Sarasota commissioners direct staff to draft agreement allowing Hi Hat Ranch access across county land; vote 3–2

Sarasota County commissioners on April 9 held a workshop on a proposed land transaction to allow the Hi Hat Ranch developer to use county‑owned land to access Bee Ridge Road and to provide right‑of‑way for Fruitville Road.

County planning director Matt Osterhaus opened the session with a staff overview of the master development order (MDO) for High Hat Ranch, the county mobility‑fee system and the regulatory distinctions created when the state eliminated mandatory transportation concurrency in 2011. Osterhaus said the MDO, adopted by ordinance in June 2021, entitles up to 13,081 dwelling units and sets a build‑out date of Dec. 31, 2056; he told commissioners the package before the board now concerns a proprietary land‑transaction (access) rather than a rezoning action.

The developer’s representatives, led by Jim Turner of Hi Hat Ranch, presented the company’s offer: donation of Fruitville Road right‑of‑way (the family estimated roughly 18 acres with an appraisal near $3.6 million), a 50/50 cost share to widen Bee Ridge Road from Bent Tree to Lorraine (developer portion roughly $14 million based on a $28 million construction and design estimate), and a $1 million contribution to widen the Lorraine/Bee Ridge roundabout. Turner emphasized the developer would not seek mobility‑fee credits for those contributions and said, “We are not gonna renegotiate or retrade the deal. We are committed to keep in place the contributions that we agreed to and that four of you voted in favor of on January 28.”

Staff and the developer debated the transportation timing and funding mechanics. Osterhaus said the county previously estimated that Phase 1 of the village could generate about $14 million in mobility fees for the North service district but cautioned that mobility fees are collected over time (typically at permit or certificate‑of‑occupancy) and are not a single up‑front payment. Public Works director Spencer Anderson confirmed the proposed Fruitville alignment would shift south along the Hi Hat frontage and that planning is already under way to help qualify future federal funding.

Several residents who live in the Bee Ridge and Fruitville corridors urged the commission to secure infrastructure in advance of new housing and supported the negotiated package as a way to accelerate a long‑needed widening. Others pressed the board to ensure county operations (animal services, wastewater reclamation, solid waste and public works) are made whole where road work affects county facilities.

A source of late‑breaking legal uncertainty surfaced in the meeting: the developer provided a 1928 plat and other title‑related documents that it said support a platted right‑of‑way through part of the corridor. Osterhaus and the county attorney said county staff received the materials shortly before the workshop and require 30–45 days to complete title and permit research; Osterhaus said staff would verify the plat, historic acquisitions and whether the county holds proprietary or governmental title that would affect what the county may lawfully charge or grant.

After extended commissioner discussion about timing, funding sources (mobility fees, surtax, grants), and the need to protect county interests, Commissioner Kutzinger moved, and Commissioner Mast seconded, a motion to proceed "with approval as presented here" and direct staff to prepare a draft agreement and return to the board. The motion passed 3–2 (ayes: Commissioners Kutzinger, Mast and Smith; nays: Chair and Commissioner Knight). The county attorney will undertake title work and staff will return with a draft agreement and the legal review results for a future meeting.

Next steps: staff and the county attorney will complete the title and permit review (estimated 30–45 days), draft a definitive land‑transaction/agreement reflecting the terms discussed at workshop (Fruitville ROW donation up to 24 acres, developer construction/management of Bee Ridge East extension and roundabout, 50/50 cost share for Bee Ridge widening with county reimbursement mechanisms), and present the agreement and title findings to the board for final action.