Board approves Lazy C Ranch LDA; developer to fund phased Buckeye/Rye road work
February 13, 2026 | Manatee County, Florida
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The Manatee County Board of County Commissioners voted 6–1 on Feb. 12 to approve a Local Development Agreement (LDA) submitted for the Lazy C Ranch plan development community. The agreement commits the applicant to build sections of the Rye Road thoroughfare, provide right‑of‑way dedications and construct stormwater infrastructure sized for future build‑out.
Attorney Kyle Grimes and Pulte Homes representatives explained that the applicant will construct the portions depicted in the agreement and that certain right‑of‑way credits (about $1.4 million of the estimated $4.3 million in total impact‑fee credits) are deferred until the county requests dedication of those specific segments. Grimes said the developer commissioned an appraisal to support the right‑of‑way valuation used in calculating credits.
Commissioners asked about mechanics and timing of credits, future obligations to finish four‑laning and whether impact‑fee credits could be transferred or used as reimbursement. Grimes said credits can be applied in benefit districts, transferred or used to offset future fees in the same district, and noted that the applicant would begin construction on the agreed segments before the issuance of the tenth certificate of occupancy. "We're asking to do what the county often does when a landowner can help build long‑term thoroughfare efficiently," Grimes said.
Staff and applicant said the estimated total thoroughfare value for the portions in the agreement is about $4.36 million; the road construction phasing in the LDA is intended to provide long‑term cost savings by building stormwater and other underground infrastructure now.
Why it matters: The agreement advances a developer‑funded approach to buildout of major connecting roads and stormwater facilities without immediate county capital expenditure, while tying credits to future dedications. Commissioners debated the fairness of upfront credits versus long‑term county obligations.
What’s next: Staff will memorialize conditions in the formal LDA paperwork; the applicant must meet design, permitting and timing milestones contained in the agreement.
Attorney Kyle Grimes and Pulte Homes representatives explained that the applicant will construct the portions depicted in the agreement and that certain right‑of‑way credits (about $1.4 million of the estimated $4.3 million in total impact‑fee credits) are deferred until the county requests dedication of those specific segments. Grimes said the developer commissioned an appraisal to support the right‑of‑way valuation used in calculating credits.
Commissioners asked about mechanics and timing of credits, future obligations to finish four‑laning and whether impact‑fee credits could be transferred or used as reimbursement. Grimes said credits can be applied in benefit districts, transferred or used to offset future fees in the same district, and noted that the applicant would begin construction on the agreed segments before the issuance of the tenth certificate of occupancy. "We're asking to do what the county often does when a landowner can help build long‑term thoroughfare efficiently," Grimes said.
Staff and applicant said the estimated total thoroughfare value for the portions in the agreement is about $4.36 million; the road construction phasing in the LDA is intended to provide long‑term cost savings by building stormwater and other underground infrastructure now.
Why it matters: The agreement advances a developer‑funded approach to buildout of major connecting roads and stormwater facilities without immediate county capital expenditure, while tying credits to future dedications. Commissioners debated the fairness of upfront credits versus long‑term county obligations.
What’s next: Staff will memorialize conditions in the formal LDA paperwork; the applicant must meet design, permitting and timing milestones contained in the agreement.
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