Planning Commission postpones Lake Manatee EMS rezoning after public concerns about flooding, road safety

The Planning Commission on Oct. 16 voted to postpone a county-initiated rezoning and General Development Plan for a Lake Manatee EMS station (PDPI 25-12) to the Nov. 13 Planning Commission meeting after substantial public comment and commissioner questions about flood risk, roadway adequacy, neighborhood outreach and plan details.

Nicole Westmoreland of BGE, representing Manatee County Property Management, described the request as a rezoning of roughly 10.16 county-owned acres north of State Road 64 and Dam Road from agricultural and conservation to PDPI, with a proposed two-story, 4,740-square-foot additional EMS building, retention of an existing government office (Quattlebaum House) and the existing EMS station, and a proffered schedule limiting permitted uses to public use facility and utility use.

Staff and applicants said overlays (including Lake Manatee watershed protection) would be retained and that the site would provide at least 30% open space and a 50-foot wetland buffer. Staff said the proposal is consistent with the Comprehensive Plan requirement that PSP-1 (public/semi-public) land use must use planned development zoning.

Public speakers, including Jason-identified and organized residents and Mark Vandery (Waterline Road Preservation Group), urged delays and raised concerns about reversing conservation zoning for county buildings, the site entrance on a blind curve, the narrow lanes and lack of shoulders on Dam Road, recurring flooding (including saltwater inundation during recent storms), and the adequacy of the neighborhood workshop. Vandery said the staff report was "woefully inadequate" and requested another neighborhood meeting and stronger wetland buffers.

Transportation staff said Dam Road currently has capacity for the proposed trips, and Palm Traffic noted that many local lanes are 11-foot travel lanes (county standard is 12 feet) and that some design manuals allow 11-foot lanes at 45 mph. Applicant engineers said proposed stormwater and drainage designs meet and exceed county requirements, while also noting tidal flooding from extraordinary events (e.g., Hurricane Helene) cannot be mitigated by stormwater ponds.

Commissioners discussed dissatisfaction with the record and processes, including alleged contract activity before approvals. After an initial motion to deny and a follow-up motion to postpone, members voted 6-0 to postpone the public hearing to Nov. 13 to allow the county and applicant to submit additional information and address commissioner and public questions.