We need to fix the problem...
not just put a band-aid on it
Since the last election, there has been a lot of talk about how to fix our growth, our infrastructure and our storm water issues. Unfortunately, real solutions have been pushed to the side. Rather than meaningful discussions about resolutions, we’ve focused on lazy discussions about simply stopping all development. These discussions have centered on a moratorium.
But what does that actually mean? There has been no qualifying language to even explain the context of this extreme proposal. The word, without context, has no meaning.
Is this a moratorium on rezoning? We recently rezoned a family’s parcel from A to A-1 to allow their son to build an adjacent home on his own tax parcel. Would this not be allowed?
Is this a moratorium on stipulations and deviations from our current code? Well, the Board seems very interested in making adjustments for a faith-based day care center asking for assistance.
Is this a moratorium on permits? What about the family who saved up to build a home and move out of their rental apartment they’ve outgrown with their kids? What about the family who wants to put in a pool for their kids in their own backyard with their own money?
In government, as in life, it’s never wise to speak in absolutes. Those that do are avoiding, or simply not grasping, the options at their disposal. We cannot pass a moratorium and then make exceptions for some while holding firm on others. If we do, then you no longer have a moratorium; you have a system in which a board can arbitrarily pick winners and losers. You may be okay with that today, but I can think of some recent boards in which you would not have willingly granted that authority.
The conceptual proposals have centered around halting all developments until roads are in and storm water systems are improved. Where exactly would we propose to get the funds for these fixes? Infrastructure is funded through impact fees. Without development, there are no impact fees being paid. To put in motion a system in which we restrict, or entirely eliminate, both one-time capital payments and long-term taxable revenue streams and then require improvements relying on both before we allow them again is implausible.
To hear talk about an affordability crisis and discussions of our EMS workers, teachers and deputies moving out of town, but then to completely halt further development of residential units - of all types, in all areas - completely ignores basic economics and market principals.
To focus on needing to attract new businesses and higher wages but then make moving a company into our area less affordable, while driving young skilled workers out of our market, lessens our community’s competitive chances compared to other locales.
Even the discussion, however improbable the actual action of implementing it is, will cause harm to our county. Just projecting to the market that there’s a board willing to entertain such extreme, absolute actions is not just threating the perceived “bad actors” but dissuading the “good guys” from considering our community. Once you get your “fix”, who will come back in under the uncertainty of a rogue board unwilling to consider reasonable solutions to real problems?
The Manatee County Board will not pass a moratorium. I can almost guarantee it. It’s shortsighted and, as I stated above, simply lazy.
The Board already has the ability to deny rezones that are better allocated in the future. We have the ability to question “engineering solutions” for self-proposed fixes. We have the ability to consider compatibility and infrastructure levels of service. We already have the ability today to focus on sensible, smart development. We have the ability to limit giveaways and curtail destructive practices in our environmentally-sensitive areas.
Without changing anything, we can guide future development in a more community-benefiting way. We do not need to focus on an absolute shutdown of the system.
What we can do, however, is get back to focusing our efforts on real improvements to how we will grow in the future. Efforts not lost in noise; while not throwing the good out with the bad.
This Wednesday, February 19, the Manatee County Board is holding an important work session. The morning session will focus entirely on the long-overdue update to our Comprehensive Plan. The afternoon session will focus on Stormwater.
You can find the agenda HERE. It includes attachments outlining the discussions to be had.
During this session, the board can, and will, discuss REAL solutions. Improvements to our plan and code that will actually improve our community in the long-term; not just band-aids to postpone problems in the short-term.
The Board will be (presumably) discussing:
What to do with the Future Development Area Boundary (FDAB)
The removal of Policy 2.1.2.8
Density incentives
Affordable housing incentives
Impact Fees and Facility Investment Fees
Future zoning map utilization & timing
Flood map adjustments
Stormwater management and how to pay for it
Impervious vs pervious surfaces
Voting on quasi-judicial items for comprehensive plan changes
And many more items for future improvements for your benefit.
Many of these items I’ve discussed and advocated for in past Substacks if you’d like to look back. A couple are linked below.
This work session is open to the public and we want, and encourage, your input on Wednesday and throughout the remainder of the process.
I do understand the frustration of the community. I feel it myself, which is why I’ve advocated for these changes for years. We finally have a board who will listen to the public. We need to take this opportunity to fix these past problems and develop future, sustainable solutions. Kicking the can down the road today could risk achieving a near-term, feel-good solution without solidifying a long-term plan.
If you want an example of what a thoughtful, publicly-facing board can bring to our residents, I’ll leave you with St. John’s County and a framework for best-practices in Manatee County.
St. John’s County, rather than simply cutting off development, created transparency and a Bill of Rights for all is citizens. This has been advocated for by 1000 Friends of Florida.
In addition to their St. John's Neighborhood Bill of Rights website, for which you can find a printable version of the actual document here: Bill of Rights PDF, they are also using technology to make sure everyone knows exactly what’s going on at every step of the process. You can find their great development website and their interactive development GIS map below.
Manatee County needs to use these best practices to fix our development plans and our public transparency today. We have the will to do it. We have the Board to do it. Let’s stop talking in absolutes about short-term solutions for the present and let’s start taking action on long-term solutions for the future.
George
Thank you for all your efforts on behalf of the citizens of Manatee County. Your leadership is much needed and very appreciated. Your approach to the issues at hand seems to be exactly what is needed to address the issues rather than ignore them. Future growth is a given, but reckless planning and letting the developers go wild obviously isn't in our best interest. Managing the growth in the future, while fixing the storm water issues is imperative moving forward. Thank you for working in this direction.
In my opinion… we need a moratorium in District 1…. The County cannot even tell us how many homes are in the pipeline Iines to be built! How does any business survive if it cannot answer basic questions. If you don’t know how many houses are in the pipeline how can you know how many police, firefighters, schools, etc you will need moving foreward… what about water???? traffic is at a standstill and I’m guessing in D1 there are a minimum of 40,000 to 50,000 more houses that have been approved but don’t have permits pulled yet. Until the County staff can give us the basic info THIS insanity needs to stop!!!