Despite crowded schools nearby, Manatee commissioners OK new development in Ellenton
School district protests because of overcrowded schools
MANATEE -- As more developments in North Manatee County are approved, additional strain will be put on the already overcrowded nearby public schools.
This notion was discussed Thursday when county commissioners considered a rezone and preliminary site plan for Willow Hammock, a 299-home development west of Interstate 75 and north of Mendoza Road in Ellenton. The commission approved the rezone to planned development residential and the preliminary site plan 5-1, with Commissioner Robin DiSabatino dissenting and Commissioner Larry Bustle absent.
The Manatee County School District sent a letter to county officials, stating "the nearest elementary schools do not have sufficient capacity to support the proposed land development application."
The letter states that students would attend Tillman Elementary in Palmetto, which according to district data is below capacity. The development also would feed to Lincoln Middle and Palmetto High.
Of the 50 schools in the district -- elementary, middle and high -- 13 were overcapacity as of Jan. 28, according to the school district.
"That is troubling because they can't go to the immediate neighboring elementary school," DiSabatino said.
Manatee County Schools Capacity Map
Commissioner Carol Whitmore said the commission has "probably approved hundreds with the same letter."
"By law, they have the capacity," Whitmore said. "By law, we cannot deny a project because we do have a letter" that shows capacity in schools.
Commissioner Vanessa Baugh agreed.
"We can't really look at that as an issue," Baugh said. "We have an awful lot of schools that are below capacity in Manatee County."
When asked whether school capacity could factor into the commission's decision to approve development, County Attorney Mickey Palmer said "it is a somewhat complicated matter."
"When the school district says there is capacity, we don't go behind that," he said. "The county doesn't investigate the accuracy of that assertion. When they say capacity at other schools, it is not the basis that can deny development application. My understanding is that there doesn't have to be capacity at the immediate school that serves that development."
Palmer, who said he is not an expert on the matter, said the county relies on the school district to provide them with accurate information.
Palmer said he believes "it is generally true, just because the elementary school that is geographically closest doesn't have capacity typically is not basis to deny the development."
The approximately 148-acre Willow Hammock calls for 299 single-family detached residences. Willow Hammock, which would be built on a former tree farm and nursery, is developer's Soho Mendoza LLC first development in Manatee County. But they have developed other property in Florida, according to James Brearley with Soho Mendoza.
"This is Soho Mendoza's first deal in Manatee County," Brearley said, adding that they have offices in Sarasota and Tampa. "We are here to build a good subdivision."
The developer is also proposing an amenity center, playground and nature trails, according to documents filed with Manatee County.
According to the preliminary site plan, the gross density of the project is 2.02 dwelling units per acre, with 59.5 percent of the site remaining as open space.
Whitmore called the large amount of open space "rare."
"That at least needs to be recognized, because I don't think I've ever seen it since I've been here that high," Whitmore said.
Willow Hammock is in an area that is transitioning from suburban agriculture uses to residential development.
"Timing of the request appears appropriate with the growing trends in the area," said Stephanie Moreland, principal planner with the county.
Due to the project's proximity to Interstate 75, there will be a noise study completed. According to the project's design, there is a 100-foot-wide landscaped roadway buffer, which would be installed adjacent to I-75.
Because of the proposed buffer, DiSabatino said she didn't support the project.
"I can't just sit here and agree to the 100-foot buffer," she said. "I just think it is too close to the interstate."
Rachel Layton, with ZNS Engineering, said they don't want to have future issues with the residents in regard to noise from the interstate.
"We want to have a nice community here that is not affected by noise to the best of our ability," she said.
Also on Thursday, the county commission:
Approved an amended zoning ordinance and preliminary site plan to reduce the minimum required side and rear yard setbacks for a day care center and office complex called Sammy's Small World Office Park, 3629 Tallevast Road. In 2006, the commission approved Sammy's Small World for a 4,441-square-foot day care center and 5,600 square feet of office space.
Approved an amendment to reduce the minimum setback along University Parkway for parking areas in University Groves located west of the main entrance from 110 feet to 40 feet. The commission approved the preliminary site plan in 2003 for the approximately 142-acre project, which consists of a mix of residential, office, commercial and medium intensity recreational uses.
Claire Aronson, Manatee County reporter, can be reached at 941-745-7024 or at caronson@bradenton.com. Follow her on Twitter@Claire_Aronson.
This story was originally published June 5, 2015 at 12:00 AM with the headline "Despite crowded schools nearby, Manatee commissioners OK new development in Ellenton."