Manatee County Commissioners Unanimously Reject 2,000-Home Lone Valley Development in Parrish
Manatee County commissioners unanimously denied a proposed 2,047-home development in Parrish, citing concerns over infrastructure capacity, limited commercial amenities and emergency service demands in one of the county’s fastest-growing areas.
The project, known as Lone Valley, was proposed by Lennar Homes and would have rezoned approximately 683 acres of agricultural land along the north side of Buckeye Road, between Interstate 75 and Fort Hamer Road. The site sits north of the North River Ranch communities near Moccasin Wallow Road and U.S. 301.
Lennar, which is also developing communities such as Seaire, Legends Cove and Rye Ranch in Parrish, sought approval to construct up to 2,047 single-family homes. The proposal included dedicating 15,000 square feet of land for a potential fire station to expand service coverage in the area.
At a recent land use meeting, commissioners heard support from project representatives and the Parrish Fire District. Fire officials noted the district is currently not meeting National Fire Protection Association standards for the number of fire trucks serving the area and indicated that available land for a future station is limited. The proposed site within Lone Valley was presented as an opportunity to improve response times for both current and future residents.
Developers also offered to contribute to transportation improvements along Buckeye Road. The plan included an initial investment of approximately $2.5 million to upgrade the existing two-lane road and add a 15-foot multi-use path. Long-term plans envisioned widening the corridor to four lanes, including roundabouts at community entrances. In exchange, Lennar requested about $23 million in impact fee credits to offset the cost of the roadway expansion.
County staff found the project consistent with the Comprehensive Plan and in compliance with the Land Development Code. However, staff identified concerns regarding the capacity of fire and emergency medical services.
Several residents spoke during the hearing, raising questions about traffic congestion, emergency response capabilities and whether the homes would be attainable for local families. Some urged commissioners to prioritize road upgrades and infrastructure improvements before approving additional large-scale residential projects.
Commissioners ultimately determined that the proposal would add thousands of homes without sufficient nearby commercial development, such as grocery stores and other essential services. Concerns were also raised that Buckeye Road and the surrounding infrastructure may not be able to handle the projected population increase.
Commissioners expressed broader frustration with long-term growth patterns in Parrish, noting the need to address planning gaps as the community continues to evolve with new schools and a hospital under development. They emphasized the importance of aligning future residential growth with infrastructure capacity and commercial amenities.
Following the discussion, the board voted unanimously to deny the Lone Valley rezoning request. The applicant subsequently withdrew the related impact fee credit agreement from consideration.
