The developer seeking to build a Sarasota County town center and about 5,700 homes in Palmer Ranch east of Interstate 75 answered four questions left open at an April 16 Sarasota County Planning Commission meeting, and received approval on June 4 of three land use changes in the comprehensive plan needed for that to occur.
Those motions passed on a split 5-3 vote in a meeting punctuated by Planning Commissioner Jon Thaxton’s decision to abstain from the vote partly because an email he sent to the Sarasota County Commission voicing growth concerns — even though it did not address any specific project — created a perception of bias.
When he addressed Palmer Ranch East, Thaxton praised Palmer Ranch for “setting a gold standard in development and later opined that Palmer Ranch East would set the gold standard for 2050 developments.”
But he went on to point to a combined $82 million in surtax funding that Sarasota County has committed to the creation of Lorraine Road and purchase of land for two fire stations that he said should have been funds paid by the developer or future residents.
“This inconsistency has been in existence for every 2050 development reviewed; it’s just nobody is talking about it,” Thaxton said.
What is the plan for Palmer Ranch East?
Palmer Ranch East, also known as Palmer Ranch 2400 MDO, consists of nine parcels under the control of Palmer Ranch developer Hugh Culverhouse Jr., through McCann East Limited Partnership.
The development was included in Sarasota County’s 2050 Plan when it was approved in 2002.
The master development concept plan for the 2,351 acres allows for a significant amount of open space, starting with a 200.7-acre conservation easement and 651 acres as an alternative greenway buffer and development of 4,702 homes.
Only about 1,075 acres are targeted for development.
The land use changes — which still must be approved by the Sarasota County Commission — would allow for the creation of a town center focused around the intersection of Lorraine Road and a northern extension of State Road 681.
A separate but related plan calls for the partial interchange of State Road 681 and Interstate 75 to be built out as a full highway exit.
Palmer Ranch East LLC, the corporation overseeing the land, is seeking an additional 1,000 homes that would be built in the town center.
Why was the public hearing continued from April 16?
Questions related to affordable housing, the amount of light industrial square footage in the town center, and a minimum acreage use for public space in the town center were not addressed in April.
The continuation allowed the developer, who was represented by attorney Charlie Bailey, to answer those questions and for a fire/emergency services review of the project to be completed.
Bailey clarified that as many as 500 of the 1,000 homes built in the town center would be affordable as outlined in the 2050 plan.
A minimum of 75,000 square feet of the commercial construction would be for light industrial use, while 10% of the acreage in the town center would be for public civic use and 5% would be dedicated for public space.
Planning Commissioner Adam Maio, one of the five board members who voted to recommend approval, said he would have opposed the project without those clarifications.
In addition to Maio, board members John LaCivita, Mariah Miller and Justin Taylor, and board chair Emmalee Legler voted for approval.
Board members Mitzie Fiedler, Bruce Franklin and Randy Boyd — who was attending his first meeting — voted against the proposal.
What did the public say about the proposal?
Speakers used the prospect of adding as many as 5,702 homes to Sarasota County as an opportunity to express concerns about current traffic issues, water restrictions, stormwater flooding and the potential for overcrowded hurricane evacuation routes.
“Where’s the water going to come from?” said Venice area resident William Mindak, who later added, “I feel like we’re headed to overdevelopment like Naples.”
“Think about our current situation, not what they planned for 20 years ago,” he added, referencing the 2050 plan that anticipated about 4,700 homes without the additional town center.
Northeast Venice resident Paula Steinert, who opposed the development, said she wanted assurances that construction would not begin until after a new Interstate 75 interchange at State Road 681 is completed.
What’s next?
The Sarasota County Commission must review and decide whether to adopt the comprehensive plan changes to allow for the town center.
The commission could review the matter as soon as Aug. 25-26.
It should be noted that approval of that plan change does not change the density.
Earle Kimel primarily covers local governments in Sarasota County as well as land development and environmental issues for the Herald-Tribune. Follow him on Facebook, and X. He can be reached by email at earle.kimel@heraldtribune.com. Support local journalism by subscribing.
This article originally appeared on Sarasota Herald-Tribune: Major Sarasota development sparks concerns over growth and traffic
Reporting by Earle Kimel, Sarasota Herald-Tribune / Sarasota Herald-Tribune
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By Earle Kimel, Sarasota Herald-Tribune | USA TODAY Network
