The Charlotte County Planning and Zoning Board has recommended the rezoning of a 33.66-acre site in eastern Charlotte County to accommodate a proposed upscale recreational vehicle park.
The board voted 3-2 in favor of the amendment, which now moves to the Board of County Commissioners for a final decision on April 22.
Paradise Palms LLC submitted the request for the planned development, which would allow up to 138 RVs on the site.
The proposal includes amenities such as a welcome center with a general store, a clubhouse with a swimming pool, recreation courts, and laundry and bathroom facilities.
The property, located along the west side of U.S. 17, is currently split between residential estate and commercial zoning.
Rob Berntsson, an attorney representing Paradise Palms LLC, described the project as a “great compromise,” highlighting its upscale nature and the preservation of existing wetlands and a scrub jay habitat.
“Although it was originally zoned for 16 residential homes, I doubt whether one would want to build a home along U.S. 17,” Berntsson said in an article by Gulfshore Business.
He also pointed to the absence of water and sewer utilities as a limiting factor for commercial development in the area, noting that the RV park would utilize an on-site well and septic system.
However, several residents expressed opposition to the project, raising concerns about environmental impact, traffic congestion, and potential disruption to nearby neighborhoods.
Chris Frohlich, a local resident, pushed back against the assertion that the land was unsuitable for residential development. “It is a very, very desirable property,” he said, noting that homes built there would be outside the flood zone and adjacent to a preserve.
Other residents, including Justen Pace and Camilla Spicer, voiced concerns about deforestation, drainage, and increased traffic along U.S. 17.
Spicer, who lives on Washington Loop Road, described congestion in the area as already problematic. “We don’t need any more traffic on 17,” she said.
The county’s principal planner, Jie Shao, stated that the project aligns with the U.S. 17 Area Plan, which encourages the preservation of natural features. The development would include a 1.9-acre wetland area with a minimum 25-foot buffer, as well as mitigation efforts for scrub jay habitat.
For outdoor hospitality operators, the proposed project reflects the increasing demand for upscale RV parks with resort-style amenities, particularly in areas where traditional residential or commercial development faces infrastructure challenges.
The discussion also underscores a broader trend in zoning debates, where RV park developments are weighed against competing land use priorities.
Developers considering similar projects may need to proactively address concerns related to traffic, environmental impact, and local infrastructure to gain community and regulatory support.
