On the shore of Palma Sola Bay, where Whiting Preston recalls enjoying the swimming and playing in his younger days, the fourth-generation farmer-turned-developer is again proposing a 359-acre development called Peninsula Bay.
The development’s construction over 10-12 years will include “many of the same elements” as the original plan dropped in 2008 due to the real estate market collapse, according to Preston.
First proposed in 2007 as 1,123 condo, townhome and single-family units around multiple lakes, the new Peninsula Bay proposal includes 1,950 residential units, a 67-acre lake, a marina with 200 dry and 101 wet slips, and 90,000 square feet of retail and office space.
The development is projected to add 3,960 residents to the population of Cortez, which, according to city-data.com, now has 4,241 people.
A Robert Charles Lesser & Co. study on Peninsula Bay projects the maximum build out would result in the following impacts:
• Annual Manatee County tax revenue: $4,507,472.
• Annual school tax revenue: $575,360.
• Permanent on-site employees: 164.
• Construction jobs: 2,700.
New traffic on Cortez Road West near 115th and 119th streets west —where two subdivision entrances are proposed — as well as another entrance to the east, would add 17,841 daily trips at build out.
According to the application submitted to Manatee County, a conceptual plan indicates five possible entrances.
Former Manatee County Commissioner Jane von Hahmann criticized the increased growth under the new plan, which nearly doubles the Cortez population and adds 70 percent more homes.
The county’s comments on the 2015 plan were sent Nov. 12 to the developer and, on Nov. 18, Preston said his team hadn’t yet had the chance to study those results.
One comment made by staff requires 150 hotel rooms to be counted as residential units because more than 25 percent would have kitchens.
The developer has 180 days to respond and address “any insufficiencies” or the county will consider the application abandoned.
After addressing staff concerns, the proposal would go to the Manatee County Planning Commission. A public hearing would be set and any resulting recommendations would be sent to county commissioners for consideration.
Glenn Compton, president of ManaSota-88, a 1,000-member Manatee-Sarasota environmental group formed to resolve coastal development problems, views the Peninsula Bay proposal as “putting more people in harm’s way.”
Compton questioned why more development is being considered if there’s not enough capacity on the streets or in shelters in the event of an emergency or hurricane evacuation.
One answer is the county doesn’t hold developers responsible for road improvements needed to bring an already overburdened street up to par, according to Manatee County planning official John Osborne.
Longtime Cortez residents, including Mary Fulford Green and Linda Molto, say they are especially concerned about increasing traffic on Cortez Road.
About Peninsula Bay, Green said, “With those 1,800 homes there are 3,600 cars … thousands of cars going to the beach.”
Molto agreed, saying she’s concerned about the proposed replacement of the Cortez Bridge, any potential widening of the road and adverse impacts to the historic village of Cortez.
Von Hahmann and Florida Fishing for Freedom president Mark Coarsey say they want developers to protect the shoreline, mangroves, fish and wildlife habitat and to see the county’s comprehensive plan upheld — including its wetland protection measures.
According to Preston, the large lake and storm-water system will protect the bay where he swam in as a kid, and will minimize coastal impact.
Preston pointed to where the marina basin meets the shoreline as the area of most impact to 3-4 acres of wetland.
Of the 359 acres on the site, there are about 80 acres of wetlands, he said.
According to the developer’s application, the following wildlife species were observed at the site: little blue heron, snowy egret, white ibis, wood stork, roseate spoonbill and gopher tortoise.
The report also identified species expected to inhabit the area: piping plovers, bald eagles, brown pelicans, loggerhead sea turtles and manatees.
I just checked and city-data.com shows the population of Cortez as being 3,627 and NOT 4,241 as Kathy Prucnell reported… As a year-round, full-time resident of Cortez Village, I have to question even the lower population number. This must include much more than what I consider the village to be??? In any case, while I sympathize with Whiting Preston’s wishing to profit from selling his property — the simple fact is that a develop like this would dramatically negatively impact our historic village. As it is now, there are many times when it takes 20 minutes or more additional time to get back home due to the congestion on Cortez Road. This would ONLY make a bad situation far worse. I truly hope that our local officials do their jobs and PROTECT the environment and the history of this quaint fishing village by not approving this devastating development.