Charlotte County BZA approves variance to rebuild carports at Chelsea House in Port Charlotte
January 14, 2026 | Charlotte County, Florida
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The Charlotte County Board of Zoning Appeals on Jan. 14 voted unanimously to grant Petition VAR-25-015, allowing Claremont Property Management — on behalf of the Chelsea House of Port Charlotte Condominium Association — to rebuild carports at 2290 Aaron Street with a reduced front-yard setback.
Senior Planner Elizabeth Nocek told the board that staff’s review found the application meets the five criteria required for a variance under the county zoning code and recommended three conditions of approval, including limiting the variance to the carport structures shown in the application and making the variance expire if the carports are later removed or replaced except when removal is caused by natural disaster. “After review of the site and the application requesting the variance, it is staff’s professional opinion that the proposed variance does meet the 5 criteria for granting a variance,” Nocek said.
The applicant requested a 9-foot reduction of the required 25-foot front-yard setback to allow a 16-foot setback so the carports can be reconstructed in their original footprints. Staff told the board the carports existed on the property since at least 1989 and were nonconforming under current regulations; they were destroyed by Hurricane Ian in September 2022, which triggered the need for a variance to reconstruct them in the same locations.
Ruth Nolan, the applicant representative, described the request as part of ongoing hurricane repairs and thanked staff for assistance: “I just wanted to tell Elizabeth thank you for all her help and let her know that she was very professional and kind and knowledgeable,” Nolan said. Thomas Berry, president of the Chelsea House HOA, said residents have waited “over 3 years” for completion of the recovery work and urged approval.
The board moved and seconded a motion to approve VAR-25-015 based on the Community Development Department staff report dated Jan. 7, 2026; the motion carried by unanimous voice vote. The approval includes the three staff-recommended conditions intended to ensure the rebuilt carports match the submittal and do not enlarge or relocate the footprint beyond what was shown.
The decision does not remove other permit requirements: Nocek reminded the board that site-specific permits and any other approvals required by county codes or building code enforcement must still be obtained before work commences.
Senior Planner Elizabeth Nocek told the board that staff’s review found the application meets the five criteria required for a variance under the county zoning code and recommended three conditions of approval, including limiting the variance to the carport structures shown in the application and making the variance expire if the carports are later removed or replaced except when removal is caused by natural disaster. “After review of the site and the application requesting the variance, it is staff’s professional opinion that the proposed variance does meet the 5 criteria for granting a variance,” Nocek said.
The applicant requested a 9-foot reduction of the required 25-foot front-yard setback to allow a 16-foot setback so the carports can be reconstructed in their original footprints. Staff told the board the carports existed on the property since at least 1989 and were nonconforming under current regulations; they were destroyed by Hurricane Ian in September 2022, which triggered the need for a variance to reconstruct them in the same locations.
Ruth Nolan, the applicant representative, described the request as part of ongoing hurricane repairs and thanked staff for assistance: “I just wanted to tell Elizabeth thank you for all her help and let her know that she was very professional and kind and knowledgeable,” Nolan said. Thomas Berry, president of the Chelsea House HOA, said residents have waited “over 3 years” for completion of the recovery work and urged approval.
The board moved and seconded a motion to approve VAR-25-015 based on the Community Development Department staff report dated Jan. 7, 2026; the motion carried by unanimous voice vote. The approval includes the three staff-recommended conditions intended to ensure the rebuilt carports match the submittal and do not enlarge or relocate the footprint beyond what was shown.
The decision does not remove other permit requirements: Nocek reminded the board that site-specific permits and any other approvals required by county codes or building code enforcement must still be obtained before work commences.
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