|REVISED November 5, 2015 - Land Use Meeting|
Agenda Item #9
PDR-14-19(G) - Twin River Phase IV-C and V - DTS20140227 - MEPS16 - Quasi-Judicial - Stephanie Moreland - Continued from April 2, June 4, August 6, and September 3, 2015
Briefing Provided Upon Request
Contact and/or Presenter Information
Stephanie Moreland, Principal Planner, 941-748-4501 ext. 3880
Bobbi Roy, Planning Coordinator, 941-748-4501 ext. 6878
Based upon the staff report, evidence presented, comments made at the Public hearing, the action of the Planning Commission, and finding the Modified Applications 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. PDR-14-19(G); and APPROVE a new General Development Plan for Phase V as Option B with Stipulations A.1-A.13, B.1–B.13, C.1-C.8, D.1-D.5 and E.1-E.3; or retain the existing plan [PDR-99-02(G)(R2) as Option A; GRANT Special Approval for a project: 1) adjacent to a perennial stream and partially in the 25-year floodplain; 2) partially in Coastal High Hazard Area; and 3) partially in the Coastal Evacuation Area; ADOPT the Findings for Specific Approval; RESTATE Specific Approvals for alternatives to LDC Section 1001.4.D (cul-de-sac length exceeding 800 feet for Streets M, and T), and LDC Section 402.7.D.5 (deletion of perimeter buffer), as recommended by staff.
Manatee County Comprehensive Plan
Manatee County Land Development Code
• The overall 1,218.25± acre site is on the south side of Golf Course Road, approximately one mile from the intersection of Rye Road in Parrish. The site is within the North Central Overlay District and is subject to applicable requirements in LDC Section 403.12.
• The Twin River Subdivision was approved on 5/2/2000 for 550 lots for single-family detached residences, a church, daycare, and project sales office. 304 lots were platted in four phases with two phases remaining; Phases IV C and V.
• Phase IV-C received Final Site Plan and Preliminary Plat [PDR-99-02/FSP-06-106] approval for 33 lots for single-family detached residences. Phase IV-C has 213.51± acres in the northwest part of the subdivision and is bordered by Gamble Creek to the west.
• Phase V received Final Site Plan and Preliminary Plat [PDR-99-02/FSP-06-30] approval for 191 single-family detached residences. Phase V, has 453.62± acres south of Mulholland Road and extends southward to the Manatee River and westward to Gamble Creek.
• Approvals for Phases IV-C and V will expire July, 2018.
• All applicable previously approved conditions are carried forward with the following request for a new General Development Plan. According to LDC Section 321.5, General Development Plans in effect as of January 1, 2012, shall not expire.
• The current request seeks approval of a new General Development Plan which includes two options for development: Option A and B.
• Option A includes the previous approved plan [PDR-99-02(G)(R2)]. Twin River Subdivision was originally approved for a total of 550 lots. Currently, there are 304 platted lots (550-304=246 lots remaining). Because there are unexpired administratively approved site plans, the property could be developed consistent with the prior approved plans.
• Planning Commission denied the request for a new General Development Plan (Options A & B) at the public hearing meeting held on March 12, 2015 which included a new plan to increase the number of lots for Phase IV-C and V, for a total of 576 lots for single-family detached residences; 89 lots in Phase IV-C and 487 in Phase V. The balance of 246 lots (not yet constructed) would have been carried forward from Option A to Option B and the proposed maximum number of lots for the entire Twin River Subdivision would have been 880 lots for single-family detached residences, an overall increase of 330 lots (880-550 = 330).
• The applicant has since revised the new General Development Plan. Phase IV-C will be a part of Option A, retaining 33 previously approved lots. Option B will include Phase V only. The number of proposed lots will be reduced from 487 to 369 lots (a difference of 118 lots). The maximum lots proposed for the entire Twin River subdivision is now 706 lots for single-family detached residences, an overall increase of 156 lots (706-550=156).
• Special Approval is required because the site is adjacent to a perennial stream and partially in the 25-year floodplain, partially in the Coastal Evacuation Area (CEA), and Coastal High Hazard Area (CHHA). Staff recommends a Hurricane Evacuation Plan be updated and approved by the Emergency Management Division of the Public Safety Department.
• The site is in A, AE, and X Flood Zone Categories, FIRM Panel 12081C0195E, effective March 17, 2014.
• The site is in the UF-3 (Urban Fringe-three dwelling units per acre) Future Land Use Category (FLUC). UF-3 lists suburban or urban residential uses in the range of potential uses for consideration. The overall Twin River Subdivision will be developed at a gross density of 0.62 dwelling units per acre. This gross density is consistent with the maximum gross density threshold (3 du/acre) for the UF-3 FLUC.
• Access to each phase will connect an existing spine road (Twin Rivers Trail) which extends (north to south) through the Twin River Subdivision and connects Golf Course Road.
• The existing Twin River Subdivision also has inter-neighborhood ties to Twin Rivers II Subdivision to the east. Twin Rivers II also has an entrance connecting Golf Course Road.
• Phase V has 118.09± acres of wetlands and 30.21± acres of wetland buffers. Minimal wetland impacts of 0.014± acres or 627 square feet are proposed.
• Schools servicing this site are Annie Lucy Williams Elementary, Buffalo Creek Middle and Palmetto High schools.
• The applicant hosted a neighborhood meeting with the residents prior to the March 12, Planning Commission meeting. The site plan was revised to show lots for single-family detached residences only. Since the Planning Commission hearing, the applicant has indicated that other meetings have been held with various residents to inform them of the latest proposed revisions.
• Staff has a concern that existing residences along the spine road (Twin Rivers Trail) may experience some adverse impacts relative to noises associated with construction and construction traffic travelling to Phases IV-C and V. Staff recommends a stipulation to condition construction hours (for development of Phase IV C and V) to occur between 7 a.m. and 7 p.m. Monday through Saturday.
• Staff recommends approval with stipulations.
County Attorney Review
Other (Requires explanation in field below)
Explanation of Other
Sarah Schenk reviewed and responded by email on February 13 and March 4, 2015.
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Attachment: Maps - Future Land Use, Zoning, Aerials - Twin River Phase IV and V - PDR-14-19(G) -11-5-15 BC.pdf
Attachment: Staff Report - Twin River Phase IV-C and V GDP PDR-14-19(G) - 11-5-15 BC.pdf
Attachment: Request for Specific Approval letter-Twin River Phase IV-C and V-PDR-14-19(G).pdf
Attachment: Affidavit of Publishing - Twin River Phase IV-C and V - PDR-14-19(G) - Bradenton Herald - 11-5-15 BC.pdf
Attachment: Affidavit of Publishing - Twin River Phase IV-C and V - PDR-14-19(G) - Sarasota Herald Tribune - 11-5-15 BC.pdf
Attachment: Letter for Additional Time to Chairman.pdf
Attachment: Ordinance - Twin Rivers Phase IV-C and V - PDR-14-19(G) - 11-5-15 BC.pdf
Attachment: Public Comments letters - Twin Rivers Phase IV-C and V - PDR-14-19(G) - 11-5-15 BC.pdf
Attachment: General Development Plan - Option A - Twin River Phase IV-C and V - PDR-14-19(G) - 11-5-15 BC.pdf
Attachment: General Development Plan - Option B - Twin River - PDR-14-19(G) - 11-5-15 BC.pdf
Attachment: Letter to Commissioner Benac.pdf