Planning commissioners recommend PDC rezoning on State Road 64 despite capacity concerns
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Summary
The Manatee County Planning Commission voted to approve a rezoning (PDC2417) to allow up to 195,000 sq ft of neighborhood‑serving commercial uses on a 15.3‑acre site at State Road 64 and Elan Road. Commissioners cited local commercial need but debated SR‑64 capacity and uncertain CIP timing.
The Manatee County Planning Commission voted to approve a rezoning request (PDC2417) to change about 15.3 acres at the intersection of State Road 64 and Elan Road from general agricultural to Planned Development Commercial, allowing a general development plan for up to 195,000 square feet of commercial uses.
Ria Hunter, project planner with RVI Planning and Landscape Architecture, told commissioners the proposal divides the site into three project areas and limits uses by a proffered schedule: grocery stores would be limited to Project Area 1 (up to 45,000 sq ft), self‑storage would be allowed only in Project Area 3 (up to 130,000 sq ft), and no single project area would exceed 150,000 sq ft. Hunter said the plan includes 20% open space, setbacks, and perimeter buffering.
“By suitably locating neighborhood‑serving commercial users in proximity to new residential growth, we reduce vehicle miles traveled and provide needed services,” Hunter said.
Staff presented a mixed recommendation. Laura Gonzales, planning staff, said utilities and fire/EMS capacity are available and the site meets several comprehensive plan goals, but cautioned that existing approvals and vested trips have pushed State Road 64 toward failing levels of service. Gonzales noted there is no certain completion date for the county’s CIP widening of SR‑64 and concluded that the uncertainty affects consistency with Comprehensive Plan policy 2.1–2.7.
Nelson Galiano, transportation planning, clarified that FDOT’s adopted level of service standard for that state facility is C but that current background and vested trips have produced an observed LOS of F. Galiano said PD&E studies and financial resources determine when widening will occur and that county staff cannot set a firm completion date.
Reed Fellows, the applicant’s traffic consultant, told the commission the project itself adds relatively few peak‑hour trips and that, excluding large, conservative assumptions about vested trips in the background, the segment would operate at LOS C with the project. “Our analysis shows the project does not make it fail,” Fellows said, but that including all vested trips in the area is what pushes the roadway into failure.
Commissioners split on emphasis but majority support prevailed. Commissioner Matt Bauer voted against, citing traffic and timing concerns; Commissioners Eislinger and Prosser and the chair voted in favor. The commission approved the rezoning request by voice vote.
What happens next: the commission’s action was a recommendation on the rezoning request and the item will proceed through the county’s remaining review and approval steps as required by local procedure. Voting record: motion by Mister Eislinger, second by Miss Prosser; recorded opposition by Matt Bauer.
Clarifying details: the rezoning request covers approximately 15.3 acres; the GDP proposes up to a combined 195,000 sq ft of commercial development allocated across three project areas (Project Area 1 grocery cap 45,000 sq ft; Project Area 3 self‑storage cap 130,000 sq ft; open space at 20%). The roundabout near the site is being facilitated by the Lakewood Ranch Stewardship District and permitted through FDOT, per the applicant.
