Peninsula Bay development would double population, traffic in Cortez

CORTEZ -- If a new subdivision proposed by Manatee farmer-turned-developer Whiting Preston wins approval, the population and amount of traffic through Cortez stands to nearly double.

It also joins a cluster of three southwest Manatee County subdivisions potentially containing more than 11,000 living units. That would exceed present-day Lakewood Ranch, a two-decade-old master planned community in East Manatee.

Peninsula Bay, the latest development by the Lake Flores and Manatee Fruit Co. president, is expected to bring 1,800 new homes, a marina, a hotel and commercial development to 539 acres between the Baypointe Terrace and San Remo Shores subdivisions in Cortez. Relaunched last week -- eight years after it was first submitted to the county as a smaller project -- Peninsula Bay would be a resort and second-home community, according to a general development plan filed with the county.

Made public for the first time Tuesday morning, the plan is an extensive retread of its first draft. Like Preston's other major project, Lake Flores, it emphasizes open spaces, walkable streets and recreation activities inside its boundaries.

At the same time, the subdivision promises to change Cortez by adding people and cars. Peninsula Bay could nearly double the population of the village. Based on Manatee County's multiplier of 2.2 people per household, the subdivision could bring 3,960 new residents to Cortez over a 12-year phased development. That would be in addition to Cortez's current Census-estimated population of 4,241.

The plan also estimates car trips to and from the subdivision would add two-thirds again as much vehicle traffic to the section of Cortez Road serving the 5.1-square mile Cortez village. Peninsula Bay would generate more than 16,000 car trips per day, adding to the average of 25,500 daily trips between 75th Street West and the bridge to Anna Maria Island estimated in 2007.

Cortez residents and business are expecting a change, one they hope won't hurt the slightly sleepy historic reputation the village currently enjoys. Karen Bell, owner of fish seller and restaurant Star Fish Co., has known about the development for several years. While she supports Preston's right to develop his family's land, she hopes the additional housing and traffic doesn't chase Cortez visitors away.

"I'm always a little concerned about the balance we have here," Bell said. "But I have a lot of respect for the Prestons, too. If anybody can do it in a positive way, if there is such a thing, it's them."

The Peninsula Bay property is not part of the historic village of Cortez. It is located on the north side of Cortez Road West, while most of the older portions of the village sit on the south side.

Linda Gross, a spokeswoman for the development, said Peninsula Bay will bring more private and public water access to Cortez, something the community is known for. She also acknowledged that the subdivision will stand out.

"It is difficult for any new community to mesh with an existing neighborhood; however, there is a desire to be complementary to the same community values of protecting the environment and neighborly interaction," she said.

The development may hold little appeal to local groups concerned about water quality and hurricane safety at the shoreline. Glenn Compton, chairman of environmental activist group ManaSota-88, said adding another waterfront community to an area already choked with traffic moving on and off nearby Anna Maria Island is not in the public interest.

"One of the main issues of great concern to us is hurricane evacuation," he said. "It's not the type of development that's needed at this point."

Peninsula Bay is one of three massive proposed housing developments that could be built near the shoreline in southwest Manatee County. Earlier this year, Preston's 6,400-home Lake Flores development along El Conquistador Parkway received its first round of approvals. In early October, Long Bar Pointe developers Carlos Beruff and Larry Lieberman submitted a new plan to the county for their 522 acres along Sarasota Bay. If approved, they would build a 3,200-home subdivision "Aqua by the Bay."

Vacation community

Peninsula Bay would be built on Manatee Fruit Co. fields and where some of the company's greenhouses stand on the north side of Cortez Road. The development plan describes it as a "water-oriented resort community." The final buildout on its 359 acres would include 140 acres of housing, a 101-slip marina, 90,000 square feet of commercial development and a 150-room hotel.

County planners identify the project as "infill" development, meaning a project built where a relatively high density of urban structures and services already exists. It is one of 15 subdivisions in southwest Manatee currently under construction or selling building lots, according to county planning official John Osborne. Countywide, 131 housing subdivisions have been approved and are ready for development.

Larger than the 1,123-home plan the Prestons drew up in 2007, the new Peninsula Bay nonetheless makes more room for open space and shoreline wetlands. A hand-drawn map in the development plan shows 83 acres of wetlands and 96 acres of "native uplands" set aside from development. The only break in the shore vegetation is an existing navigation channel and canal that serves the Sunny Shores neighborhoods that nearly bisect the Peninsula Bay property. The subdivision's marina is set at the inland end of the canal, hundreds of yards southwest of the shore.

That marina would be one of several in Cortez, including the 30-slip Parrot Cove Marina located adjacent to Sunny Shores Park. It will offer both wet slips and 50,000 square feet of dry boat storage.

The development will have a public water recreation component centered around a boat ramp. It would join Manatee County's Sunny Shores Park as a public amenity.

Housing in the subdivision would, according to the development plan, be marketed largely as vacation or second homes. When finished, Peninsula Bay would feature 951 multi-family units, 761 single-family homes and 148 condominiums. Many of the housing units would be arranged around small parks and courts. Condo buildings would be five stories high, with the first story dedicated to parking.

Commercial space is described generally in the plan. Uses would include retail and restaurants. The plan also accounts for eight bed & breakfast rooms in addition to hotel rooms.

All commercial activities would add up to 226 full-time jobs, according to the narrative in the development plan. And while the plan does not call for any affordable housing, it notes that the Sunny Shores Mobile Home Park and single-family home neighborhood next to it feature many homes that sell for less than $200,000.

Matt M. Johnson, Herald business reporter, can be reached at 941-745-7027 or on Twitter @MattAtBradenton.

This story was originally published October 13, 2015 at 11:48 PM with the headline "Peninsula Bay development would double population, traffic in Cortez ."