The Manatee County Planning Commission on Dec. 11 recommended denying Altman Development Company’s rezoning and preliminary site plan for the Altman Rye townhomes, a proposal to convert 17.87 acres northeast of Waterline and Rye roads into 100 single‑family attached units, 25% of which the applicant said would be reserved as affordable housing.

Developer representatives told the commission the project is an infill proposal, would preserve roughly 2.04 acres of conservation area, produce 61.2% open space and meet county and Southwest Florida Water Management District standards for stormwater and flood compensation. Kimley‑Horn engineers said the design aims to reduce post‑development discharge and that no wetland impacts were proposed. They also said a traffic study showed the project would generate about 56 PM peak‑hour trips and that wider road improvements triggered by previously vested developments, not this project, account for most future congestion.

Residents and community groups — speaking at length during the meeting’s public comment portion — urged denial. Speakers from neighborhoods near Rye Road and Jean Witt Elementary School said Rye Road already experiences daily congestion and they worried about school‑hour safety, emergency egress and long delays during storm events. Dozens of residents also flagged Mill Creek watershed issues, persistent flooding on Waterline and Rye roads, and wildlife and habitat concerns including potential impacts to crested caracaras and other species. Several speakers disputed the adequacy of the project’s notice and raised concerns about last‑minute materials being submitted before the hearing.

Staff recommended the project could be found consistent with the comprehensive plan and land‑development code subject to technical conditions, including modeling and floodplain compensation. Commissioners debated the adequacy of traffic and stormwater mitigation, the timing of planned road projects on SR‑64 and Rye Road, and transparency about late submissions. After deliberation the commission voted to deny the application, citing timing and public‑safety concerns tied to traffic and flooding and questions about compatibility with surrounding lower‑density neighborhoods. The commission’s recommendation will go to the Board of County Commissioners, which will issue the final decision.

The applicant said they will continue technical analysis on flood modeling and noted that the land‑use restriction agreement proffered would hold affordable units to a long‑term covenant; opponents said 120% AMI levels proposed would not meet workforce needs and urged greater guarantees on unit mix and affordability targets. The commission recorded the denial recommendation; the case moves next to the county commission.