Manatee County Government Administrative Building First Floor, Chambers 9:00 am - December 14, 2017
REVISED December 14, 2017 Planning Commission
Agenda Item #5

Ordinance 18-05 (f.k.a. 17-55) Cooper Creek Center DRI14 Quasi-Judicial, Stephanie Moreland, Senior Planner


Contact and/or Presenter Information


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


   Bobbi Roy, Senior Zoning & Planning 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, the Manatee County Land Development Code, and Section 380.06, Florida Statutes, subject to the conditions of approval established in the Development Order, I move to recommend a finding that the applicant has submitted clear and convincing evidence to rebut the presumption that the changes proposed by this Notice of Proposed Change are a substantial deviation and recommend APPROVAL of Ordinance No.18-05, 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 Development Order.  The most recent approval (Ordinance 11-38) 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 a Notice of Proposed Change pursuant to Chapter 380.06, Florida Statutes for Cooper Creek Center DRI and Map H.  The request is accompanied with a companion revision to the Zoning Ordinance and General Development Plan [PDMU-96-01(G)(R-10)] 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) Other minor updates, previously granted legislative extensions, terminology changes, and revisions to reflect consistency with prior approved changes and/or the LDA; Providing for development approval, conditions, and obligations; providing for severability; and providing an effective date.
• 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 emails to Matter 2017-0561 on November 6 and 14, 2017.

Reviewing Attorney

Instructions to Board Records

Cost and Funds Source Account Number and Name

Amount and Frequency of Recurring Costs

Attachment:  Staff Report - Ordinance 18-05 Cooper Creek DRI 12-14-17PC.pdf
Attachment:  1 - Cooper Creek Center DO 18-05 fka 17-55 12-14-17PC.pdf
Attachment:  1.A - Exhibit G to Ordinance 18-05 NOPC - TBRPC.pdf
Attachment:  2 - Staff Report Maps - Cooper Creek DO Ord. 18-05 12-14-17PC.pdf
Attachment:  3 - Map H - Cooper Creek DO Ord. 18-05 fks 17-55 12-17-17PC.pdf
Attachment:  4 - Newspaper Advertising - Cooper Creek DO Ordinance 18-05 fka 17-55 12-14-17PC.pdf
Attachment:  5 - Public Comment - Cooper Creek DRI 18-05 fka 17-55 12-14-17PC.pdf