Manatee County Government Administrative Building 4th Floor, Manatee Room 9:00 am - September 14, 2017
REVISED LOCATION for September 14, 2017 - Planning Commission
Agenda Item #5

PDR-17-02(Z)(P) - Morgan/Riverside Preserve - 20170052 - M649 - Quasi-Judicial - Stephanie Moreland, Principal Planner


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, 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. PDR-17-02(Z)(P); and APPROVAL of the Preliminary Site Plan with Stipulations A.1-A.4, B.1–B.10, C.1-C.3, and D.1; GRANTING Special Approval for a project: 1) exceeding a gross density of one dwelling unit per acre in UF-3 Future Land Use Category (FLUC); 2) adjacent to a perennial stream; and 3) partially in the CHHA Overlay District; as recommended by staff.

Enabling/Regulating Authority

Manatee County Comprehensive Plan

Manatee County Land Development Code

Background Discussion

• The agent, Ms. Rachel Layton, ZNS Engineering, requests a rezone of 44.50± acres from A (General Agriculture-One dwelling unit per five acres) to PDR (Planned Development Residential) and approval of a Preliminary Site Plan for 126 lots for single-family detached residences.   The site abuts the Manatee River to the north and has 827 feet of frontage along the north side of Upper Manatee River Road to the south.
• The site is in the UF-3 (Urban Fringe-3 dwelling units per acre) Future Land Use Category (FLUC).  A gross density of 2.83 dwelling units per acre is consistent with the UF-3 FLUC.  Special Approval is required for a project with a gross density exceeding one dwelling unit per acre in the UF-3 FLUC.  PDR is consistent with the UF-3 FLUC.
• Special Approval is also required because the site is adjacent to a perennial stream (Manatee River) and the project is partially in the CHHA (Coastal High Hazard Area). Planned Development is the process necessary to achieve Special Approval.  Planned Development provides greater flexibility for the project when establishing appropriate buffers and setbacks to help mitigate any potential adverse impacts. 
• The site is in Flood Zones A, AE, X and X5 (FIRM Panel 12081C0195E, effective March 17, 2014).  Any encroachment, including fill, within the regulatory floodway will require No-Rise Certification.  A Letter of Mitigation will be required for any structure within 50 feet of the floodway.  Construction in the 100-Year floodplain must meet the required elevation and all other applicable requirements in the LDC and the Manatee County Floodplain Ordinance. 
• The site proposes two means of access: one entrance connecting Upper Manatee River Road and the other connecting Williams Road to the west.
• There are 16.38± acres proposed for recreational acreage.  Recreational amenities include an amenity center, canoe launch and a building for kayak storage.
• Staff has a concern that future residents may be subject to noise from vehicles traveling along Upper Manatee River Road.  To address any potential noise impacts, Staff recommends a six (6) foot high wall or fence with landscaping on the exterior side of the wall or fence or enhanced landscaping adjacent to Upper Manatee River Road.
• The applicant hosted a neighborhood meeting on February 21, 2017.
• Staff recommends approval with stipulations.

County Attorney Review
Other (Requires explanation in field below)

Explanation of Other
Sarah Schenk reviewed and responded by email to Matter 2017-0437 on August 21, 2017.

Reviewing Attorney

Instructions to Board Records

Cost and Funds Source Account Number and Name

Amount and Frequency of Recurring Costs

Attachment:  Staff Report - Riverside Preserve PDR1702ZP - 91417PC.pdf
Attachment:  2 - Staff Report Maps - Riverside Preserve - PDR1702ZP - 91417PC.pdf
Attachment:  3 - PSP - Riverside Preserve - PDR1702ZP - 91417PC.pdf
Attachment:  4 - TIA App. Letter - Riverside Preserve - PDR1704ZP - 91417PC.pdf
Attachment:  4.A - TIA Riverside Preserve - PDR-1704ZP - 91417PC.pdf
Attachment:  5 - School District Comments - Riverside Preserve PDR1702ZP - 91417PC.pdf
Attachment:  6 - Special Approval Request - Riverside Preserve - PDR1702ZP - 91417PC.pdf
Attachment:  7 - Zoning Disclosure Affidavit - Riverside Preserve - PDR1702ZP - 91417PC.pdf
Attachment:  8 - Newspaper Advertising - Riverside Preserve - PDR1702ZP - 91417PC.pdf