Manatee County Government Administrative Center Commission Chambers First Floor 9:00 am - September 7, 2017
September 7, 2017 - Land Use Meeting
Agenda Item #11

PA-17-05/Ordinance 17-34 - Schroeder-Manatee Ranch, Inc. - 20170193 - MEPS682 - Legislative - Stephanie Moreland, Principal Planner

Briefing Provided Upon Request

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 evidence presented, comments made at the Public Hearing, the technical support documents, the action of the Planning Commission, and finding the request to be in compliance with the provisions of Chapter 163, Part II, Florida Statutes, and consistent with the Manatee County Comprehensive Plan, I move to transmit Plan Amendment PA-17-05, as recommended by the Planning Commission.

(Commissioner Baugh)

Enabling/Regulating Authority

Manatee County Comprehensive Plan

Manatee County Land Development Code

Chapter 163, Part II, Florida Statutes

Background Discussion

• Ms. Darenda Marvin, agent for Shroeder-Manatee Ranch requests a Text Amendment as follows:

a)  To remove specific requirements under the Future Land Use Designation of MU-C (Mixed Use-Community) and the associated subareas of MU-C.  The subareas affected are MU-C/AC-1 (Activity Center Level 1), MU-C/AC-2 (Activity Center Level 2); and MU-C/AC-3 (Activity Center Level 3); and

b)  Modification of Specific Property-Development Conditions, D.5.6 [Ordinance 09-12 (PA-09-06)] of the Future Land Use Element of the Manatee County Comprehensive Plan to allow flexibility to trade-off among all residential unit types, including multi-family. 

• The MU-C and associated subareas were newly created future land use designations in 2009 (PA-09-06). 

• The MU-C requires that there also be Sub Areas identified on the Future Land Use Map (FLUM). 

• The subject property has identified Sub Areas of AC-1, AC-2, AC-3 and R (Residential).

•  Policies within the Plan set out specific parameters for Sub Areas such as a minimum size and a maximum distance between them.  The result is that almost every intersection of major roadways in this area has an Activity Center.  The premise was that residents could easily walk to and from work, recreational needs, retail needs or even schools.   The problem that has arisen in trying to develop these Activity Centers is that the market demand for the non-residential needs in such close proximity to each other is simply not there.  Rather than mandate the development of Activity Centers, the applicant requests that the areas identified on the FLUM be listed or noted as a potential rather than mandatory.

• The requested modifications afford more flexibility throughout the area by removing required distance between activity centers, the required minimum number of dwelling units and minimum size of activity centers. 

• The request also removes a provision in MU-C pertaining to limiting the amount of residential until non-residential development has commenced.  This requirement to have non-residential development tied to a number of residential units was removed from the Introduction Element Section D, Special Plans Interpretive Provisions (D.5 Specific Property – Development conditions) of the Comprehensive Plan (PA-15-01/D.5.6-Ordinance 09-12 (PA-09-06).

•In 2009, the original proposal to establish new future land use designations were reviewed by the Department of Community Affairs (DCA) under section 9J-5 of the Florida Administrative code.  That section has since been repealed and amendments are no longer subject to those rules.  The purpose of the original requirement was to achieve the appropriate jobs to housing balance and reduce vehicle miles traveled.

• Staff recommends approval. 

• On August 10, 2017, by a vote of 5 – 0, the Planning Commission recommended approval. Mr. Rahn and Mr. Rutledge were absent.

County Attorney Review
Other (Requires explanation in field below)

Explanation of Other
Sarah Schenk reviewed and responded by emails to Matter 2017-0372 on July 10 & 18, 2017.

Reviewing Attorney

Instructions to Board Records
Please forward the original signed letter to the Florida Department of Economic Opportunity to Bobbi Roy/Building and Development Services.

Cost and Funds Source Account Number and Name

Amount and Frequency of Recurring Costs

Attachment:  Staff Report - PA-17-05 - Ord. 17-34 - SMR Comp Plan Amendment 9-7-2017 BCC.pdf
Attachment:  1 - Newspaper Advertising 9-7-2017 BCC.pdf
Attachment:  2 - Applicant's revised narrative-REV 7.12.17 for 9-7-2017 BCC.pdf
Attachment:  3 - Draft Ordinance 17-34 - PA-17-05 - Schroeder Manatee Ranch Inc. 9-7-2017 BCC .pdf
Attachment:  4 - Transmittal Letter for DEO for 9-7-2017 BCC.pdf