Manatee County approves 90-unit affordable housing project at Fifth Street

Manatee County commissioners on Oct. 9 approved a planned development rezoning and general development plan for “Fifth Street Almaden,” a proposed 3.38-acre project that will deliver 90 multifamily apartments restricted as affordable housing.

Elmington, the developer, sought approval to rezone the site from RMF-6 (residential multifamily) to Planned Development Residential and to permit 90 units, all subject to a land-use restriction agreement. The board voted to approve the application after a presentation by the developer. The motion to approve was made by Commissioner Amanda Ballard and seconded by Commissioner Bob McCann; the vote was 7–0 in favor.

The project will be limited to 26 units per acre under the plan presented; Elmington said the site could take advantage of an affordable-housing density bonus to increase allowable density to 32 units per acre but chose a 90-unit program it said best fits the parcel and community context. Elmington development director Aaron Vargas said the company builds, owns and operates its properties and that the project would include interior and amenity features typical of market-rate developments while keeping rents restricted. “We’re not a merchant builder. We develop it. We build it. We own it. We operate it,” Vargas said during his presentation.

Why it matters: Commissioners and the developer emphasized the project’s infill location and transit access. Elmington pointed out multiple bus stops within walking distance and proximity to a station that serves seven routes; staff and the developer cited countywide shortages of affordable units. The developer noted county data showing a substantial shortfall in lower‑income rental housing and said the project will target households at income levels up to 80% of area median income.

Project details and financing - Units: 90 multifamily units, proposed as 100% affordable and restricted by a land use restriction agreement. - Parcel: about 3.38 acres, currently vacant and zoned RMF‑6; proposal changes zoning to Planned Development Residential (PDR). - Density: developer proposed 26 units per acre; Elmington cited the affordable‑housing density bonus as a tool to increase density to 32 units per acre if needed. - Parking: Elmington said it generally plans for about 1.4–1.5 parking stalls per unit but expects the ratio could be reduced given transit access. - Financing: the developer said it will pursue state gap funds from the Florida Housing Finance Corporation (the State Apartment Incentive Loan program) and impact‑fee waivers; the developer indicated it would apply for state funding following county approval.

Board discussion Several commissioners praised the proposal as an example of the type of infill affordable housing the county seeks. Commissioner George Cruz urged the developer to explore ways to add up to 18 additional units if parking and stormwater requirements allowed, noting the project’s strong affordability commitments and transit access. Vargas and other Elmington representatives said parking constraints and evolving stormwater and nutrient treatment requirements driven by recent state legislation were two limits on increasing the unit count without a new application.

Staff cautioned that any increase in unit count that would change the approved general development plan, stormwater design or transportation elements would require an amended application and re‑advertising of the hearing. County staff said changes large enough to alter stormwater or transportation plans could be deemed a substantial amendment and therefore not eligible for a simple in‑process modification.

Next steps With board approval, the developer said it will submit funding applications for state gap financing and pursue the permits required to implement the approved general development plan. Staff and the developer agreed that any material change to the approved plan (for example, raising the unit count to 108) would require a new application and re‑notice to neighbors and the public.

Quotes “We develop it. We build it. We own it. We operate it,” Elmington development director Aaron Vargas said, describing the company’s long‑term ownership approach.

“I think everyone on this board wants you to find 18 more units,” Commissioner George Cruz said in a recess‑time discussion with the applicant about whether additional units could be added if technical issues could be resolved.

Ending The board approved the rezoning and development plan unanimously. The developer said it will pursue state financing and other incentives, and staff will proceed with permit review consistent with the approved plan; any material amendments will require a new submittal and public notice.