Villages of Amazon South expansion faces denial in Parrish

The Manatee County Planning Commission voted 4-1 on April 16 to recommend denial of a proposal to expand the Villages of Amazon South, which would add housing, healthcare and commercial capacity along the U.S. 301 corridor in Parrish.

The project, led by Neal Land & Neighborhoods, spans about 1,032 acres northwest of Moccasin Wallow Road and U.S. 301 and has been under development planning since at least 2014. Property records show land ownership tied to Parrish Holdings LLC, North Manatee Investment LLC and affiliated entities within the larger development footprint.

Originally approved for 1,999 homes and 60,000 square feet of non-residential space, the project has expanded through multiple amendments that increased density and introduced commercial and healthcare uses. A 2023 amendment brought the project to 2,497 homes and added medical office space, a planned 150-bed hospital and assisted living facilities.

The latest proposal would increase the total number of residential units to 3,158, driven by a shift toward multifamily housing while maintaining the broader mix of uses across the site.

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Project representatives told commissioners that infrastructure serving the development, including roadway and stormwater systems, has already been planned and built to support the broader project. They said the shift toward multifamily housing would reduce traffic impacts, citing lower trip generation compared to single-family homes.

Commissioners focused on the cumulative impact of repeated amendments, questioning whether the project had evolved beyond its original scope and whether existing infrastructure could support additional density. Several members cited strain on roads, utilities and schools, along with environmental impacts tied to continued development in the area.

Public comments submitted ahead of the meeting reflected similar concerns, with residents opposing the increase in density and raising questions about traffic congestion and service capacity.

The project is governed by a long-term development agreement that requires roadway expansions, right-of-way dedications and phased construction of the Fort Hamer Road extension as development progresses.

The recommendation will be forwarded to the Manatee County Commission, which will make the final decision on the proposal.