Ep 26: Nicole Knapp, Director of Development Services

What actually happens after someone says, “I want to build something”?

We talk with Nicole Knapp, Director of Development Services, for a candid and surprisingly fun conversation about how development really works in Manatee County.

Nicole shares her path into this industry and pulls back the curtain on the divisions she oversees: building, planning, zoning, permitting, and impact fees to name a few. If you have ever been confused, frustrated, or curious about the development process, this episode is for you.

We talk about her team and the reality of their workload, including a nearly 10x increase in cases following three hurricanes in late 2024. It is a behind-the-scenes look at public servants navigating growth, recovery, and complexity at the same time.

Nicole walks us through the full development journey, from pre-application to application, to planning commission, and explains why only about 4 percent of cases ever make it to the Board of County Commissioners. Along the way, she explains common misconceptions, why the process exists, and what factors are key to consider before a public hearing.

We also dig into bigger ideas: why “smart growth” is an overused phrase, why an updated Comprehensive Plan and Land Development Code matter, and what her staff is doing to support this top priority of the Board's in 2026.

Clear, honest, and full of insight, this is a must-listen episode for anyone who wants to better understand how development decisions are made and why the process looks the way it does.