www.mymanatee.org
Manatee County Government Administrative Building 1112 Manatee Avenue West, First Floor Chambers August 6, 2015 - 9:00 am
REVISED August 6, 2015 - Land Use Meeting
Agenda Item #14


Subject
PDMU-14-20(Z)(G) - Lake Flores I, LLC and Lake Flores East, LLC/Lake Flores - Quasi-Judicial and Resolution 15-125 Amendment to Utility Standards Manual in Urban Service Area - Margaret Tusing

Briefings
Briefing Provided Upon Request

Contact and/or Presenter Information

Presenter:

   Margaret Tusing, Principal Planner, 941-748-4501 ext. 6828

Contact:

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



Action Requested

RECOMMENDED MOTION FOR PDMU-14-20(Z)(G):

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. PDMU-14-20(Z)(G); APPROVE the General Development Plan, including the Design Requirements, with Stipulations A.1–A.5, B.1–B.5, and C.1–C.7; finding that the criteria in Section 402.7.D.9 for increased building height are satisfied, GRANTING Special Approval for:

 1)  a mixed and multiple use project in subareas MU-C/AC-1 (Policy 2.2.1.28.2.a.), MU-C/AC-2 (Policy 2.2.1.28.3.a.), and MU-C/RU (Policy 2.2.1.28.6.a) of the MU-C (Mixed Use-Community) Future Land Use Category,
 2)  non-residential uses exceeding 150,000 square feet in subareas MU-C/AC-1 (Policy 2.2.1.28.2.b.) and MU-C/AC-2 (Policy 2.2.1.28.3.d.) of the MU-C Future Land Use Category,
 3)  non-residential uses exceeding 30,000 square feet in the MU-C/RU (Policy 2.2.1.28.6.c.) of the MU-C Future Land Use Category, and
 4)  any project in subarea MU-C/AC-2 exceeding 6 dwelling units/gross acre (Policy 2.2.1.28.b.);

and GRANTING Specific Approval  for alternatives to Chapters 4 - Zoning, 5 - Standards for Accessory and Specific Uses and Structures, 8 - Engineering Design and Utilities, and 10 – Transportation Management that comply with the Design Requirements approved as part of the General Development Plan as recommended by the Planning Commission.

RECOMMENDED MOTION FOR RESOLUTION 15-125:

I move to adopt Resolution 15-125, amending the County's Public Works Standards Manual.



Enabling/Regulating Authority

Manatee County Comprehensive Plan

Manatee County Land Development Code



Background Discussion

PDMU-14-20(Z)(G)

• Mr. Caleb Grimes with Grimes Goebel, et al, agent for the property owner, is requesting approval of a Rezone to PD-MU, General Development Plan, and Design Requirements for 6,500 residential units; 3,000,000 square feet of non-residential uses, and 500 hotel/motel room on approximately 1,292 acre property located south of Cortez Road, east and west of 75th Street West and northeasterly along El Conquistador Parkway in southwestern Manatee County.

• The site is located in the County’s Urban Service Area and in the MU-C (Mixed Use-Community) Future Land Use Category with subareas of MU-C/AC-1 (Mixed Use – Community Center Level 1), MU-C/AC-2 (Mixed Use – Community/Activity Center Level 2), and MU-C/RU (Mixed Use – Community/Residential Urban).

• The following Special Approvals are required:

• Mixed and Multiple Use project in subareas MU-C/AC-1, MU-C/AC-2, and MU-C/RU of the U-C Future Land Use Category.

• Non-residential uses exceeding 150,000 square feet in subareas MU-C/AC-1 and MU-C/AC-2 of the MU-C Future Land Use Category.

• Non-residential uses exceeding 30,000 square feet in the MU-C/RU of the MU-C Future Land Use Category.

• Any project in subarea MU-C/AC-2 exceeding 6 dwelling units/gross acre.

• As part of this application, a set of specific Design Requirements for the Lake Flores project will be adopted.  These Design Requirements are consistent with the objectives of the MU-C Future Land Use Category by permitting the project design to use the principles of compact, walkable development, with a full complement of on-site housing, recreation, employment opportunities, and services and shopping for residents and neighboring communities.  The proposed Design Requirements may not strictly comply with each of the provisions the following Land Development Code (LDC) Chapters; therefore, Specific Approval is requested for:

• LDC Chapter 4 – Zoning

• LDC Chapter 5 – Standards for Accessory and Specific Uses and Structures

• LDC Chapter 8 – Engineering Design and Utilities

• LDC Chapter 10 – Transportation Management

• Lake Flores is an infill project meeting Comprehensive Plan definitions for Mixed or Multiple Use project and Neo-Traditional Development.

• The project provides a variety of open space areas and trails, including a central Multi-Model Trail/Greenway providing recreation, exercise, and connection between the eastern project boundaries through residential areas and ending in the District Area where the businesses and retail will be located.

• The project has an approved Local Development Agreement outlining methods and procedures to mitigate transportation impacts and provide for the construction of roadway improvements as a proportionate share project.

• The project is located in the Urban Service Area (USA) an area where public facilities and services are already in place

• Approximately 374 acres (28%) are proposed for open space.  More than 200 acres of lakes will be located throughout the project and the edges of the lakes will be designed to provide paths, parks and landscaping. 

• The Lake Flores property has been farmed since the early- to mid-1900’s.  There are approximately 69.38 acres of wetlands and the applicant proposes to impact approximately 62.02 acres.  These impacted wetlands fall into the following categories:  Non-Viable Wetlands – UMAM of < 0.4 (1.34 acres); No Practical Alternative – maintaining the proposed street grid network and providing connections to existing off-site roads (27.92 acres); and Ecosystem Management Plan – wetland mitigation will replace 150% of the wetland functions lost by the proposed impacts (32.76 acres).   EPD Staff has no objections to the Wetland Impacts. 

• Staff recommends approval with Stipulations.

• On July 9, 2015, by a vote of 7 – 0, the Planning Commission recommended approval.

• A summary of the public comments from the July 9, 2015 Planning Commission public hearing are in the staff report attached to this memo.

RESOLUTION 15-125:

  • The Land Development Code authorized the adoption of regulations and manuals to establish the technical standards for development.
  • Pursuant to Resolution 15-029, the Board of County Commissioners adopted a Public Works Standards Manual which included Chapter 1 (Utilities Standards Manual).
  • The Comprehensive Plan designates an area in which the County anticipates urban development patterns to occur that require flexibility under the Code and the Utility Standards Manual (Urban Service Area).
  • Therefore, it is in the interest of the public health, safety and welfare to amend the Utilities Standards Manual as provided in the attached Resolution to authorize the County Engineer to approve alternative standards within the Urban Service Area.
  • Staff recommends approval of this Resolution.

The Board of County Commissioners shall make separate motion on the two items above (PDMU-14-20(Z)(G) and Resolution 15-125.



County Attorney Review
Other (Requires explanation in field below)

Explanation of Other

Sarah Schenk reviewed and responded on June 18, 2015 and William Clague proved Resolution 15-125



Reviewing Attorney
Schenk

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

Cost and Funds Source Account Number and Name
n/a

Amount and Frequency of Recurring Costs
n/a


Attachment:  Maps- Future Land Use, Zoning, Aerials- Lake Flores-PDMU-14-20(Z)(G)- 8-6-15 BC.pdf
Attachment:  Staff Report - Lake Flores - PDMU-14-20(Z)(G) - 8-6-15 BC.pdf
Attachment:  Design Requirements- Lake Flores- PDMU-14-20(Z)(G)- 8-6-15 BC .pdf
Attachment:  School Report - Lake Flores-PDMU-14-20(Z)(G)- 8-6-15BC.pdf
Attachment:  Road Improvement Summary- Table 8- Lake Flores- PDMU-14-20(Z)(G)- 8-6-15 BC.pdf
Attachment:  Traffic Impact Analysis - Lake Flores - PDR-14-20(Z)(G) - 8-6-15 BC.pdf
Attachment:  Large Project Application- Lake Flores- PDMU-14-20(Z)(G)- 8-6-15BCpdf.pdf
Attachment:  Zoning Disclosure Affidavit- Lake Flores East- PDMU-14-20(Z)(G)- 8-6-15 BC.pdf
Attachment:  Zoning Disclosure Affidavit- Lake Flores- PDMU-14-20(Z)(G)- 8-6-15 BC.pdf
Attachment:  Applicant request for additional time - Lake Flores - PDMU-14-20(Z)(G) - -6-15 BC.pdf
Attachment:  Specific Approval Letter- Lake Flores- PDMU-14-20(Z)(G) - 8-6-15 BC.pdf
Attachment:  Representative photographs for height increase- Lake Flores- 8-6-15BC.pdf
Attachment:  Copy of Newspaper Advertising - Lake Flores - PDMU-14-20(Z)(G) - 8-6-15 BC.pdf
Attachment:  Copy of Newspaper Advertising - Lake Flores - PDMU-14-20(Z)(G) - Sarasota Herald - 8-6-15 BC.pdf
Attachment:  Ordinance - Lake Flores - PDMU-14-20(Z)(G) - 8-6-15 BC.pdf
Attachment:  Public Comments - Lake Flores - PDMU-14-02(Z)(G) all combined - 8-6-15 BC.pdf
Attachment:  USA Amendment to Utility Standards Manual - REsolution 15-125.pdf
Attachment:  Affidavit of Posting and Mailing - Lake Flores - PDMU-14-20(Z)(G).pdf
Attachment:  Lake Flores - PDMU-14-20(Z)(G) - Public Comments for Update Memo - 8-6-15 BC.pdf