixed-use activity center is consistent with the goals and objectives set forth in the citizens master plan, said Elizabeth Nocheck, senior planner with the county’s community development department.
Commissioners adopted the mixed-use zoning district in September 2020. If approved, the proposed rezoning would be the first use of the new mixed-use zoning district in the county.
The planning and zoning board recommended approval to county commissioners in a 2-1 vote, with Gravesen dissenting. The item will come before commissioners on June 13.
