The Sarasota County Commission voted unanimously Tuesday to approve the East Manasota Commercial Project, granting a rezoning request for four parcels totaling 1.53 acres at the southeast corner of State Road 776 and East Manasota Beach Road.
The parcels were rezoned to Office, Professional, Institutional (OPI) to align with the county’s comprehensive plan and the State Road 776 corridor plan. The application, represented by Rhea Hunter, director of planning at RVi Planning + Landscape Architecture, updates two lots previously zoned Open Use Estate (OUE-2) and two already zoned OPI.
“This request simply extends the OPI zoning across all four parcels,” Hunter told commissioners. “We believe this will address compatibility concerns raised by the Planning Commission and bring the property into conformity with the comprehensive plan.”
Planning History and Staff Recommendations
The rezoning follows a September 4 Planning Commission vote recommending denial of an earlier request to change the site to Commercial Neighborhood zoning. The applicant revised the proposal in response to concerns about potential intensity of uses.
Sarasota County Planner Evan Claessens said staff recommended approval with conditions limiting access from State Road 776 and requiring compliance with the corridor plan. Staff did not object to the applicant’s request to reduce a required 50-foot landscape buffer to 20 feet along the highway.
Public Concerns Over Buffer and Flooding
Nearby residents spoke in opposition to the buffer reduction, citing flooding and environmental impacts.
“I oppose reducing the buffer from 50 to 20 feet,” said resident Nicole Becker. “It will reduce green space, worsen flooding, and set a precedent for future waivers.”
Derek Silcox, another nearby homeowner, echoed those concerns. “After Hurricane Ian, that intersection flooded badly,” he said. “Even small changes in impervious surfaces can make a big difference.”
Commission Debate and Decision
District 1 Commissioner Teresa Mast supported the rezoning but emphasized the need for thoughtful design. “We may not know what will be built there, but we can be good neighbors in advance,” Mast said, calling for enhanced buffering and lighting considerations.
District 5 Commissioner Ron Cuttsinger, who represents Englewood, defended the buffer reduction. “If we required 50 feet plus another 25 feet for a buffer, we’d essentially make the property undevelopable,” he said. “This is a small, benign project that will likely result in a modest office building.”
Chairman Joe Neunder acknowledged public concerns but joined the unanimous vote. “It’s a beautiful area,” he said. “My only heartburn is the reduction from 50 to 20 feet, but I respect the property rights involved.”
The motion to approve both parts of the application passed 5-0.
