lake flores · i. lake flores large project standards & general development plan december 3,...

Lake Flores

Rezoning Application: Manatee County Large Project Standards

and General Development Plan

TABLE OF CONTENTS

TAB 1. INTRODUCTION

TABLE OF CONTENTS INTRODUCTION LARGE PROJECT CHECKLIST

TAB 2. PLANNING REPORT

PLANNING REPORT TABLE 1. DEVELOPMENT PROGRAM.

TAB 3. ENGINEERING REPORT

PRELIMINARY ENGINEERING REPORT

TAB 4. ENVIRONMENTAL REPORT

ENVIRONMENTAL RESPONSES

TAB 5. TRANSPORTATION REPORT

TRANSPORTATION REPORT

TAB 6. EXHIBITS

INDEX OF EXHIBITS 1 BOUNDARY SURVEY (SV-1 THROUGH SV-6) 2A RECENT AERIAL AND TOPOGRAPHIC FEATURES 2B EXISTING DRAINAGE MAP 2D FLOODPLAIN/FLOODWAYS MAP 2E PUBLIC UTILITY LOCATIONS 2F CATEGORY 1, 2, AND HURRICANE STORM TIDES MAP 3A GENERAL DEVELOPMENT PLAN 4 ROADWAY TYPICAL SECTIONS 5A MULTI-MODAL PATH 5B EXISTING VEGETATION AND LAND USE 6A PRELIMINARY WETLAND DELINEATION 6B CONCEPTUAL CONSERVATION AND MITIGATION AREAS 6C CONCEPTUAL ILLUSTRATION OF MITIGATION CORRIDOR SEGMENT 6D 1990 ARCHAEOLOGICAL PROBABILITY MAP EXCERPT WITH SITE 7

TAB 7. APPENDICES

APPENDIX A: DESIGN CODE A

I. Lake Flores Large Project Standards & General Development Plan December 3, 2014

Manatee County, Florida Page ii

CANIN JOB NO 212044

Introduction

Lake Flores is a Large Project of +/-1,322 acres proposed for rezoning in Manatee County. The vision for Lake Flores is to be a model infill district with a mix of uses to allow residents to meet their everyday needs without having to leave the site and to allow some residents to work on the site as well. Lake Flores is anticipated to build out over a 20 year period. The project will enhance West Bradenton by providing new living, working, lodging, and entertainment options. An Urban Land Institute Advisory panel described: the “development of [the Lake Flores] site as mixed-use development with new types of retail and housing products would be a game-changer for the county.” The community will be designed to encourage residents to walk, bicycle, drive neighborhood electric vehicles, and take advantage of transit options with streets designed to slow traffic and buildings and homes located close to sidewalks. This is consistent with the County’s How Might We Grow Vision which recommended:

“Remove barriers to mixed uses, along with a mixture of building types, supported by pedestrian-friendly, walkable communities along transit routes.”

“Infrastructure improvements will likely focus on increasing opportunities for walking, cycling and transit.”

“Remove barriers for more urban-like characteristics (i.e., greater building heights, setbacks/build-to lines, mix of uses horizontally & vertically, allow transit oriented designs, reduce parking requirements, etc.)”

Lake Flores will also provide new options to existing residents of West Manatee County so that they can travel shorter distances to take advantage of shopping and entertainment options. This is consistent with the County’s desire to use infill development as a strategy to reduce per capita impact on the transportation system by decreasing trip lengths. The current rezoning request is consistent with the comprehensive plan designation as a Mixed Use Community MU-C. The current request is to rezone to PDMU which is intended to allow a flexible approach to encourage mixed-use, innovative land use techniques, creative urban design, environmental protections and the judicious use of sustainable development practices and principles for large scale developments. The proposed rezoning application is accompanied by a General Development Plan which would allow 6,500 housing units, 3,000,000 square feet of non-residential development, and 500 hotel rooms. This is less than the comprehensive plan amendment proposal of 8,500 units and 4,000,000 square feet of non-residential. This development proposal is also consistent with Manatee County Comprehensive plan’s goal of limiting urban sprawl, providing a predictable and functional urban form, encouraging development in the existing core areas and using existing public facilities in a cost efficient manner (Goal 1.2).


Manatee County, Florida Page iii

CANIN JOB NO 212044

Large Project Standards Checklist 1. BASIC INFORMATION

.

2. EXISTING SITE CONDITIONS

a. – c. Recent Aerial with Topographic Features Engineering report Exhibit 2b

d. Existing Native Habitat List Environmental Report ENV 2 Exhibit 6a

e.1. Existing Drainage Map Engineering report

Exhibit 2d ENG 2

e.2. Floodplain/ Floodways Map Exhibit 2e ENG 2

f. Existing Drainage Conditions ENG 2

g. Existing Surface/ Groundwater Monitoring Stations ENG 2

h. Existing Surface Water Pollutant Loading Rates ENG 3

i. Map or list of the roadway segments and intersections included within the transportation impact area.

Transportation report

j. Map or table showing existing peak-hour peak-season traffic

k. Water Supply, Wastewater and Solid Waste Existing Public Facilities

Engineering report ENG 3

l. Twenty Five Year Floodplain Engineering report ENG 3

m. Historical or Archaeological Sites Planning Report PLN 2, 6

n. Existing Surface Water Quality Engineering report ENG 4

o. Existing Potable Water System ENG 4

p. Existing Non-potable Water System ENG 4

q. Public Schools Planning Report PLN 2

r. Existing Passive and Active Recreational Facilities Planning Report PLN 2

s. Potential Existing Surface Water Pollution Sources Engineering report ENG 5

3. PROPOSED SITE DESIGN

a. Development Phasing Plan Planning Report PLN 2

b. Development in 100 Year Floodplain Engineering report. ENG 5

c. Master Development Plan General Development Plan, Design Code

Appendix A Exhibit 4 PLN 2, 4

d. Non-potable Water Sources Engineering report ENG 5

e. Onsite Fire and Emergency Medical Services ENG 6

f. Proposed on-site safety facilities or services Planning report PLN 2

g. Category 1, 2 and 3 Storm Zones Engineering report Exhibit 3 ENG 6

a. – f. Basic information Key Sheet Exhibit 1

Lake Flores Boundary Survey Engineering report Exhibit 2a


Manatee County, Florida Page iv

CANIN JOB NO 212044

4. SUPPLEMENTAL INFORMATION

a. Native habitat preservation, alteration and mitigation plan

Environmental report ENV 6 Exhibit 6c

b. Native Habitat Description ENV 6

c. Natural Historic Flow Conditions and Hydroperiods Engineering report ENG 6

d. Adverse Effect on Base Flow ENG 6

e. Indicate all native habitats that will be preserved in their natural or existing state

Environmental report

ENV 6

f. Indicate all native habitats that will be conserved ENV 6

g. Wetlands proposed for alteration ENV 7

h. Conceptual Mitigation Plan ENV 8 Exhibit 6c Exhibit 6d

i. A List of Species likely to occur or present within the development area listed as threatened, endangered, rare, unique, or of special concern

ENV 9

j. Erosion Control and Prevention Engineering report ENG 7

k. Post Development vs. Pre Development Surface Water Pollutant Loading Rates

ENG 7

l. Surface Water Quality Monitoring Programs ENG 8

m. Proposed Drainage System Water Quality Design Concepts

ENG 8

n. Results of archeological or historical survey if available

Planning report PLN 3

o. Potable Water Demand Engineering report ENG 8

p. Non-Potable Water Supply ENG 9

q. Wastewater Management ENG 9

r. Wastewater Pretreatment ENG 9

s. Solid Waste Management ENG 10

t-v. Peak-hour traffic Transportation report

w. Future improvements necessitated by the proposed development

Transportation report & Engineering report

ENG 10

5. ADDITIONAL INFORMATION

a. Public School facilities within the project Planning report

PLN 3

b. Estimate of School Age Children PLN 3

c. Manatee County School Board PLN 3

d. Indicate school facilities/site to be dedicated to the Manatee County School Board

PLN 3

e. Private or proprietary schools planned PLN 3

f. On-site recreation dedicated to Manatee County PLN 3

g. On-site recreation not dedicated to Manatee County PLN 3

h. Emergency Medical Services Engineering report ENG 11

i. Fire and Rescue ENG 11

j. Increased Fire Flow Demands ENG 11

Affordable Housing Planning report PLN 5

Site Drainage and Easements PLN 5

Lake Flores Planning Report

II. Lake Flores Large Project Standards & General Development Plan December 3, 2014

Manatee County, Florida Page PLN 2

CANIN JOB NO 212044

Planning Report 2. EXISTING SITE CONDITIONS

m. Historical or Archaeological Sites The Florida Division of Historical Resources responded to the County’s 2010 CPA application which covered several different map amendments county-wide. None of the sites of concern identified by the Division were on or related to the Lake Flores site. Florida Division of Historical Resources for a Florida Master Site File TRS Search is attached. See attached Exhibit 7 which shows the 1990 Archaeological Probability Map obtained from the County with the subject site boundary. The site has been highly disturbed by over 50 years of continuous commercial agricultural cultivation.

q. Public Schools

The Manatee County School District indicated they will produce a report upon request once application is made.

r. Existing Passive and Active Recreational Facilities There are no existing recreational facilities on the site.

3. PROPOSED SITE DESIGN

a. Development Phasing Plan a. Lake Flores is anticipated to build out over a twenty year period. The initial phase will be reflective of a

robust mixed-use master planned community including a mix of commercial, multi-family housing, and single-family housing. Subsequent phases will proceed as market demand permits. We anticipate the first phase will include the excavation of the lake that will be known as Lake Flores. Because this is an infill project it is unknown whether retail segments or residential segments will be developed first. There is near-term opportunity in both segments. Phasing may also depend on decisions made on adjacent properties. A general phasing plan based upon location of construction is normally not applicable to an infill project of this nature. The fact that the basic transportation and utility infrastructure is in place and will only require modification or extension allows development to progress in an orderly fashion on several fronts at the same time or separately. Generally, the independent areas are defined as retail/commercial along Cortez Road; residential and town center west of El Conquistador North; residential along 53rd Avenue west and El Conquistador Parkway and uses compatible with IMG along the eastern boundary between 53rd Avenue West and El Conquistador Parkway and uses compatible with IMG along the eastern project boundary between 53rd Avenue West and El Conquistador Parkway. Market demand will determine the geographic phases, consequently, phasing flexibility is the paramount consideration for the Lake Flores infill project.

c. Master Development Plan

See Table 1, Exhibit 4: General Development Plan, and Appendix A Design Code.

f. Proposed on-site safety facilities or services The majority of Lake Flores will be served by public roadways and will not be accessed by gates, however there may be small areas that could be gated as the market demands. Individual homes may be prewired for elective use of private alarm systems.



CANIN JOB NO 212044

4. SUPPLEMENTAL INFORMATION

n. Results of archeological or historical survey if available. If the Florida Division of Historical Resources requires an archaeological survey in association with Corps permitting it will be performed at that time.

5. ADDITIONAL INFORMATION

a. Public School facilities within the project No public school facilities are proposed at this time.

b. Estimate of School Age Children


c. Manatee County School Board


d. Indicate school facilities/site to be dedicated to the Manatee County School Board

No school facilities are currently proposed to be dedicated to the Manatee County School Board. e. Private or proprietary schools planned

There are no private schools currently planned for the site, however as a major mixed use development Lake Flores proposes to allow the possibility for private schools in the future.

f. On-site recreation dedicated to Manatee County

The project anticipates maintaining ownership of all parks and recreations facilities within its boundaries.

g. On-site recreation not dedicated to Manatee County

The development will include a variety of open spaces and trails. A Multi-Modal Trail (Exhibit 5B) for recreation, exercise, and transportation is planned to extend from the eastern border of the property through the Neighborhood and Borough areas where the majority of residences will be located to the District area where the majority of businesses and retail will be located. The trail will serve as a linear park including a paved trail and unpaved running trail in some locations and will accommodate activities such as bicycling, walking, running, and roller-blading. A central lake-focused park bordering the District and Borough will be a key feature of the development and will be accessible to visitors of the retail portions of the development as well as residents. The lake will be approximately 19 acres surrounded by a lakefront walking trail and park as shown in the General Development Plan (Exhibit 4). More than 200 acres of lakes will serve as passive open space. The edges of lakes will be designed to build on their value as open space with adjacent path, parks, and landscaping. Every 160 acre development area will include or be adjacent to at least one Square, Green, or Plaza. Additional pocket parks and playgrounds will be provided in various locations across the development. The parks and open spaces will be managed by one or more property associations. They will open concurrent with adjacent development.



CANIN JOB NO 212044

Other: Affordable Housing -

Lake Flores will provide a variety of housing options including multifamily and a range of single family

options including cottages and attached dwelling. Lake Flores seeks a flexible approach to

development standards in order to be able to provide the “missing middle” of housing types ranging

from small single-family to duplexes, and small multi-family buildings. As a large development it will be

essential for Lake Flores to appeal to buyers and residents at a variety of price points. In addition there

is a substantial amount of current housing nearby to the Lake Flores site at values less than $200,000

providing an ample supply of existing housing accessible to workforce households.

Site Drainage and Easements

The site drains to seven outfalls as detailed in the Engineering report (Exhibit 2E). Of these, four are

owned by the applicant as shown on the General Development Plan (Exhibit 6) and Survey (Exhibit

2A). The fifth, and easternmost shown on Exhibit 6, is an easement. The remaining two are off-site.



CANIN JOB NO 212044

Table 1: Development Program

Land Use Gross Acre

Lakes Acre

Units per Gross Acre

Approx. Square Ft. FAR Units

Hotel Rooms

AC

-1

District 125.80 - 1,270,000 - 250

Borough 117.99 25.96 - 2,121 -

Central Park Lake 19.13 19.13 - - -

Parks/Mitigation 44.89 - - - -

AC-1 307.81 45.09 6.89

1,270,000

0.09 2,121 250

AC

-2.A

District 23.87 - 910,000 - -

Borough 31.50 6.93 - 384 -


AC-2.A 63.92 6.93 6.00

910,000

0.33 384 -

AC

-2.B

District 57.40 10.88 720,000 363 250

Parks 3.02 -

AC-2.B 60.42 10.88 6.00

720,000

0.27 363 250

MU

-C/R

U

Neighborhoods 641.84 146.34 100,000 3,137 -

Borough 82.53 18.16 - 495 -

Conserved Wetlands 7.36 - - - -

Trail 16.25 - - - -


MU-C/RU 801.43 164.50 4.53

100,000

0.00 3,632 -

Oth

er Existing Lakes 13.04 13.04 - - -

Major Roads 76.31 - - - -

Subtotal Other: 89.35 13.04 - - - - -

Grand Total :

1,322.93

240.43 4.91

3,000,000 - 6,500 500

75th St W Roadway Pond 2.45

Survey Total : 1,320.48

Note: Mitigation is based on a Preliminary Mitigation Assessment



CANIN JOB NO 212044

Archeological And Historical Resources Response:

lake flores · i. lake flores large project standards & general development plan december 3,...

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