Manatee County Government Administrative Building 1112 Manatee Avenue West, 1st Floor Chambers April 2, 2015 - 9:00 a.m.
April 2, 2015 Land Use Meeting
Agenda Item #11

PDMU-15-04(Z)(G) fka PDMU-13-01(Z)(G) - Robinson Land Holdings, Joint Ventre - Robinson Gateway GDP - DTS20130029 - Quasi-Judicial - Stephanie Moreland - (Continued from December 4, 2014, January 8, February 5, and April 2, 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

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, and making a specific finding that the proposed buildings exceeding 35 feet in height are consistent with Section 603.7.4.9 of the Land Development Code I move to ADOPT the Manatee County Zoning Ordinance No. PDMU-15-04(Z)(G); APPROVE the General Development Plan with Stipulations A.1–A.10, B.1–B.3, C.1-C.3; GRANTING Special Approval for a: 1) project in MU FLUC; 2) mixed use project in UF-3 FLUC; 3)  gross density exceeding one dwelling unit per acre in UF-3; 4) net residential density exceeding three dwelling units per acre in UF-3; 5) non- residential project exceeding 30,000 square feet in UF-3 FLUC and 6) a project in an Entranceway; as recommended by the Planning Commission.


Enabling/Regulating Authority

Manatee County Comprehensive Plan

Manatee County Land Development Code

Background Discussion
  • Mr. Edward Vogler, MW, Gateway Development, LLC, authorized agent for Robinson Land Holdings Joint Venture, filed an Application for Development Approval (ADA) for a Development of Regional Impact (DRI) to allow a single-phased mixed-use development.  Uses proposed include; 542 residential units (320 single-family attached lots and 222 multi-family units, 900,000 square feet of retail space, 600,000 square feet of office space, 1,750 seats or 130,680 square feet movie theatre, and 350 rooms or 219,800 square feet for hotel(s). 
  • Along with the ADA request, the applicant requests a rezone of the 288± acre site and approval of a General Development Plan for a mixed use development. 
  • The site is on the east side of I-75, north side of Moccasin Wallow Road and west side of Carter Road, approximately two miles south of the Hillsborough County line.  The site is in a designated entranceway of Manatee County and is subject to applicable standards of LDC Section 737.   The proposed Ellenton Willow Trail is planned to run along Carter Road in the vicinity of the site.
  • Historically, the site has been used for agricultural uses (i.e., sod farm, row crops, tree farm).  The remnants of a tree farm and nursery and two small office buildings (to be demolished) exist today. There is a Florida Power and Light transmission line easement crossing the western part of the site. 
  • The 2020 Manatee County Comprehensive Plan designates the site as MU (Mixed Use), UF-3 (Urban Fringe-three dwelling units per acre), and P/SP-1(Public/Semi-Public-1) on the Future Land Use Map.  Special Approvals are required for a project; in the MU FLUC, the Entranceway, a non-residential project exceeding 30,000 square feet of gross building area in the UF-3 FLUC;  and a mixed use project in UF-3 FLUC.
  • The current A-1 (Suburban Agriculture - one dwelling unit per acre) zoning district allows agricultural and related uses on short term agricultural lands.  The proposed PDMU zoning district provides greater flexibility for a project having a mix of uses (commercial, office, and residential) when establishing appropriate buffers and setbacks to help mitigate any potential adverse impacts relative to I-75, Moccasin Wallow Road, Carter Road, and the overhead transmission lines.
  • The General Development Plan indicates a mixed-use development allowing residential, commercial, and office uses to be placed together throughout the site, including the vertical integration of uses.  This form of development allows for a more cohesive community allowing people to live and work within their neighborhoods.  An area designated for community open space or parks is shown adjacent to Carter Road. 
  • The Land Use Operative Provision provides a formula for gross intensity and gross density compliance when there is more than one FLUC on a site. Based on the formula, the project has established gross density and intensity compliance with the Future Land Use Map. 
  • The LDC requires two means of access for a project with more than 100 residential units and 50 lots for commercial or professional developments. The General Development Plan indicates three primary access points for the mixed use development; a full access and a right-in/right-out access connecting Moccasin Wallow Road, and one full access connecting Carter Road.  A future inter-neighborhood tie is to the north.
  • The site is within a commercial node. Developments within the MU FLUC are not required to achieve compliance with commercial locational criteria.  Additionally, Policy, exempts DRI’s and Large Project developments (which have mixed uses with a residential component and meet minimum development characteristics, have commercial uses internal to neighborhoods), whose main neighborhood access is on a road designated  as a collector or higher, from commercial locational criteria.   
  • The maximum number of residential dwelling units is 542. 
  • Ten percent (10%) or 54 residential units will be designated as affordable or work-force housing.
  • There are no wetlands or wetland buffers on-site or within thirty feet of the site. 
  • A Transportation Impact Analysis (TIA) was approved by the Transportation Planning Division.    The project-related concurrency improvements and requirements are detailed in the Transportation Section of the staff report.
  • Off-street parking and loading will be provided in accordance with the requirements of the Land Development Code. 
  • The General Development Plan shows the following roadway buffers; 20-feet along I-75, 50-feet along Moccasin Wallow Road, and 100 feet along Carter Road.  A 50-foot perimeter buffer is proposed along the northern boundary adjacent to the proposed Wellington Lake Manor Subdivision.
  • Some mixed use buildings with residential above commercial/office are proposed with a height of 40’-60’. LDC Section 603.7.4.9 requires a finding be made by the Board of County Commissioners, for increases in residential height above 35 feet. The height analysis is included further in the staff report.
  • Future residents adjacent to the interstate may be subject to noise from vehicles traveling along I-75. To address any potential noise impacts from I-75, staff recommends the applicant submit a noise analysis which would determine the types of buildings (architectural design with noise mitigating features, orientation of habitable structures, and placement of habitable rooms) and buffers to be constructed at Final Site Plan stage. 
  • Staff recommends approval subject to the recommended stipulations.
  • On March 12, 2015, by a vote of 5 – 0, the Planning Commission recommended approval.

County Attorney Review
Other (Requires explanation in field below)

Explanation of Other
Sarah Schenk reviewed and responded by email on October 17, 2014 and February 23, 2015.

Reviewing Attorney

Instructions to Board Records
Please forward a copy of the executed document and the 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:  Maps - Future Land Use, Zoning and two Aerials - Robinson Gateway GDP - PDMU-15-04(Z)(G) fka PDMU-13-01(Z)(G) - 04-02-15 BC.pdf
Attachment:  Staff Report-Robinson Gateway-PDMU-15-04(Z)(G) fka PDMU-13-01(Z)(G)- 4-2-15 bc.pdf
Attachment:  Ordinance PDMU-15-04(Z)(G) fka PDMU-13-01(Z)(G)-Robinson Gateway-04-02-15 BC.pdf
Attachment:  Zoning Disclosure Affidavit-Robinson Gateway-PDMU-15-04(Z)(G) fka PDMU-13-01(Z)(G)-04-02-15 BC.pdf
Attachment:  Copy of Newspaper Advertising - Robinson Gateway GDP - PDMU-15-04(Z)(G) - fka PDMU-13-01(Z)(G) - 4-2-15 BC.pdf
Attachment:  Copy of Newspaper Advertising - Robinson Gateway GDP - PDMU-15-04(Z)(G) - fkaPDMU-13-01(Z)(G) - Bradenton Herald - 4-2-2015 BC.pdf
Attachment:  Traffic Impact Analysis-Robinson Gateway-PDMU-15-04(Z)(G) fka PDMU-13-01(Z)(G)-04-02-15 BC.pdf
Attachment:  Public Comment Letter-Robinson Gateway GDP-04-02-15 BC.pdf
Attachment:  GDP-Robinson Gateway-PDMU-15-04(Z)(G) fka PDMU-13-01(Z)(G)-04-02-15 BC.pdf
Attachment:  Slideshow - Planner - Robinson Gateway GDP - PDMU-15-04(Z)(G) fka PDMU-13-01(Z)(G) - 4-2-15 BC.pdf