Manatee County Government Administrative Building First Floor, Chambers August 3, 2017 - 9:00 am
August 3, 2017 - Land Use Meeting
Agenda Item #15

PDPI-16-19(Z)(G) - Centerstone of Florida, Inc. / Centerstone - DTS20160454 - MEPS612 - Quasi-Judicial - Rossina Leider, Planner

Briefing Provided Upon Request

Contact and/or Presenter Information


   Rossina Leider, Planner, 941-748-4501 ext. 6859


   Bobbi Roy, Planning Coordinator, 941-748-4501 ext. 6878

Action Requested


Based upon the staff report, evidence presented, comments made at the Public Hearing, the action of the Planning Commission, and finding the request to be CONSISTENT with the Manatee County Comprehensive Plan and the Manatee County Land Development Code, as conditioned herein, I move to ADOPT Manatee County Zoning Ordinance No. PDPI-16-19(Z)(G); APPROVE the General Development Plan with Stipulations: A.1-A.6, B.1, C.1, and D.1-D.4; and GRANT Specific Approval for alternatives to the Land Development Code Sections 701.3.B.3.b.iv (Allow an 8’ high chain link fence as part of the screening buffers), and 701.3.A.7 (Reduce vehicular use area buffer from 8’ to 5’ and allow an alternative planting material), as recommended by the Planning Commission.

(Commissioner Smith)  

Enabling/Regulating Authority

Manatee County Comprehensive Plan

Manatee County Land Development Code

Background Discussion

• The 16.48± acre site is located east of US 301, on the south side of 26th Avenue East and the north side of 30th Avenue East. The site is within the P/SP 2 (Public/Semi-Public 2) Future Land Use Category (FLUC) and contains two parcels as follows:
              o the northern parcel (9.62 acres) is zoned PDPI (Planned Development Public Interest) and has been developed with a community behavioral hospital (Centerstone of Florida), and
            o the southern parcel (6.86 acres) is zoned RSF-4.5 (Residential Single-Family 4.5 du/acre) and currently vacant.

• Mrs. Katie LaBarr, AICP, with Stantec Consulting Services Inc., and Mr. Alan Prather, Esquire, with Porges, Hamlin, Knowles & Hawk, P.A., agents for the property owner, are requesting:
            o Rezone of the southern portion of the site (±6.86 acres) from RSF-4.5 (Residential Single-Family, 4.5 dwelling units per acre) to PDPI (Planned Development Public Interest), and
            o  approval of a General Development Plan on approximately 16.48 acres, to allow the expansion of the existing Community Behavioral Health Hospital adding 73,829 square feet of gross floor area and 100 beds for a total of 150,000 square feet and 200 beds facility.

• The General Development Plan proposes:
            o A total of 150,000 sq. ft. gross floor area (0.21 FAR), and the following permitted uses: hospital, clinic, office (professional or medical), lodging place (hospital guest house), rehabilitation center, and residential treatment facility. 
            o A maximum building height of 35’ feet.
            o 155 parking spaces will be provided (87 existing and 68 proposed) and 2 loading spaces.
            o Four access points: three existing (two from 26th Avenue East - collector roadway, and one from 19th  Street Court East - local street), and one proposed along 30th Avenue East - collector roadway.
            o Internal driveways will be design according to the Manatee County Public Works Standards (24-feet to 30-feet wide two-ways, and 12-feet wide one-way).
            o 18% or 2.93 acres of open space
            o Adequate setbacks, buffers, screening, and landscaping according to the requirements of the LDC.

• The Comprehensive Plan does not establish the maximum F.A.R. that is allowed within the P/SP 2 FLUC, and the LDC does include provisions related to minimum required setbacks and open space or maximum height for the PDPI zoning district. The intent of the above planning instruments is to recognize the sensitive characteristics of certain public/semi-public uses and allow for the establishment of minimum standards after appropriate analysis of a particular proposal. For this development, the applicant is proposing the following standards that appear to be sufficient to address compatibility with adjacent properties:
            o Maximum F.A.R. of 0.21 which is less intense than the maximum F.A.R allows within the adjacent RES-6 FLUC (0.23/0.35 for mini-warehouse use only).
            o Minimum front yard of 25’, and 20’ side and rear yard, which is comparable with the minimum setbacks allowed for non-residential uses within straight zoning districts as GC, HC, NC-S, NC-M, PR-S, and PR-M, and
            o Minimum open space of 15%, as is allowed within the above referenced straight zoning districts.

• The applicant requests Specific Approval for alternatives of:
            o LDC Section 701.3.B.3.b.iv – Allow an 8’ height chain link within screening buffers, and
            o LDC Section 701.3.A.7 – Reduce the width of the required vehicle use area buffer from 8’ to 5’ including an alternative for planting.

• Staff recommends approval.

• On July 13, 2017, by a vote of 7 – 0, the Planning Commission recommended approval.

• After the Planning Commission public hearing, the applicant submitted a revised General Development Plan (attached to this memo) to include additional notes under “Development Data” that replaced previous Stipulations A.7, B.2, B.3 and B.4

County Attorney Review
Other (Requires explanation in field below)

Explanation of Other

Sarah Schenk reviewed and responded by emails to Matter 2017-0329 on June 18 and 28, 2017.

Reviewing Attorney

Instructions to Board Records
Please forward a copy of the executed document and letter from the Florida Department of State to bobbi.roy@mymanatee.org

Cost and Funds Source Account Number and Name

Amount and Frequency of Recurring Costs

Attachment:  Staff Report - Centerstone - PDPI-16-19(Z)(G).pdf
Attachment:  2 - Maps and Aerials.pdf
Attachment:  3- General Development Plan.pdf
Attachment:  4 - Schedule of Uses.pdf
Attachment:  5 - Traffic Impact Statement.pdf
Attachment:  6 - Specific Approval Request.pdf
Attachment:  7 - Zoning Disclosure Affidavit.pdf
Attachment:  8 - Newspaper Advertising.pdf
Attachment:  9 - Ordinance PDPI-16-19(Z)(G) - Centerstone.pdf