In Florida, "transparency" isn't just a buzzword—it’s the law. But a recent move by Charlotte County staff regarding the RSAOD Comprehensive Plan Amendment (TCP-24-04) suggests County staff are catering to a developer over proper public process.

Florida law [§ 163.3184(3)(c)1., Fla. Stat.] requires that an adoption hearing be held within 180 days of the County receiving the state response from transmittal. If that deadline is missed, the project is "deemed withdrawn."  The response occurred January 9, 2026.  The 180 day deadline is July 8, 2026.

In the case of TCP-24-04, the applicant (Pulte Group) asked for an additional 235 days—meaning the project would remain active for over 400 days without a final public vote. Crucially, the legal deadline was still 111 days away (July 8th) when the request was made on March 19th. There was no emergency. There was more than enough time—nearly four months—to put this request on a Board of County Commissioners (BCC) agenda for a public vote.

The After-Hours "Concurrence"
Instead of following a standard public process, here is what happened:

1. Late Afternoon March 19th: The developer's agent Daniel DeLisi sends a letter to County staff Jie Shao asking for an extra 235 days.

2. 8:42 PM (Same Day): The same County staff member emails the State, saying "Staff concurs."

Result: In less than three hours the public’s right to a transparent process was bypassed.

How Real "Agreements" Work
We’ve posted examples on this page from Marion, Orange, and Sarasota Counties. In those counties, an extension isn't just an email; it's a formal legal contract:

• The Board Votes: Extensions go to a public meeting so residents stay informed.

• The Leaders Sign: The final agreement is signed by the Chairman or the Mayor, not a staff member.

• The Attorneys Review: The County Attorney signs off to ensure the agreement is legally binding and protects the County.

Why This Matters
Local government staff do not have the legislative authority to grant a 235-day extension—effectively doubling the time allowed by law—while bypassing the Board of County Commissioners and the Public. An "agreement" requires mutual consent from the parties authorized to bind the County.

When there were still 111 days left on the clock, why was a request of this magnitude handled in the dark at 8:42 PM? Charlotte County residents deserve the same level of accountability and legal rigor that residents in Marion, Orange, and Sarasota receive.