Manatee planners recommend rezone for Palm View development, commissioners hear flood and wildlife notes

The Manatee County Planning Commission on Feb. 13 recommended approval of a rezone and general development plan (GDP) for a 15.12-acre property on the south side of Palm View Road to allow up to 100 single-family residential units.

The request from David W. Council, Amy L. Council and Marjorie L. Council Trust would rezone two parcels at 19506 0 First Street East (approximately 450 feet east of US 41) from A-1 and RSF-4.5 in the Coastal Planning Area to Planned Development Residential (PDR). James McDevitt, planning staff, read the item into the record; the commission voted 7-0 to recommend approval.

The applicant team, represented by attorney Scott Rudacille of Laylock Walters and planner Paige Sigrubia of ZNS, told commissioners the project is an infill site with utilities available and no comprehensive-plan amendment required. The general development plan shows two access points to Palm View Road, internal neighborhood ties to the adjacent Sanderling subdivision, a 15-foot greenbelt buffer on three sides and a 20-foot roadway buffer to the north, and a requested mix of detached, semi-detached or attached single-family homes at a proposed density of 6.61 dwelling units per gross acre.

Paige Sigrubia said the original application sought 103 units, which would have required a secondary access; following a neighborhood meeting in September she said the applicant reduced the request to 100 units to remove the mandatory secondary-access trigger and instead proffered an inter‑neighborhood tie to the south. Civil engineer Adam Lyon told commissioners the site lies in the McMullen Creek watershed but is entirely located in FEMA Zone X (no mapped on-site floodplain). He said drainage currently flows generally south-to-north and east-to-west and that the project will be held to higher-design standards in the watershed, including a required 50% reduction in post‑development flow rates compared with pre‑development conditions.

Environmental consultant Kerry McNutt and other team members said a 2023 helicopter survey showed owls using a known nest approximately 303 feet west of the site; future permitting will need to confirm active status and may require U.S. Fish and Wildlife Service coordination and monitoring if eagles are found. Commissioners also asked for clarification about off-site drainage and links to Deer Run neighborhood drainage; the applicant said culvert sizing and intent to maintain historic flowage patterns would be handled in engineering at final site plan.

Public comment included a general reminder from a resident about timing of infrastructure investments and school-sidewalk gaps in growth areas; no one identified new technical objections to the GDP. After questions and staff responses, Commissioner Matt Bauer moved to approve the recommendation and Commissioner Gay seconded. The motion passed 7-0.

The commission’s recommendation will be forwarded to the Board of County Commissioners for final action. The applicant and staff said detailed engineering, environmental permitting and a final site plan review remain to complete prior to building permits.