Growth Management Department

US 17 Corridor Planning Study

The Growth Management Department staff has been working with the consultants to create a draft plan, which will include all goals, objectives, and policies to implement the community vision. Low Impact Development policies and sustainable planning regulations will also be developed as part of the process. The DRAFT US 17 Area Plan and proposed policies are now ready for you to review.

The US 17 Corridor planning Study is part of the re-writing of the County’s Comprehensive Plan - Smart Charlotte 2050. The Study will be incorporated into Smart Charlotte 2050 and it will be transmitted to the Department of Community Affairs for an Objections, Recommendations, and Comments Report.

Planning Study Introduction and Background

US 17 (Duncan Road) in Charlotte County was recently expanded from two to four lanes.  The expansion, as well as the establishment of the Wal-Mart Distribution Center across the Charlotte County line in DeSoto County, is contributing to increased pressure to change the semi-rural character of the area to more urban uses.  At this time, Charlotte County has determined that a Corridor Planning Study is necessary.

The study area for the US 17 Corridor Planning Study is the approximately 8-mile Corridor extending from Charlotte County’s boundary with the City of Punta Gorda to the Charlotte County/DeSoto County boundary.  The study area encompasses essentially one mile on either side of the US 17, coincident with property lines on the east of US 17, which is outside the Urban Service Area, and with water edges on the west of US 17 (see study area map and study area photos).

The US 17 Corridor Planning Study is a land use study that will include:

  • an assessment of existing land use, natural, historic, and transportation conditions along the US 17 Corridor;
  • a “build-out” analysis to determine the quantity and types of development that may occur in the Corridor; and
  • the creation of an alternative vision, goals, and implementation plans.

Key objectives that will be advanced while developing the US 17 Corridor Planning Study include:

  • identifying a set of strategies to maintain and enhance appearance, access, mobility, safety, economic development, and environmental quality along the corridor;
  • providing land use guidance in order to manage growth and development/redevelopment along the US 17 Corridor;
  • fostering intergovernmental cooperation between Charlotte County, DeSoto County, the City of Punta Gorda, and the Florida Department of Transportation by bringing them together to address common planning and development issues;
  • designating existing historic and natural assets, including the Corridor view sheds, and coordinating their enhancement;
  • addressing transportation issues that may arise from changes in land use in the US 17 Corridor;
  • identifying potential opportunity sites; and building consensus on a vision for land use and design concepts for proposed development areas related to the Urban Service Area boundary;
  • examining the potential for and suitability of development in the US 17 Corridor, including the need for access improvements, infrastructure extensions, commercial nodes, industrial land uses, economic opportunities, land use regulations, and design guidelines.

Completion of the US 17 Corridor Planning Study will include extensive public outreach to residents, land owners, and business owners in the area.  The US 17 Corridor Planning Study scope (see US 17 Planning Corridor Study scope) provides a detailed scope of the study.

To assist the Growth Management Department with completion of the US 17 Corridor Planning Study, in March, 2008, Charlotte County hired Mary Anne G. Bowie Associates, Inc dba Bowie Urban Planners, as a consultant to work with staff.  As of April 1, 2008, staff has kicked off the US 17 Corridor Planning Study (see Completed Tasks to view completed work).

Land owners along the corridor have hired consultants to conduct a study in the area as well.  Growth Management Department staff will work closely with their consultants.

Summary of Public Meetings

On Thursday, September 4, 2008, the first of two public meetings was held to solicit input on the vision for the US 17 Corridor Planning Study. The meeting included a presentation and a period for public comment. Public comments included the need to consider utilities and infrastructure, concerns over excess regulations, preservation of views to the waterways, conserving historic resources, maintenance of other roads in the area, consideration of the urban service area boundary, need for convenience services, and compatibility of residential and commercial uses.

On Saturday September 13, 2008, the second public meeting was held to solicit input on the vision for the US 17 Corridor Planning Study.  About 30 people attended the meeting.  The meeting included a presentation and a hands-on visioning session. Visioning Session Ideas

Growth Management Department hosted two public workshops to solicit the public inputs for the DRAFT US 17 Area Plan. About 20 people attended the workshop on June 23, 2009 and about 30 people attended the workshop on June 27, 2009. The meetings were started with an overview of the US 17 Area Plan process, outlining the number of meetings and public workshops held, an explanation of the public private partnership and introduction of the consultant team. A PowerPoint presentation with information about the study area was presented and included the following Information:

  • A map of the study area – which is the land that accesses US 17 from the DeSoto County line to Punta Gorda.
  • Input received in the community meetings and previous workshops included the need for commercial uses, truck safety, public access to water, redevelopment of Cleveland and Solana, mixed uses, a potential university site, large sites for industry, good jobs and worker housing.
  • Catalysts that effect the planning of the area
  • The policies being proposed in the Area Draft Plan
  • Planning solutions include low impact development techniques, open space planning, concentrated development, restoration of flow ways, establishment of water quality.
  • An illustration of density and open space and how to plan an integrated community including a potential vision of redevelopment of Solana and Cleveland
  • How a CRA with TIF funding gets funneled back into the area with oversight of an advisory board made up of residents

We have put together a summary of comments received from workshops for your review.

Interviews with Stakeholders

To develop input to assist with the US 17 Corridor Planning Study, Growth Management Department staff has conducted interviews with Stakeholders to collect information and get their ideas.  View the summary of the Interviews with Stakeholders to see what we have heard.

Be sure to check back to this webpage for updates as the study progresses.  For additional information regarding the US 17 Corridor Planning Study, please contact:

Jie Shao, Planner III
Charlotte County Growth Management Department
18500 Murdock Circle, B-208
Port Charlotte, FL  33948-1094
(941) 743-1272
(941) 743-1292 (fax)
jie.shao@charlottefl.com