PLANNING COMMISSION Manatee County Government Administrative Center 1112 Manatee Avenue West First Floor, Commission Chambers, 9:00 A.M.
April 10, 2014 - Planning Commission Meeting
Agenda Item #5



Contact and/or Presenter Information

Stephanie Moreland

Principal Planner

941-748-4501, ext. 3880

Action Requested


Based upon the staff report, evidence presented, comments made at the Public Hearing, 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.  PDR-06-72(P)(R2); amending and restating Ordinance No. PDR-06-72(P); and APPROVAL of the Revised Preliminary Site Plan [PDR-06-72(P)(R2)] with stipulations  A.1, B.1-B.12, C.1-C.13, D.1–D.5 and E.1-E.3; GRANTING Special Approval for a project: 1) adjacent to a perennial stream; 2) in the Coastal Evacuation Area; 3) Coastal High Hazard Overlay District; 4) utilizing septic tank systems in the North County Wastewater Treatment Collection Area; ADOPTING the Findings for Specific Approval; and GRANTING Specific Approval for an alternative to LDC Sections 603.7.4.1 (buffers), 603.7.4.5 (trees in greenbelt buffers), 715.3.2.c-3 (residential greenbelts), 722.1.4.2 (sidewalks), and 740.2.6.18 (Private Streets), as recommended by staff.

Enabling/Regulating Authority

Manatee County Comprehensive Plan

Manatee County Land Development Code

Background Discussion

Bob Gause, Allison Gause Inc., Agent for William Briggs McClatchy/Tillett Bayou Preserve requests a revision to a previously approved Preliminary Site Plan (PDR-06-72(P) to: decrease the total number of lots from 34 to 15 lots for single-family detached residences; retain existing proposed docking facilities; realign interior roadways and designate as private streets; modify the gross density from 0.84 to 0.36 dwelling units per acre; change sanitary service from sewer to septic tank systems; and extend the expiration date two years, from May 12, 2014 to May 12, 2016.

The 41.61± acre site is situated between Bayshore Drive and Center Road and includes a strip of land between Bayshore Drive and Tillett Bayou at 1631 Center Road in North County. 

In 1991, parts of Terra Ceia were rezoned from RSF-1 to PDR (PDR-91-08) to acknowledge lots less than 30,000 sq. ft.  At that time, a minimum 6,000 square foot lot size was established.
In 2008, the Board of County Commissioners approved Ordinance PDR-06-72 but no action on the proposed 37 lots was taken.  Instead, the Ordinance included a series of stipulations for future submittal of the Preliminary Site Plan relative to project design requiring substantial site plan modifications & reduction in project density and fewer lots with an average lot size of one acre.

On May 12, 2009, a Preliminary Site Plan [PDR-06-72(P)] was approved by the Board of County Commissioners for 34 lots for single-family residences and docking facilities.

On June, 2009, there was a request [PDR-06-72(P)(R)] to amend stipulations to delete the access from the project site onto Bayshore Drive. The motion for this request failed and stipulations from PDR-06-72(P) remained unchanged.  

The 2020 Manatee County Comprehensive Plan currently designates the site as RES-1/HR/CEA/CHHA (Residential-one dwelling unit per acre/Historical Resources/Coastal Evacuation Area/Coastal High Hazard Area) on the Future Land Use Map.  Suburban or urban residential uses are listed in the range of potential uses for consideration (Policy

The site is zoned PDR/CH/HA (Planned Development Residential/Coastal High Hazard/Historical and Archaeological Overlay District).

There are two existing residences on the site.  A Certificate of Appropriateness (HPB/COA-14-01) for removal or alteration of one of the existing structures in the HA (Historical and Archaeological) Overlay District is being reviewed by planning staff.  There are no known historic resources on the site.  The archaeological survey identified one archaeological site (8MA1453) within the boundaries of the project area.  According to the survey, the site was not considered regionally or locally significant and is ineligible for listing in the NRHP (National Registry of Historic Places).

The site lies in Zone A11 with Base Flood Elevations of 9', 10' and 11' NGVD 1929 per FIRM Panel 120153 0179C, revised 7/15/92.  The only change with new D-FIRMs is the zone which is now called AE and Base Flood Elevations will be 8', 9', and 10' NAVD 1988, Panel 12081C0154E, effective 3/17/14.

The site is within the Coastal Planning Area (CPA), Coastal Evacuation Areas (CEA) and Coastal High Hazard Area (CHHA).  The representative tracts of native upland communities on-site are not being preserved in open space. Special Approval is required for a project in CEA and CHHA. 

The Hurricane Evacuation Plan was previously approved by Manatee County Public Safety Department. Staff recommends the Plan be updated prior to Final Site Plan approval.

The site is in the North County Wastewater Treatment Collection Area.  The current request proposes to change from sanitary sewer (previously approved) for 34 lots to individual septic tank systems for 15 lots.  There are no wastewater facilities immediately adjacent to the site.  The nearest facility is on the east side of U.S. 19 at Terra Ceia Road, approximately 2,300 feet from the project via public roadways.

The applicant is requesting Special Approval for the alternative use of individual septic tanks for sewage disposal.  The total cost to utilize septic tank systems is estimated to be $150,000.00.  The cost to connect to the existing county wastewater collection system is approximately $439,670.00.  Special Approval for the installation of any new septic systems within the proposed development requires approval by the Board of County Commissioners or connection to the County sewer must be utilized (Policy  The analysis for Special Approval is in the staff report.

Each residence septic tank system in the proposed subdivision will be reviewed on a case by case basis. In this way, the Department of Health (DOH)-Manatee ensures that the systems are designed, constructed and installed in compliance with State regulations.

The proposed design indicates proposed lot sizes ranging from 0.88± acres to 5.42± acres.  The site is zoned PDR (PDR-91-06). The proposed lot sizes are consistent with the minimum lot size (6,000 sq. ft.) previously established for this part of Terra Ceia.

Two lots have frontage and access on Bayshore Drive.  Two lots have frontage and access on Center Road. The remaining lots will front and have access to newly created private roadways connecting Bayshore Drive, and Center Road.  Lot 12 will utilize an existing access easement connecting Boyd Lane.

The applicant requests extending the PSP two years, expiring May 12, 2016.  According to LDC Section 508.8.2, Preliminary Site Plans may be extended two years beyond the original expiration date.  Board approval is required to allow extension of the Preliminary Site Plan.

Staff have the following concerns:

• Parks & Natural Resources Department (PNRD) staff has an environmental issue relative to nitrogen loading with the proposal.  Tillett Bayou Preserve project is adjacent to lower Tampa Bay and is subject to the conditions associated with the federal EPA Total Maximum Daily Load (TMDL) for Tampa Bay and its watershed.  It is also adjacent to the Tillet Bayou, an Outstanding Florida Water (OFW).

• To develop a comprehensive baywide nitrogen management strategy, the Tampa Bay Nitrogen Management Consortium (TBNMC) was formed in 1996 and developed an Action Plan to implement the Tampa Bay “hold-the-line” nitrogen target loads from the 1992-1994 time period. 

• To meet the nitrogen target loads into the future, allocations were assigned to all TBNMC members (including Manatee County). It was determined that future growth will require projects and/or transfers to offset any nitrogen increases.

• In order to be consistent with this goal, the Tillett Bayou Preserve development should be required to ensure that its post-development nitrogen loads from all sources (i.e. septic systems, landscaping, stormwater, etc.) do not exceed its pre-development loads.  If not, the developer could propose to provide the offsets.

Staff supports the Specific Approval requests for elimination of the 20’ buffer abutting Center Road and Bayshore Drive, reduced road width for a private street, elimination of the required 10-foot wide perimeter buffers in areas where there are wetlands or wetland buffers, platting through the greenbelts, and elimination of sidewalks.   

Staff recommend approval subject to the recommended stipulations.


County Attorney Review
Other (Requires explanation in field below)

Explanation of Other
William Clague reviewed and responded via email on 03/21/2014.

Reviewing Attorney

Instructions to Board Records

Cost and Funds Source Account Number and Name

Amount and Frequency of Recurring Costs

Attachment:  Request for Specific Approval - Tillett Bayou - PDR0672 - 04-10-2014 PC.pdf
Attachment:  Traffic Impact Statement - Tillett Bayou - PDR0672 - 04-10-2014 PC.pdf
Attachment:  Copy of Newspaper Advertising - Tillett Bayou Preserve - PDR-06-72(P)(R2) - 4-10-14 PC.pdf
Attachment:  Public Comment - Tillett Bayou - PDR0672 - 4-10-2014 PC.pdf
Attachment:  Site Plan - Tillett Bayou - PDR0672 - 04-10-2014 PC.pdf
Attachment:  Staff Report - Tillett Bayou - PDR0672 - 04-10-2014 PC.pdf
Attachment:  Maps-Future Land Use, Zoning, Aerial - Tillett Bayou - PDR0672 - 04-10-2014 PC.pdf