Manatee County Administrative Center First Floor, Commission Chambers 9:00 a.m. - August 14, 2014
REVISED August 14, 2014 Planning Commission
Agenda Item #7

PDO-14-14(Z)(G) - Shriyog Corporation/Dr. Parikh - DTS20140166 - MEPS00000300 - Quasi-Judicial - Rossina Leider


Contact and/or Presenter Information

Rossina Leider


941-748-4501 ext. 6859

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 recommend ADOPTION of Manatee County Zoning Ordinance No. PDO-14-14(Z)(G); APPROVAL the General Development Plan with Stipulations A.1-A.5, B.1-B.2, and C.1-C.2; GRANTING Special Approval for a project: 1) with mixed uses in the RES-9 FLUC, 2) within the Watershed Protection Evers Overlay District, and 3) within the Special Treatment Overlay; ADOPTION the Findings for Specific Approval; and GRANTING Specific Approval of alternatives to LDC Sections 714.8.7 (Tree Replacement Size), 603.10.4.3 (Yards and Setbacks in the PDO Zoning District), 715.3.2.c.2 (Screening Buffers), 710. (Location of Parking Areas and Driveways in Required Yards), 715.3.1.g (Perimeter Landscaping Requirement – Vehicular Use Area), 715.3.2 - Figure 715C (Screening – Perimeter Buffer Options), and 710.2.17.2 (Off-Street Loading) as recommended by staff.

Enabling/Regulating Authority

Manatee County Land Development Code

Manatee County Comprehensive Plan

Background Discussion

• The 2.23± acre vacant site is located on the north side of University Parkway, approximately 1,150 feet east of Lockwood Ridge Road.

• The site is zoned A-1/WP-E/ST (Suburban Agriculture/Watershed Protection/Special Treatment Overlay Districts) and within the RES-9 (Residential – nine dwelling units per acre) Future Land Use Category (FLUC).

• The request is to rezone the property to PDO (Planned Development Office) retaining the Overlay Districts (WP-E/ST) and approve a General Development Plan for 13,800 square feet of non-residential uses to include offices, retail, and eating establishment uses in two buildings.

• The General Development Plan shows two phases and includes:
- A 7,500 sq. ft. building for medical offices (North Building – Phase I), and a 6,300 sq. ft. building for retail uses, eating establishment, and offices (South Building – Phase II). The final use of the South Building will be determined in the future, and if a retail use is chosen, a loading space shall be provided in lieu of four parking spaces.

- The maximum building height will be 35 feet (one story), and the proposed Floor Area Ratio (FAR) is 0.14.
- One access point from University Parkway, an existing six–lane arterial roadway and limited access facility.
- A 24-foot wide internal driveway that runs parallel to the east property line (south to north direction) and provides connection to proposed buildings and parking areas, a cross access easement to the west connecting the site with a warehousing facility, and into a private access driveway to the north (12 feet wide) to serve a single-family unit.
- 86 parking spaces including four (4) handicap spaces, a dumpster area.
- A 10 foot wide roadway buffer along University Parkway, and the following screening buffer:
a. 5 feet wide buffer along the west property line adjacent to an existing warehousing and storage facility (8 feet wide separation is providing along the areas adjacent to vehicular use areas),
b. 15 feet wide buffer along the north property line adjacent to a single-family residence,
c. 15 feet wide buffer along the southern portion of the east property line (± 229 linear feet) for commercial uses adjacent to single-family residences at Country Oaks Subdivision, and
d. variable width buffer (15 feet to 6 feet wide) along the northern portion of the east property line (± 368 linear feet) for office uses and stormwater areas adjacent to residential lots (Country Oaks Subdivision).
- Stormwater facility on the northern portion of the site, and
- 35.4 % of open space (0.79 acres) which exceeds the minimum requirement for a project within the Watershed Overlay District (30% required).

• The site is located entirely within the Braden River Watershed (Evers Reservoir Watershed Protection and Special Treatment Overlay Districts), and lies in Zone X per FIRM Panel 12081C0319E, effective 03/17/2014.  The project’s design will provide 150% of the normally required water quality treatment, and twenty five percent (25%) reduction to the calculated pre-development flow rate for all stormwater outfall flows either directly or indirectly into Braden River Watershed.

• There are no jurisdictional wetlands within the boundary of this proposal, and no upland habitat on-site. There are no known historic or archaeological resources on the site.

• Special Approval is required to be granted by the Board of County Commissioners, through the planned development process, for a project:

- with mixed uses project in the RES-9 FLUC
- within the Braden River Watershed (Evers Reservoir Watershed Protection and Special Treatment Overlay Districts).

• The applicant requests Specific Approval to: 

- Reduced replacement tree sizes (LDC Section 714.8.7) 
- Reduced minimum side yard setback in the PDO zoning District (LDC Section 603.10.4.3)
- Reduce required screening buffer width along the northern portion of east buffer (LDC Section 715.3.2.c.2)
- Allow vehicular use areas located less than 8 feet from property line (LDC Section 710.
- Planting alternative for vehicular use area (LDC Section 715.3.1.g)
- Planting alternative for screening buffer along west property boundary (LDC Section 715.3.2, Figure 715C)
- Alternative for the minimum required off-street loading area for commercial use (LDC Section 710.2.17.2).

• Staff supports all requested Specific Approvals. Staff recommends approval of this request, with stipulations.

County Attorney Review
Other (Requires explanation in field below)

Explanation of Other

Sarah Schenk reviewed and responded by email on July 16, 2014.

Reviewing Attorney

Instructions to Board Records

Cost and Funds Source Account Number and Name

Amount and Frequency of Recurring Costs

Attachment:  Maps - Future Land Use, Zoning and Aerial - Shriyog Corp. Dr. Parikh - PDO-14-14(Z)(P) - 8-14-2014 PC.pdf
Attachment:  Staff Report - Shriyog Corporation Dr. Parikh - PDO-14-14(Z)(P) - 8-14-2014 PC.pdf
Attachment:  Zoning Disclosure Affidavit - Shriyog Corp. Dr. Parikh - PDO-14-14(Z)(P) - 8-14-2014 PC.pdf
Attachment:  Specific Approval Request - Shriyog Corp. Dr. Parikh - PDO-14-14(Z)(P) - 8-14-2014 PC.pdf
Attachment:  Traffic Impact Analysis - Shriyog Corp. Dr. Parikh - PDO-14-14(Z)(P).pdf
Attachment:  Affidavit of Ad - Sarasota Herald Tribune - Shriyog Corp. Dr. Parikh - PDO-14-14(Z)(G) - 8-14-2014 PC.pdf
Attachment:  Copy of Newspaper Advertising - Bradenton - Shriyog Corp. Dr. Parikh - PDO-14-14(Z)(G) - 8-14-14 PC.pdf
Attachment:  Site Plan - Shriyog Corp. Dr. Parikh - PDO-14-14(Z)(P) - 8-14-14PC.pdf