Manatee County Government Administrative Building First Floor, Chambers 9:00 am - December 14, 2017
REVISED December 14, 2017 Planning Commission
Agenda Item #6

PDMU-96-01(G)(R10) - Cooper Creek Center - 20160401 - Quasi-Judicial - Stephanie Moreland, Senior Planner


Contact and/or Presenter Information


   Stephanie Moreland, Senior Planner, 941-748-4501 ext. 3880


   Bobbi Roy, Senior Planning & Zoning Tech/Planning Coordinator

   941-748-4501 ext. 6878

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. PDMU-96-01(G)(R-10) with Stipulations, amending and restating Ordinance No. PDMU-96-01(G)(R-9), RESTATING Special Approval previously granted for a project: 1) partially in an Entranceway; and 2) in Evers Reservoir Watershed Protection Overlay District;  Restating the Adopted Findings for Specific Approval previously granted for alternatives to LDC Sections 900.6.A.2  (formerly Section 737.5.1.1, - Required Buffer in Entranceway), Section 701.3.B (formerly Section 715.3.2.c.1.a – Buffer Zones) and Section 1005.7.C.1 (formerly 710. Location in required yards), as recommended by staff. 

Enabling/Regulating Authority

Manatee County Comprehensive Plan

Manatee County Land Development Code

Background Discussion

• The Cooper Creek DRI is generally located in the northwest quadrant of I-75 and University Parkway, east side of Honore Avenue, Manatee County.  The site is in the MU (Mixed Use) and RES-6 (Residential, six dwelling units per acre) Future Land Use Categories (FLUCs).  The present zoning is PDMU/WP-E/ST (Planned Development Mixed Use/Evers Reservoir Watershed Protection/Special Treatment).  Total acreage 604± acres.
• The Cooper Creek Development predates to January 1986 when the Board of County Commissioners (BOCC) approved a Development Order (R-85-236) for the Cooper Creek Center DRI for a Mixed-Use development on 604.68± acres.  Since 1986 there were many amendments approved to the General Development Plan.  The most recent approval (PDMU-96-01(G)(R-9) occurring on December 1, 2011.
• Currently, the Cooper Creek DRI is currently approved for 794,000 square feet of commercial space, 223,000 square feet of office space, 250 motel rooms, 20,000 square feet for a school and 767 residential units.
• Mr. Shawn Dressler, Kimley Horn and Associates, Inc., authorized agent for Dick Road-Blend-All Hotel Development, Inc. ET,AI (applicants) requests approval of the Revised General Development Plan for Cooper Creek Center DRI.  The request is accompanied with a companion revision to the DRI and Map H [Ord. 18-05, f.k.a 17-55) and is as follows:
1) Add an Equivalency Matrix;
2) An additional 135,033 square feet of Commercial for a total of 951,200 square feet; 
3) An additional 200,034 square feet of Office and/or school use for total of 378,700 square feet; 
4) An additional 150 hotel rooms for a total of 400 rooms;
5) An additional 250 residential units for a total of 1,017 units;
6) Modify street landscape buffer;
7) Replace Exhibit K with a new Master Sign Plan and
8) Other minor updates, previously granted legislative extensions, terminology changes, and revisions to reflect consistency with prior approved changes and/or the LDA;
• Analysis for the listed requests is detailed in the staff report.
• Tampa Bay Regional Planning Council reviewed the NOPC application. The TBRPC recommended approval on June 12, 2017.
• The Recommended Action states: “Indicate to Manatee County and the State Land Planning Agency that the proposal is presumed to create a Substantial Deviation, as defined above.  However, no further mitigation will be required upon incorporation of the above-referenced notations, as may be relevant and/or applicable, within the amended Development Order.”

County Attorney Review
Other (Requires explanation in field below)

Explanation of Other
Sarah Schenk reviewed and responded by email to Matter 2017-0560 on November 7, 2017.

Reviewing Attorney

Instructions to Board Records

Cost and Funds Source Account Number and Name

Amount and Frequency of Recurring Costs

Attachment:  Staff Report - Cooper Creek GDP - PDMU-96-01GR10 - 12-14-17PC.pdf
Attachment:  1 - Staff Report Maps - Cooper Creek GDP - PDMU-96-01GR10 12-14-17PC.pdf
Attachment:  2 - Revised GDP Cooper Creek PDMU-96-01GR10 12-14-17PC.pdf
Attachment:  3 - Zoning Ordinance Cooper Creek GDP PDMU-96-01GR10 - 12-14-17PC.pdf
Attachment:  3.A Exhibit K to ZO - Master Sign Plan Cooper Creek GDP PDMU-96-01GR10 12-14-17PC.pdf
Attachment:  4 - Newspaper Advertising - Cooper Creek DO Ordinance 18-05 fka 17-55 12-14-17PC.pdf
Attachment:  5 - Public Comment Letter Cooper Creek GDP PDMU-96-01GR10 - 12-14-17PC.pdf
Attachment:  Revised Zoning Ordinance Cooper Creek GDP PDMU-96-01GR10 - 12-14-17PC Update.pdf
Attachment:  Cooper Creek GDP PDMU-96-01(G)(R10) Update Memo.pdf