Manatee County Planning Commission members voted 6‑0 to recommend approval of an amended preliminary site plan for The Mitchell at Terracea, a 183‑unit multifamily development that will keep 25% of units designated as affordable and adds an optional design intended to lower construction cost.

The applicant, represented by Marshall Robinson of Galvano, presented two development options. Option A is the previously approved configuration of four three‑story buildings with underground stormwater vaults. The new Option B consolidates the buildings into a single four‑story structure and replaces most of the underground vaulting with above‑ground stormwater ponds. Applicant Steven Guash of The Fine Companies said the change “reduces the overall stormwater volume for the underground vaults by 77%,” a shift he described as necessary to “keep the cost of development affordable.”

Planning staff told the commission the number of dwelling units and the 25% affordable set‑aside would remain the same; staff noted Option A already has full permits and could be built now, while Option B was proposed to give the developer financial flexibility if bidding for the vault system returns high prices. Loretta Merrill, senior planner, told commissioners Option B had been reviewed to the preliminary site plan level and that final site plan review would occur when the developer chose to build under Option B.

Commissioners pressed the applicant on stormwater and neighborhood impacts. Civil engineer Trenton Strackbein said the redesigned system still meets county and South‑West Florida Water Management District requirements and would detain and treat runoff on‑site. He said the proposed pond plus reduced vaults would hold the same or greater volume and that “we are meeting the requirements… any discharge that we have is less than the pre‑development discharge,” adding the project was designed to reduce off‑site peak flow by the basin’s stipulated percentage.

Neighbors and members of the public spoke during the record. Manatee resident and former affordable‑housing board member Glenn Ghibellina asked for detail on unit mix and how many one‑bedroom, two‑bedroom and efficiency units would be offered; the applicant said 25% of units (45 units) are one‑bedrooms under the recorded affordability agreement and gave a rent underwriting range.

Commissioners also discussed parking calculations and whether the plan should use a fixed parking ratio. Staff clarified the plans show a 1.69 spaces‑per‑unit design on the plan set, though the application requested flexibility below the code maximum; Merrill said the final site plan would resolve the exact tally. After questions and discussion the commission recommended the amended PSP for approval by a 6‑0 vote.

The recommendation advances the project to the County Commission with a staff‑recommended set of stipulations and the two‑option approach in place. Public testimony and staff materials recorded drainage and visual‑impact mitigation measures that will be enforced at final site plan review.