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Planning Commission denies companion map amendment and rezoning for 232-unit Lorraine Road development amid infrastructure concerns
Summary
Commissioners voted 6-0 to deny a small-scale comprehensive plan map amendment and companion rezoning that would have allowed a 232-unit multifamily project on Lorraine Road; residents and staff raised timing, traffic and school-capacity concerns despite applicant stipulations including Florida Water Star commitments.
The Manatee County Planning Commission on Sept. 11 denied two companion applications (vote 6-0) that would have changed about 19.51 acres on Lorraine Road from Res 1 (Residential 1) to Res 6 (Residential 6) and rezoned the parcels to Plan Development Residential (PDR) to permit 232 multifamily dwelling units with at least 25% of the units designated as affordable housing.
The applicant team, led by Connor McAdams and consultants, described a two‑story residential complex with direct-entry units, substantial open space and Florida Water Star conservation measures. Attorney Scott Rudasil and the applicant offered several commitments during presentation and follow-up: to design irrigation and landscaping to Florida Water Star standards, to proffer that 25% of units be affordable with half of that 25% at or below 80% AMI and half at or below 100% AMI, to delay construction start until next year and to delay initial certificate-of-occupancy timing. The applicant also offered impact fees estimated near $4 million and proposed to fund some off-site improvements and bus stop construction.
Several nearby residents spoke against the proposals during public comment, citing traffic congestion and the delayed widening of Lorraine Road, insufficient pedestrian and transit infrastructure, school capacity, flooding risk and compatibility with existing single-family neighborhoods. Resident Zaida (Bridal) Smith said: “This feels very much like it is being used as a tool in order to skirt other regulations that are really, really important to the land we have out there and to the community that already exists in Lakewood Ranch.” Another commenter, Angelina Magnotta, said the project would “double the current allowed density” and asked the commission to delay action until road widening and other infrastructure are in place.
Staff and technical presenters highlighted both positive and negative aspects. Camden Jenkins (staff) said the property lies partly inside the county’s urban service area and the Braden River/Evers Reservoir watershed protection overlay, and that the applicant proposes 55% open space and 25% affordable housing. Staff noted the site is required to meet additional stormwater and water quality standards, and that potable-water-for-irrigation is not allowed. Transportation staff noted the traffic study used a future widened Lorraine Road for level-of-service comparisons but acknowledged the widening’s timing is uncertain; commenters and commissioners expressed concern that the road is not scheduled for widening until roughly 2030–2031 per recent information cited in the hearing.
County attorney staff clarified legal limits on certain proposed stipulations. County counsel advised the commission that some commitments cannot be enforced by stipulation at this hearing — specifically, the office advised it is not appropriate to withhold certificates of occupancy by a stipulation and noted that detailed percentages for affordability may be more appropriately handled in a land use restriction agreement rather than by hearing stipulation alone.
Commission deliberations focused on timing and infrastructure. Multiple commissioners said the project design and environmental measures were strong but that the timing of development relative to planned road widening and other infrastructure created unacceptable risks for nearby neighborhoods. After discussion, a motion to deny the Comprehensive Plan map amendment carried 6-0; commissioners then also denied the companion rezoning 6-0.
What the record shows
- Proposed entitlements: 232 multifamily units; up to 25% designated as affordable housing with the applicant offering 12.5% at or below 80% AMI and 12.5% at or below 100% AMI as a voluntary commitment. - Applicant commitments: Florida Water Star-compliant irrigation/landscaping; delay of construction start and certificate-of-occupancy dates; estimated impact fees approaching $4 million; offer to build a bus stop and fund sidewalks. - Public concerns: traffic congestion on Lorraine Road, delayed road-widening schedule, school capacity and bus-driver shortages, potential flood-risk impacts and neighborhood compatibility.
