Manatee County Government Administrative Center Commission Chambers, First Floor 9:00 a.m. - November 7, 2013
November 7, 2013 Land Use Meeting
Agenda Item #6

PDR-13-25(P) - Fiddler's Creek Subdivision - DTS20130205 - Quasi-Judicial - Stephane Moreland

Briefing Provided Upon Request

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, 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. PDR-13-25(P); APPROVE the Preliminary Site Plan with Stipulations A.1-A.3, B.1-B.3 and C.1-C.3; GRANT Special Approval for a project adjacent to a perennial stream; ADOPT the Findings for Specific Approval; and GRANT Specific Approval of an alternative to LDC Sections 702.6.7, 714.8.7 and 715.3.4, as recommended by the Planning Commission.

Commissioner DiSabatino

Enabling/Regulating Authority

Manatee County Comprehensive Plan

Manatee County Land Development Code

Background Discussion
  • Mr. Richard Schappacher, agent for SRQ, LLC- Ryan L. Snyder, requests approval of a Preliminary Site Plan for 27 lots for single-family detached residences.  The site is on the west side of Prospect Road, approximately 1,300 feet north of Whitfield Avenue.  
  • On December 14, 2004, the Board of County Commissioners approved a rezone of ±15.73 acres from A-1 (Suburban Agriculture, one dwelling unit per acre) to PDR (Planned Development Residential) and a Preliminary Site Plan [PDR-03-45(Z)(P)] for 27 lots for single-family detached residences.  The project was never constructed and the site plan has expired.
  • The entire site is in the RES-6 (Residential-six dwelling units per acre) Future Land Use Category (FLUC).  This FLUC allows consideration of suburban or urban residential uses in the range of potential uses.  Special Approval is required because the site is adjacent to a perennial stream.
  • Planned development is the process necessary to achieve Special Approval.  PDR zoning provides greater flexibility for the project when establishing appropriate buffers and setbacks to help mitigate potential adverse impacts on the surrounding agricultural neighborhood.
  • With the exception of the access on Prospect Road for the lift station, the site plan shows one access connecting Prospect Road.  There are no logical connections for an inter-neighborhood tie because the site is adjacent to a ditch to the north and west, a single-family to the south and Prospect Road to the east.
  • Recreational amenities on a total of 0.16± acres include a trail system around the flood compensation area and stormwater retention ponds and an open area with benches.
  • There are no wetlands on the site. 
  • Staff has some of the same design concerns with this request as was mentioned with the previously approved site plan which are as follows:
      • The project is adjacent to the A-1 zoning district which permits agricultural uses that may be incompatible with single-family development.
      • The design shows a 15-foot rear yard setback and a fifteen-foot wide perimeter buffer adjacent to agricultural properties to the south. 
      • LDC Section 702.6.7 requires yards adjacent to active agricultural operations to be separated by a street or a designated open space of at least thirty-five-feet in width or a setback thirty-five feet greater than otherwise required by Code. 
  • Staff supports the applicant’s requests for Specific Approval to allow a reduction of the agricultural buffer width because the site plan shows a six foot high wall or fence will be installed with landscaping adjacent to agricultural properties.  Staff also recommends that language be included in the Notice to Buyers informing prospective residents of the potential adverse impacts associated with agricultural activity.
  • The design shows lots abutting Prospect Road.  Future residents may experience some noise impacts from vehicles traveling along Prospect Road.  The site plan shows the minimum required 20-foot wide roadway buffer.  To help alleviate noise impacts and address this concern, the design includes a solid fence or wall along Prospect Road.
  • Additionally the applicant requests Specific Approval for a reduction of replacement tree sizes per staff’s recommendation and to allow one canopy tree per lot rather than planted every 50 feet.
  • On October 10, 2013, 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 September 16, 2013.

Reviewing Attorney

Instructions to Board Records
Please forward a copy of the executed document 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 Aerial - Fiddler's Creek - PDR-13-25(P) - DTS20130205 - 11-7-13 BC.pdf
Attachment:  Staff Report - Fiddler's Creek - PDR-13-25(P) - DTS20130205 - 11-7-13 BC.pdf
Attachment:  Request for Specific Approval - Fiddler's Creek - PDR-13-25(P) - DTS20130205 - 11-7-13 BC.pdf
Attachment:  Copy of Newspaper Advertising - Fiddler's Creek - PDR-13-25(P) - DTS20130205 - 11-7-13 BC.pdf
Attachment:  Ordinance - Fiddler's Creek - PDR-13-25(P) - DTS20130205 - 11-7-13 BC.pdf
Attachment:  Site Plan - Fiddlers Creek - PDR-13-25(P) - DTS20130205 - 11-7-13 BC.pdf
Attachment:  Slideshow - Planner - Fiddler's Creek - PDR-13-25(P) - DTS20130205 - 11-7-13 BC.pdf
Attachment:  131107.pdf