|Manatee County Government Administrative Center First Floor, Chambers February 5, 2015 9:00 am to be recessed to 10:00 am|
Agenda Item #8
PDC-14-26(Z)(P) - Michael Todd Reed, LLC/Parrish Storage 2 - DTS20140365 - Quasi-Judicial - Rossina Leider
Briefing Provided Upon Request
Contact and/or Presenter Information
Contact and Presenter:
Rossina Leider, Planner
941-748-4501 ext. 6859
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 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. PDC-14-26(Z)(P); APPROVE the Preliminary Site Plan with Stipulations A.1–A.11, B.1–B.4, C.1-C.2 and D.1; GRANT Special Approval for a project: 1) with mixed and multiple uses in the UF-3 and RES-6 FLUC’s, 2) exceeding 30,000 square feet of non-residential gross building area within the UF-3 and RES-6 FLUC’s, and 3) exceeding 5,000 square feet building footprint in the Parrish Commercial Village (PCV) Overlay District; ADOPT the Findings for Specific Approval; GRANT Specific Approval for alternatives to LDC Sections 710.2.17.2 (Off-Street Loading), 710.1.6 (Parking Ratios), 715.3.2.c.2 – Figure 715D (Screening Buffers), 715.3.1.g (Perimeter Landscape Requirement – Vehicular Use Area), 604.11.4.6.1 (Roadway Buffer in the PCV Overlay District), and 714.8.7 (Tree Replacement Size); and DENY Specific Approval for alternatives to LDC Sections 604.11.5.3.B (Additional Architectural Design Considerations in the PCV Overlay District), and 704.47.5 (Mini-warehouse Screening), as recommended by the Planning Commission.
Manatee County Comprehensive Plan
Manatee County Land Development Code
• The 11.16± acre vacant site is made up of two parcels located on the east side of US 301 N, approximately 1,000 feet south of the CR 675.
• The site is zoned VIL/PCV (Village/Parrish Commercial Village Overlay District) and within the UF-3 (Urban Fringe – three dwelling units per acre) (6.09 acres) and RES-6 (Residential – six dwelling units per acre) (5.07 acres) Future Land Use Categories (FLUC).
• The request is to rezone the property to PDC (Planned Development Commercial) retaining the Parrish Commercial Village Overlay District (PCV) and approve a Preliminary Site Plan for a total of 75,990 square feet of non-residential uses consisting of commercial service uses (health spa and self-service carwash) and mini-warehouses with accessory outdoor storage.
• The Preliminary Site Plan shows three phases and includes:
- A total of eleven buildings with a maximum building height of 25 feet (one story) consist of:
? 59,310 square feet of mini-warehouses (108 units) in eight (8) buildings (Buildings 3 to 11 – Phase I), and an accessory outdoor storage area (motorhomes and boats) surrounded by the mini-warehouses buildings,
? 2,680 square feet building for self-service carwash (Building 2 – Phase II), and
? 14,000 square feet building for a health spa with a covered pool (Building 1 – Phase 3).
- 77 parking spaces including six (6) handicap spaces.
- Solid waste cans enclosure to serve the health spa and the carwash, and a dumpster for the mini-warehouse and outdoor storage component of the project.
- One access point from US 301 North, a designated six–lane arterial roadway.
- A 28-foot wide access driveway that provides connection to proposed buildings and parking areas, and into a private access easement (20 feet wide) to the east (64th Street East) which runs parallel to the south property boundary to serve a single-family unit and includes a shell road (15 feet wide and ±1,270 feet in length). The remaining two-way internal driveways will be 24 feet in width.
- A 25 foot wide roadway buffer along US 301 N, and the following screening buffers :
? 8 feet wide buffer for vehicular use area along the western portion of the south property line (±330 linear feet). The first ±130 linear feet of the buffer is adjacent to the property line, and the remaining portion of the buffer (±200 linear feet) is separated from the property line 20 feet by the previously referenced access easement (64th Street East).
? 15 feet wide buffer along the eastern portion of the south property line (±800 linear feet) where mini-warehouse use abuts residential property. The buffer is separated 20 feet from the property line by the referenced easement.
? An opaque wall (metal) is proposed for the rear of the mini-warehouse structures to serve as the decorative fence required for screening for this type of use (LDC Section 704.47.5).
? Foundation and vehicular use landscaping is provided.
- Stormwater facility on the eastern portion of the site, and
- 29.65% of open space (3.31 acres) which exceeds the minimum requirement (20% required for a project within the Parrish Commercial Village Overlay District).
• The site lies in Zone X per FIRM Panel 12081C0183E, effective 03/17/2014, and is not located within the FEMA 2014 FIRM 100-year floodplain or the Manatee County 25-year floodplain. However, the eastern portion of the project is located within the 100-year floodplain pursuant to the Gamble Creek Watershed Study. A drainage easement is required and stipulated (Stipulation C.2) for the portion of an existing ditch within the northern boundary of the project.
• There are no jurisdictional wetlands within the boundary of this proposal, and no 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 mixed and multiple non-residential uses project exceeding 30,000 square feet of gross building area within the UF-3 and RES-6 FLUC’s, and for exceeding 5,000 square feet building footprint in the PCV Overlay District. The purpose of the Special Approval request is satisfied since:
- Proposed uses are consistent with the intent and range of potential uses of the UF-3 and RES-6 FLUC’s, which provides areas for neighborhood retail and residential support uses for daily activities of residents.
- The proposed FAR (0.156) is below to the maximum threshold allowed in the UF-3 and RES-6 FLUC (0.23 and 0.35 for mini-warehouse use only).
- The site is eligible to be considered for commercial development since it is within 1,000 feet of two functionally classified roadways (US 301 and CR 675) complying with the requirements of the commercial locational criteria (within 1,500 feet of two functionally classified roadways).
- The proposal includes six buildings that exceed the maximum building footprint (5,000 sq. ft.) within the PCV Overlay District which appear will not create external impacts that would adversely affect surrounding developments since:
? Building 1 (health spa with covered pool) with a 14,000 sq. ft. footprint will be setback 25 feet from the US 301, facing the roadway buffer which include a water feature, and with a design that will include architectural features (covered porch with bump outs) that help to minimize a massive building perception.
? Buildings 4, 5, 6, 9, and 10, related to the mini-warehouse component of the project and with a footprint that varies from 7,500 and 8,770 square feet, will be setback from the US 301 more than 400 feet and a maximum height of 25 feet which will help to minimize the perception of massive buildings from this corridor.
• The applicant requests Specific Approval to:
1. Alternative for the minimum required off-street loading area for personal service establishment uses (LDC Section 710.2.17.2),
2. Reduced parking ratios for the mini-warehouse component of the project ( LDC Section 710.1.6),
3. Alternative for screening buffer along the western portion of the south property boundary (LDC Section 715.3.2.c.2, Figure 715D),
4. Planting alternative for vehicular use area (LDC Section 715.3.1.g),
5. Reduced required screening buffer width along the eastern portion of south property boundary (LDC Section 715.3.2.c.2, Figure 715 D),
6. Planting alternative for Roadway Buffer in the PCV Overlay District (LDC Section 604.11.4.6.1),
7. Reduced replacement tree sizes (LDC Section 714.8.7),
8. Allow metal exterior panels to be used on the facades of the mini-warehouse buildings (LDC Section 604.11.5.3.B), and
9. Allow that the rear of the mini-warehouse buildings will be metal walls except for the rear of Building 3 and 11 which will be built using concrete or masonry (LDC Section 704.47.5).
• Staff supports the above listed 1 thru 7 Specific Approval requests. However, staff recommends denial of Specific Approval for alternatives to LDC Sections 604.11.5.3.B and 704.47.5 (listed as requests 8 and 9) because the elevations provided by the applicant do not include enough detail to determine that the metal exterior panels are an alternative that provides equal or superior architectural design than that provided by the allowed materials per the PCV Overlay District applicable regulations related to “building design” (pre-cast concrete, decorative concrete block, stucco, quarried stone, cast stone, brick, wood, and wood-like materials in the case of the exterior walls, and concrete or masonry in the case of the rear of the mini-warehouse buildings will serve as the required fence for this type of use).
• Staff recommends approval of this request, with stipulations.
• On January 15, 2015, by a vote of 7 – 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 December 15, 2014.
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Attachment: Maps - Future Land Use, Zoning and Aerial two Parrish Storage 2 - PDC-14-26(Z)(P).pdf
Attachment: BOCC 02052014 SR PDC-14-26(Z)(P)-Parrish Storage 2-.pdf
Attachment: Specific Approval Request letter- Parrish Storage 2-01-15-15 PC.pdf
Attachment: Copy of Newspaper Advertising - PDC-14-26(Z)(P) - Parrish Storage 2 - Bradenton Herald.pdf
Attachment: Copy of Newspaper Advertising - PDC-14-26(Z)(P) - Parrish Storage 2 - Sarasota Herald Tribune.pdf
Attachment: Traffic Impact Statement-Parrish Storage-01-15-15PC.pdf
Attachment: Bldg. Elevation Carwash-Parrish Storage 2-01-15-15 PC.pdf
Attachment: Bldg. Elevation Real Hab Building-Parrish Storage 2-01-15-15 PC.pdf
Attachment: Bldg. Elevation South & East Elevation-Parrish Storage 2-01-15-15 PC.pdf
Attachment: Bldg. Elevation Street View-Parrish Storage 2-01-15-15 PC.pdf
Attachment: Bldg. Elevation West Elevation at Gate-Parrish Storage 2-01-15-15 PC.pdf
Attachment: Elevations for Planning Commission Agenda 01-15-2015.pdf
Attachment: Elevations presented after Planning Commission Agenda on 01-29-2015.pdf
Attachment: Ordinance - Parrish Storage 2.pdf
Attachment: Preliminary Site Plan-Parrish Storage 2-01-15-15 PC.pdf
Attachment: Slideshow - Parrish Storage 2 - 2-5-2015 BC.pdf