Manatee County commissioners have unanimously rejected a proposal to build nearly 2,050 new homes, citing major concerns that local infrastructure is not prepared for such a large influx of residents. The decision halts the “Lone Valley” project proposed by Miami-based developer Lennar Homes, which sought to rezone over 680 acres of agricultural land in the rapidly growing Parrish area.
The denial came despite the developer's offers to help fund significant road improvements and provide land for a much-needed fire station. Commissioners argued that adding thousands of new homes without concurrent commercial development, such as grocery stores and other services, would place an unsustainable burden on the community and its existing road network.
Key Takeaways
- Manatee County commissioners unanimously denied Lennar Homes' proposal for the 2,047-home "Lone Valley" development in Parrish.
- The primary reasons for rejection were inadequate road capacity and a lack of commercial amenities to support new residents.
- Lennar offered to contribute to a $23 million upgrade of Buckeye Road and donate land for a new fire station, but the incentives were not enough to sway the board.
- The decision highlights a growing challenge in Florida: balancing the high demand for housing with the need for sustainable infrastructure development.
Details of the Proposed Development
The project, named Lone Valley, was planned for a 683-acre parcel of agricultural land situated along the north side of Buckeye Road. Lennar Homes, a major developer with several other communities in Manatee County including Seaire and Rye Ranch, intended to build up to 2,047 single-family homes.
The proposal required a significant land-use change, rezoning the property from its current agricultural designation to allow for high-density residential construction. Despite the ultimate rejection by the county commission, the project had previously received a unanimous recommendation for approval from Manatee County’s Planning Commission, which found it consistent with the county's comprehensive plan.
A Region Under Pressure
The Parrish area in northern Manatee County is one of the fastest-growing regions in Florida. This rapid expansion has created a high demand for housing but has also strained public services and infrastructure, leading to increased traffic congestion and a lag in the development of essential commercial services for new communities.
Incentives Fail to Sway Commissioners
In an effort to address infrastructure concerns, Lennar presented a multi-faceted incentive package. Kyle Grimes, an attorney representing the developer, outlined a plan for significant upgrades to Buckeye Road, which is currently an aging two-lane road.
The developer proposed a partnership to widen the road to four lanes, complete with roundabouts at the community's entrances. To kickstart this, Lennar offered to pay approximately $2.5 million upfront. In exchange, the company requested about $23 million in impact fee credits to complete the remainder of the extensive roadwork.
“Lennar has shown that they are good partners to get this infrastructure in this area of the county. They want to continue that relationship with the county,” Grimes stated during the hearing.
Additionally, the developer addressed public safety needs by designating 15,000 square feet of land within the project for a potential new fire station. Parrish Fire Chief Stacey Bailey spoke in support of the project, highlighting the critical need for new facilities to improve emergency response times in the expanding area.
“We’re in support of the project,” Chief Bailey told commissioners, adding that space for new stations is scarce. “We have to take what we can get, because we have to serve.”
Commissioners and Residents Voice Opposition
Despite the proposed benefits, commissioners and local residents argued that the project would create more problems than it solved. The core issue was the lack of planned commercial development within the massive residential project.
Development by the Numbers
- Project Size: 683 acres
- Proposed Homes: Up to 2,047
- Offered Road Funding: ~$23 million (via impact fee credits)
- Public Safety Land: 15,000 square feet for a fire station
Commissioner George Kruse was critical of the plan, warning against the creation of another “bedroom community” that would force thousands of residents to travel for basic necessities like groceries.
“I cannot continue to approve these things until we can figure out a better way of handling it,” Kruse said. “All we’re doing is putting ourselves deeper and deeper in a hole.”
Commissioner Tal Siddique echoed these sentiments. “We’re going to even further perform a disservice for this region and these residents — future and today — by not having some form of commercial entitlements in this property of this scale,” he explained.
Residents also expressed their concerns. Parrish resident Anthony Sciullo urged the commission to prioritize infrastructure over new housing. “Growing without moderation is not a good plan,” he stated. “Pump the brakes. Let infrastructure catch up.”
A Call for Better Planning
In motioning to deny the project, Commissioner Carol Ann Felts pointed to a history of poor planning as the root of the current challenges facing Parrish. She acknowledged the area's ongoing transformation, with a new hospital and schools under construction, but stressed the need for a more cohesive vision.
“Parrish is going to have a new identity,” Felts said. “But we need to fix the identity and we need to fix the lack of planning from many, many years of decisions that have been made up here before.”
The unanimous vote to deny the Lone Valley rezone sends a clear message to developers that future large-scale residential projects in Manatee County may face intense scrutiny if they do not include integrated commercial components and comprehensive infrastructure solutions from the outset. Following the denial, the applicants withdrew their related request for the impact fee credit agreement.
