Manatee County Government Administrative Center Commission Chambers First Floor 9:00 am - September 7, 2017
September 7, 2017 - Land Use Meeting
Agenda Item #12

SSP-17-01 - R-17-088 - North County High School (aka North River High School) School Site Plan - 20170248 - MEPS694 - Quasi-Judicial - Nicole Knapp, Planning Section Manager - Continued from August 3 & 22, 2017 - 9:00 a.m. TIME CERTAIN

Briefing Provided Upon Request

Contact and/or Presenter Information


   Nicole Knapp, Planning Section Manager, 941-748-4501 ext. 6836


   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 ADOPT Manatee County Resolution No. 17-088 (SSP-17-01); APPROVAL of a Determination of Consistency for a School Site Plan to consist of an 334,000 square foot Educational Facility in the form of a High School campus with Conditions of Approval/Stipulations A.1–A.4, B.1, C.1–C.-4, D.1-D.4 and E.1-E.11; GRANTING Special Approval for a non-residential project exceeding 30,000 square feet in the UF-3 Future Land Use Category; and MAKING Specific Findings that the proposed auditorium building with a height exceeding 35 feet is consistent with the Land Development Code; as recommended by staff.

Enabling/Regulating Authority

Manatee County Comprehensive Plan

Manatee County Land Development Code

Background Discussion
  • Katie LaBarr, AICP, Stantec Consulting Services, Inc., on behalf of the School District of Manatee County, is requesting approval of a Determination of Consistency for a School Site Plan (SSP) per LDC Section 352 and Florida Statute 1013.33(6).
  • On August 4, 2016, the Board of County Commissioners found the site to be consistent with the land use category and policies of the County’s Comprehensive Plan, as required pursuant to Florida Statute 1013.33(5) and as such, approved the School Site Plan Determination of Consistency with the Comprehensive Plan.
  • The preliminary notice in August 2016 did not constitute the County’s final Determination of Consistency with the Comprehensive Plan and Land Development Code.  Pursuant to Florida Statute 1013.33 and LDC Section 352.3.A, once the School District submits a complete application, a Determination of Consistency for the site shall be governed by Section 352 of the County’s LDC, as well as shall be consistent with Section 9.2.C of the Amended and Restated Interlocal Agreement.
  • Pursuant to Florida Statute 1013.33 and the Amended and Restated Interlocal Agreement for Public School Facility Planning, the School District shall provide Manatee County a School Site Plan (SSP) for review and approval.  Manatee County shall review the site plan for consistency with the Comprehensive Plan in regard to impacts on natural resources, surrounding land uses, and public facilities.  Per Manatee County Land Development Code (LDC) Section 352.3.C., A request for determination of consistency for a public school facility shall be decided by the Board.
  • The School Site Plan includes a 334,000 square foot/2,000 student Educational Facility in the form of a high school campus, in addition to low intensity recreational uses as accessory uses commonly associated with a high school.
  • The overall project site consists of two parcels totaling ±95.62 acres located at the southeast corner of Erie and Martha Roads, north of 69th Street East, and ¾ of a miles west of U.S. Hwy 301, Parrish.  Fort Hamer Road extension is proposed just east of the subject site and the site is also located between multiple existing thoroughfares: west of SR 62, west of CR 675, south of Erie Road, and east of Harrison Ranch Blvd.
  • The site is located within the UF-3 (Urban Fringe-3 dwelling units/gross acre) Future Land Use Category (FLUC), is zoned A-1 (Suburban Agriculture) Zoning District, and is located within the North Central Overlay.  The A-1 zoning district permits the development of a high school as a permitted use.  Comprehensive Plan Policy requires that any non-residential project (e.g. high school) located within the UF-3 FLUC exceeding 30,000 square feet is subject to special approval.  Per LDC Section 352.3.C., a Determination of Consistency is the sole method by which the County may grant such special approval.
  • The applicant is proposing a two-story development not to exceed 35 feet in height with the exception of the auditorium building (building #2), which is proposed to have a maximum building height of 45 feet.
  • The school site has frontage on three existing public roads, Martha Road, Erie Road and 69th Street East; however, according to the applicant’s TIA and SSP, the school will only draw vehicular access to/from Martha and Erie Roads.  Martha Road and 69th Street East are local roads with no school drive connections proposed except for a connection to the staff parking lot towards the north end of Martha Road, whereas Erie Road is designated as a four-lane collector in the Comprehensive Plan’s Future Traffic Circulation Plan and has a planned right of way width of 120 feet.  The future extension of Ft. Hamer Road is offsite to the east; it is designated as a four-lane arterial roadway in the Future Traffic Circulation Plan and has a planned right of way width of 120 feet.
  • A 5 foot wide public sidewalk is proposed along the east side of Martha Road that extends from Erie Road to the south property boundary, as well as a 5 foot wide sidewalk along the north side of 69th Street that extends the entire width of the subject site.  Given that the subject property does not extend completely to the corner of Martha Road and 69th Street East; however, recognizing the need for a sidewalk to connect pedestrian traffic along both roads, the SSP reflects a jog in the sidewalk that wraps around the north and east sides of an existing residential property with the sidewalk being provided a minimum of 15 feet inside the subject site.  Additionally, a 5 foot wide public sidewalk is also proposed along the entire south side of Erie Road along the entire school property frontage.
  • Staff recommends Approval of the School Site Plan with Conditions of Approval in the form of Stipulations.

County Attorney Review
Other (Requires explanation in field below)

Explanation of Other
William Clague reviewed and responded by email to Matter 2017-0369 on July 11, 2017.

Reviewing Attorney

Instructions to Board Records
Please forward a copy of the executed approval document to bobbi.roy@mymanatee.org.

Cost and Funds Source Account Number and Name

Amount and Frequency of Recurring Costs

Attachment:  Staff Report North County High School - SSP-17-01 - R-17-088 for 9-7-2017 BCC.pdf
Attachment:  2 - Maps and Aerials.pdf
Attachment:  3 - School Site Plan (SSP).pdf
Attachment:  4 - Landscape Plan.pdf
Attachment:  5 - Pedestrian Plans.pdf
Attachment:  6 - School Site Traffic Patterns.pdf
Attachment:  7 - Lighting Compliance Intent Letter.pdf
Attachment:  8 - Schools Sites Map.pdf
Attachment:  9 - Special Approval Letter.pdf
Attachment:  10 - Consistency Review 2005.pdf
Attachment:  11 - Consistency Review 2016.pdf
Attachment:  12 - TIA Report.pdf
Attachment:  13 - ILA - Amended & Restated 2010.pdf
Attachment:  14 - Affidavit of Ownership.pdf
Attachment:  15 - Newspaper Advertising.pdf
Attachment:  16 - Resolution - North County High School - R-17-088 - SSP-17-01.pdf
Attachment:  17 - Statute Waiver.pdf
Attachment:  18 - Public Comments - North County School.pdf