Introduction Little Manatee South Community History Before The

Introduction

Little Manatee South Community History Before the Native Americans, there were dinosaurs and extinct mammals whose remains are still occasionally evident in the shell pits and the rarely uncovered animal graveyards. 2000 years ago members of the Glades, which included several American Indian tribes, built great midden mounds of discarded shells that dotted the islands and shores of what is now called Cockroach Bay and the Little Manatee River. The culture of nomadic hunters and gathers, and fishermen evidenced by occasional arrowheads, and artifacts still being found lasted until Europeans arrived here in 1539 (Hernando de Soto).

After the famed explorers of Spain, pirates, cattlemen, fishermen, and outlaws came to take what they could – yet there was little here but cattle to provide a sense of permanence until the late 1800s. After the Civil war, the 19,000 plus acres (mostly mangroves) of the Little Manatee South Community became home to commercial fishermen, dirt farmers, and cattlemen, often widely dispersed.

There have always been the fish, crabs and reptiles of the bay and the river. And the river has seemingly been here forever. Although access to the area was always available by water, a boat brought mail down from Tampa to Gulf City for delivery inland for locals and further south to Parrish, there were few roads and fewer bridges across the creeks and rivers. The present route US Highway 301 was the main land route for the west coast and was quite primitive. What is now US Highway 41 began as six‐foot wide trail made of asphalt‐sand bricks near the turn of the twentieth century.

The area now known as Sun City – not to be confused with Sun City Center ‐ was originally called Ross. This area gathered a few dozen full time residents as a crate mill, and then turpentine production came and offered employment. In the 1920s The Coastline Railroad came southward past Ross, leading to further expansion. The area grew again when a silent‐movie colony came changing the name from Ross to Sun City. Although plans for Sun City were ambitious, Florida’s unpredictable weather and the pre‐depression bust of 1927, caused Sun City to be abandoned as a site for film making.

In the 1940s and into the 1970s, farming became a prime economic contributor to the area. Turpentine production gave way to cattle and vegetable production. Fishing waxed and waned as a commercial opportunity, yielding more and more too recreational fishermen. Florida citrus took worldwide prominence and the Little Manatee South Community became a serious contributor. Shell mining proved viable,

and offered glimpses of the prehistoric residents as occasional archeological finds surfaced. Tomatoes, strawberries and other winter vegetables made farming profitable and farms passed from generation to generation.

From the late 19th Century, the area of Gulf City – the extreme south‐downstream end of the Little Manatee River ‐ has been home to those who love waterfront living. Never an effective product of grand scheming developers, always the home of quiet unassuming residents who love the river, the growth here has been slow. Upstream from Gulf City along the river’s edge wherever the land was high enough to build a house – and sometimes where it wasn’t – there has been an irregular but unrelenting pressure to build homes that offer the residents an unhurried rural lifestyle. At the extreme upstream southern side of the river, a developer brought a new form of rural living in the late 1960s. Recognizing the benefits of a rural lifestyle, the area known now as Sundance began slowly, then took hold as a viable community with a self‐ governing organization in the 1970s, ‐ as a developed subdivision.

At the same time, other areas have been sites of residential growth, sometimes sporadically, sometimes successfully. Where there were vested property rights prior to the creation of a countywide Comprehensive Plan – as far back as the times when the movie colony had grand schemes, home sites have varied in size from one‐sixth to fifteen acres in size, and building on those lots continues to this day.

The turn of the 21st Century has brought new challenges and opportunities to the South Side area. Economic pressures on commercial farming from foreign competition, and scarce and expensive labor has taken its toll on many established farms. Cattle grazing pastures are becoming more valuable as home sites. An outbreak of citrus canker led to state destruction of most of the citrus groves in the South Side area in .Still, the area has a basic rural attraction for many would be new residents. The river, the lowlands near the bay, and Tampa Bay itself offers an attraction to budding eco‐tourism. Large tracts of land are set aside for future generations through county purchases of private lands. Families spanning seven generations still live in the South Side Community. The rich ecological and environmental assets that provided early America Indian tribes to settle and flourish in the area are still vital characteristics for the citizens of the Little Manatee South community.

Little Manatee South Community Vision Statement

residents, visitors and future generations. These environmental lands will continue to define the character of the area.

Today’s residential communities include small to medium residences, waterfront homes along the Little Manatee River, mobile home parks for winter residents and large lot estate style residences. The Little Manatee South Community will continue to provide a superior mix of rural residential communities and outdoor recreation in an eco‐friendly and environmentally protected manner. In addition, the area’s historical and archeological heritage will continue to be remembered through site preservation, historic markers and naming of recreation areas.

Future roads will be planned to minimize impact on natural areas and wildlife corridors, and constructed so as to minimize high speed, high volume traffic in residential areas while moving traffic quickly to and from of the area. Regional connectivity will be supported by providing access to roads that connect to a future Interstate‐75 Interchange, locating a commuter rail station and providing rapid bus systems. Walking, cycling and equestrian activities will be encouraged through a system of trails located in natural areas that provide connectivity between residential and commercial areas.

Educational, social and recreational desires will be met through centrally located school and other public facilities including libraries, parks, playgrounds, sports and recreation fields. Public fire, safety and utility services as well daily shopping needs will be provided locally.

The Vision for future “long term” residential development is primarily small lot clustered residential enclaves surrounded by open spaces and natural areas west of Interstate‐75. The large lot estate style development pattern of the Sundance community will be preserved east of Interstate‐75. Vegetated buffers along roadways and between developments will help preserve a sense of space and privacy.

The Vision for future “long term” development near US Highway 41 is to include a modern walkable village/mixed‐use center, a transit oriented development around a commuter rail station, employment opportunities including a mixed‐use activity center, a corporate park and an economic development area for many of the community residents. “Green” design standards will offer protection to the environment while creating a unique and attractive appeal for both the residential and non‐residential improvements.

All future growth will occur in an orderly, timely fashion, preserving the unique qualities the area, as established “growth thresholds” are met and Hillsborough County

extends the Urban Services Area to provide utilities and other public support to the area. The Vision of this community is to ensure that change is positive, cohesive, appropriately timed and in concert with the character of the community.

Goal 1 Community Character

Little Manatee South Community, residents and landowners, whether long time or recent comers, are proud of their community and its lifestyles and have an interest in maintaining those desirable elements of it for their posterity

Strategies Community Plan Implementation Through Community Participation To ensure that the Vision, Goals and Strategies of this community plan are implemented the community supports creating a citizen‐based umbrella organization that would meet periodically to:

• Provide a joint forum for public, private and non‐profit community and neighborhood groups/associations to meet and discuss community issues. • Work in partnership with the public, private and non‐profit sectors. • Monitor and comment on: − capital improvement plans, − Comprehensive Plan changes, and − new development proposals and negotiations (e.g., rezonings, public facilities, public works projects) etc. • Pursue and/or encourage public and private sector grant applications. • Encourage conservation projects and other civic programs. • Create awareness of participation, both needs and successes.

This area of the County is a Rural Area based on the following:

• The area is outside the Urban Service Area with undeveloped portions generally designated as Agricultural Rural 1/5 (AR‐1/5) Most of the developed area with is designated as Residential‐2, Residential‐4 and Residential‐6 and are identified as

rural communities and suburban enclaves. (Review of Expansions of the Urban Service Area subject to Policy 2.2 for Future Land Use Element). • Adopted population projections are the basis for determining that there are adequate developable lands within the USA through the 2025 planning horizon. • Existing policies do not allow extension of water and sewer except under very limited conditions. • The Comprehensive Plan provides a description of the Rural concept and contains compatibility policies related to rural development.

Community Design The goal of the Little Manatee South Community Plan is to preserve and enhance the sense of space and privacy currently enjoyed by its residents. To this end the Community desires to ensure that new development protects the community’s environmental assets, maintains community character, and is compatible to existing neighborhoods. In order to preserve these desirable characteristics of the area the Community Plan encourages:

encourage provision of additional buffers (above current minimum code requirements) and other environmental enhancements (e.g., establishment of wildlife corridors, of environmental areas through removal of nuisance species and planting of native species, provision of public open space, establishment of water quality monitoring programs). • New development to provide for the protection and enhancement of wildlife corridors. Incentives in the form of increased densities, etc., should be provided for dedications or enhancement beyond existing levels.

Goal 2 Protect Environmental Areas

Of the approximately 23,000 acres in the Little Manatee South community planning area 6,846 acres or 29% of the area is identified on the Future Land Use map as Natural Preservation, and an additional 2,800 acres or 12% of area is identified as Water (42% combined). Therefore, the protection preservation and enhancement of public access to the archeological, historical, environmental and ecological assets and natural features found within the Little Manatee South Community Plan boundary. This can be achieve by maintaining conservation area, regulation access to these assets, appropriately designing development around them and maintaining native flora and fauna in these areas.

Strategies Long term planning is critical for this area so as to avoid piecemeal, unplanned development which will result in the loss of the community’s character. The community’s character includes natural preservation and conservation areas; rivers, creeks, bayous and wetland systems; and open vistas. These include:

• Cockroach Bay Aquatic Preserve (sea grass beds and natural fish hatchery area). • Little Manatee River. • Little Manatee River State Recreation Area (Park). • Heritage Park and Cockroach Bay Park. • Environmental Land Acquisition Protection Program (ELAPP) preservation areas.

• Surface Water Improvement Management (SWIM) project areas (wading bird rockery). • Substantial natural preservation and conservation areas.

To protect, support and enhance the Cockroach Bay Aquatic Preserve and its surrounding shoreline and uplands, and the Little Manatee River evaluating the various existing designations, management authorities, and protective measures and enforcement processes in this area in needed. An integrated approach, with key stakeholder participation in the planning process and vetting should be encouraged through the following:

• Engaging overlapping authorities to be more jointly active in the management of these areas. • Joint agency management of uplands, islands, and aquatic waters out to a 6 foot depth starting at the mouth of the Little Manatee River running south to the Manatee County line. • Support and protection of stressed seagrass beds (due to boat prop dredging in shallow water). • Support the protection of natural water flows and natural salinity levels of waterways for wildlife. • Recognizing the recreational value to residents and visitors of low impact boat and canoe uses (i.e., electric motor, paddle and poling). • Preserving the archeological significance of the area. • Recognizing the habitat and culture of Native peoples including the Uzita tribe settlement of Ucita and shell midden mounds on islands and shores of Cockroach Bay and Little Manatee River. • Memorializing early Spanish exploration (Hernando de Soto, 1539, i.e., placement in Cockroach Bay Aquatic Preserve of De Soto Trail Kiosk).

For economic growth and support ecologically based recreation and commercial fishing, and ecotourism opportunities the following will be undertaken:

• Wildlife observation, photography, boating access to the Gulf of Mexico and Little Manatee River, canoeing/kayaking, hiking, fishing, hiking, bicycling, horse back riding, and camping) as defining by Eco‐Tourism Objective 27 and Policies 27.1 and 27.2 of the Future Land Use Element.

In order to enhance the access and enjoyment of the Community’s natural areas the following action will be undertaken:

• Support and expand Hillsborough County’s Greenways and Trails program within the Little Manatee South Community. Encourage a greenway trail connection to Manatee County. • Encourage the continued development of the Blueway Paddle Trails system within Cockroach Bay and the Little Manatee River. • Add canoe/kayak (low‐impact/no motor boating) launch ramps at County line road, on SWIM/ELAPP property on Tampa Bay north of Cockroach Bay Boat Ramp, at Heritage Park and others sites where feasible. • Add parking, and restrooms sites north of Cockroach Bay Road and east of the Cockroach Bay Boat Ramp. • Promote Shoreline Wildlife Corridors as defined in the Conservation Element, Policy 13.44. • Encourage the identification of preferred pedestrian access points to public lands. As development occurs, provide assurances that these access points remain open to the public. • Monitor to ensure that access to environmental and ecological resources are not over burdened in such a way to diminish the quality of life of community residents.

All development will recognize and support the environment features identified on the Concept Map:

• Wildlife Corridors • Natural Preservation Land • Parks (Heritage Park, Little Manatee River State Recreation Area, etc.) • ELAPP, SWIM (Rock Pond), and other Conservation Area • Cockroach Bay Aquatic Preserve • Little Manatee River and its identification as a Blueways Paddle Trail • Extension of Greenway Trail • Hillsborough County Comprehensive Bicycle Plan − On Road Bicycle Network– all roads on the MPO major road network, made up of arterials and collectors (Map 2‐1 On‐Road Facilities in 2006, projects under construction as of 2008) − Off Road Bicycle Facilities – • multi‐use paved trails for hiking, bicycling, and in‐line skating, in their own exclusive right‐of‐way (ROW) and often including trail heads; roadway crossings are minimized but where they occur require special intersection treatments • greenways (generally defined as linear open spaces having recreational or natural resource functions); and

• Paved side paths with a road right‐of‐way parallel to but separated from motorized traffic.

Goal 3 Plan for Growth

Planning for a future Little Manatee South Community that respects all stakeholders concerns, building upon current identified opportunities, which creates a clear vision of the direction of the Little Manatee South Community. Understanding that the community is Rural under the adopted Plan as stated under Goal 1. In addition to strategies that reflect consistency with current Comprehensive Plan policies and land development code regulations the Little Manatee South Community also desires to include “long term” vision strategies that acknowledge a more urban form in the future contingent on changes to the Urban Service Area boundary. Strategies All development must be consistent with the County’s adopted Comprehensive Plan and the Land Development Code regulations.

Current Non‐Residential Development Commercial development to meet adopted county locational criteria standards and be designed in a manner reflective of the Community’s desired character. Non‐residential development is subject to locational criteria of the Comprehensive Plan unless identified within this community plan. Application of locational criteria follows:

• Existing commercial zoning allows for potential non‐residential uses (office or residential support uses at US Highway 301 and Willow Road. • Non‐residential uses may be considered within 300 feet of the intersection of US Highway 301 and Lightfoot Road (non‐residential can only be considered if Lightfoot Road is determined to serve as the primary access point for 500 homes or more).

• Non‐residential uses can be considered with 900 feet of the intersection of US Highway 41 and Gulf City Road, and based on existing zoning when infill development criteria is met. • Non‐residential uses can be considered within 660 feet of the intersection of US Highway 41 and Cockroach Bay Road. • An exception to locational criteria for office uses or limited commercial uses may be considered if Universal Drive is classified as a major local. • In the Sun City area parcels commercial zoning may meet an exception to the locational criteria to allow offices uses. Office uses which are supportive of a light industrial use may be considered within the Light Industrial‐Planned land use category. • Non‐residential uses can be considered, including commercial uses at Cockroach Bay Road and Gulf City Road (north east corner).

Long term development Strategies and provided following Goal 5 Economic Development

Goal 4 Infrastructure and Services

Opportunities to enhance infrastructure and government services, which would improve quality of life within the Little Manatee South Community. These opportunities underpin the local economy when provided in a consistent, orderly and cost effect manner. It is important and infrastructure and services in appropriate sizes are provided in‐line with development.

Strategies • The Little Manatee South Community encourages the introduction of transit service, to include regular/express bus options. • Roadways within new development should provide for a higher degree of interconnectivity. Any remaining cul‐de‐sacs should provide pedestrian connections

to surrounding development (e.g.: adjacent roadway with sidewalk or public greenway) • Support the introduction of additional north‐south vehicular connections both within the planning area and connecting to proposed roadway with Manatee County. • Advocate for vigorous enforcement of existing Truck Routes and encourage the adoption of additional enforcement measures on appropriately designated Truck Routes. In addition, the Community’s roadway network should minimized routing of vehicular through the Community. • The Southside Community supports the co‐location of municipal services (schools, fire, police, library, parks, etc) to maximize overall resources within appropriate areas. (Community Plan should identify appropriate areas).

Schools It is the desire of the Little Manatee South community that collocation practices be utilized for all school sites and public or state properties to ensure opportunities for shared uses:

• for the coordination of the location of community facilities between County, state and federal agencies and departments, and • to partner with private and non‐profit organization at the time of planning and development of community facilities and programs. • for clustering of public services, such as police and fire on this site, and

South County Career Center site and adjacent State owned property was identified as a desired place to explore the possibility of centralizing all levels schools on the South County Career Center that serve anticipated population growth.

The Urban Service Area designates the location of urban level development in the County to provide an efficient use of land and public and private investment. Any proposals identified in this community plan not consistent with the adopted Future of Hillsborough 2025 Comprehensive Plan are viewed as being “long term” in nature, beyond the existing planning horizon of 2025 (possibly to 2050) and not resulting in near term development. All amendments to the Comprehensive Plan to allow for “long term” development are subject to growth thresholds and require a change in the Urban Service Boundary (see Criteria to Expand the USA, Policy 2.2, Future Land Use Element).

Growth thresholds allowing consideration for an increase in density/intensity shall be met as a change in the Urban Service Area boundary to include the Little Manatee South community through the following • population growth to a level requiring additional land being included in the USA ; • adequate public facility capacity being planned and programmed within the 5 year CIP as a result of population growth to meet adopted levels of service; • transportation improvements, to accommodate population growth as a result of additional land being included in the USA, programmed in the 5 year CIP (such as development of a commuter rail service, an integrated bus transit system, or a community serving I‐75 connector road); and • economic development and job creation that reflects the desired residential and non‐residential patterns identified in this community plan, and Countywide, to accommodate population growth as a result of additional land being included in the USA.

During the Evaluation and Appraisal Report for the Comprehensive Plan update, required every 7 years, beginning in 2010, and along with the 2050 Vision for Hillsborough County, the Little Manatee South Community Plan area (based on appropriate data to expand the urban service boundary), desires to be considered as part of the Urban Service Area expansion analysis.

Goal 5 Economic Development

The Little Manatee South Community desires to improve opportunities for private sector investment while respecting and building upon the existing character found within the Little Manatee South Community through such means as education, better

transportation facilities, sustainable development and the opportunity for creation of new businesses at appropriate times.

• Development Patterns: − Preservation and enhancement of open space and incorporation into new development as appropriate, and − Retain and preserve natural amenities, − Allow for new development in character with existing Little Manatee South Community. • Commercial or Town Center Location(s): − Encourage walkable (village) traditional neighborhood design TND concepts, and − Supportive residential uses. • Residential Infill and Redevelopment: • Code enforcement, and • Cluster development (preserve more open space) where appropriate. • The community supports the locations of a commuter rail station within the area with a transit oriented, pedestrian friendly development within a 1‐mile radius of that site. • Support locating light industrial uses within existing Light Industrial categories in the Little Manatee South Community. • Encourage light industrial, warehouse and office uses to utilize existing rail lines, which have the potential of reducing truck traffic – based upon existing land use categories within the 2025 Comprehensive Plan. • The community supports the creation of opportunities through corporate parks and economic development areas, the research facility and limited light industrial at appropriate locations and when growth thresholds are met.

Goal 6 Long Term Development Options

The Community desires to ensure that new development protects the community’s environmental assets, maintains community character, and is compatible to existing neighborhoods; provides Opportunities to enhance infrastructure and government services, which would improve quality of life within the Little Manatee South Community. In order to preserve the desirable elements of and ensure that a cohesive, attractive and economically viable community results, The Little Manatee South Community Plan includes an extensive treatment of the long term future of the area, in addition to the traditional 10 year community plan and time horizon of the County’s adopted Comprehensive.

General Development Concepts

In order to ensure that new development is sustainable, maintains community character, and is harmonious and compatible with existing neighborhoods ‐ the Community envisions that:

• New development east of I‐75 should reflect the preferable patterns of development approximately 1 du/2.5 acres average. However the underlying allowable density shall be 1 unit per acre. Development rights not used in support of the preferred development patterns shall be used in receiving areas under Transferable Development Rights options identified within the boundary of the Little Manatee South community plan area. − Commercial development should meet adopted locational criteria standards and be designed in a manner reflective of the Community’s desired character. • New development along the corridor immediately West of I‐75 should reflect the preferable developments patterns approximately 1 du/acre average. A “step‐down arrangement” could be used adjacent to the aforementioned, where future land density would increase, as development takes place moving towards the U.S. Highway 41 corridor. Development rights not used in support of the preferred development patterns shall use in receiving areas under Transferable Development Rights options identified within the boundary of the Little Manatee South community Plan. − Provide appropriate density transitions from larger lot development. − The clustering of residential units should be encouraged in any proposed development west of Interstate 75, to maximize overall open space and allow for additional areas for the enhancement of wildlife and/or agricultural. − New non‐residential development such as limited‐light industrial, office and commercial development are encouraged to locate within identified areas of this plan.

• The clustering of residential units should be incentivized in order to maximize overall open space and allow additional areas for the enhancement of wildlife and/or agriculture. • Provide incentives such as bonus densities or intensities for increased setbacks, open space and environmental enhancements for Cockroach Bay, Little Manatee River, creeks, wetlands, bayous, ELAPP and SWIM lands and any other conservation/preservation lands (e.g. establishment of wildlife corridors, enhancement of environmental areas through removal of nuisance species and planting of native species, establishment of water quality monitoring programs, etc.). • Any new development shall be respectful of existing natural preservation areas, creeks, bayous, wildlife corridors, scenic vistas and/or public spaces. • Truck (more than two axels) traffic other than for internal deliveries shall be prohibited between US Highway 41 and 301. • The Community supports the creation of employment opportunities through Activity Centers, such as, limited‐light industrial or Research /Business Parks, at appropriate locations. • The Community supports the location of a commuter rail station within the community planning area with transit oriented, pedestrian‐friendly developments within 1 – mile radius of the transit station location.

Strategies Design Criteria Protect and enhance environmental assets which are a major component of the character of the community; including preservation lands, shoreline areas, connected wetlands and water systems, and wildlife corridors for enjoyment of the community. This can be done by maintaining conservation areas, regulating access to these assets, appropriately designing development around them and maintaining native flora and fauna in these areas.

Desirable development opportunities are typically along water fronts or adjacent to natural areas, therefore we encourage balanced creative development designs, by implementing where feasible:

• Clustering regulation concepts including; − Lots with minimum footprint, adjacent to natural or environmental areas, maximizing open space and common areas which back up on natural or open areas,

− Provision for preserved open space, trails, pedestrian connections, dedication of civic sites (provisions that go beyond minimum requirements for open space should be done as an incentive), − Interconnected appropriate roadway design, and − Buffer and screen along roadways around development to retain community character and preserve a sense of space and privacy. • Encourage low impact through; − Implementation of Green Standards to minimize the percentage of impervious cover, − Integrated natural stormwater runoff management techniques, − Water conservation, reclamation and reuse, − Native plantings and landscaping treatments, and − Centralized sewer and water treatment delivery and disposal (once growth thresholds are met). • Sustainable economic, environmental and social development concepts and practices; − Retention of the maximum amount of native vegetation, − Shallow vegetated swales in all areas, including parking, − Appropriate Florida‐friendly plant selections, − Stormwater reuse, − Small, recessed garden areas throughout landscaped areas, − Disconnected imperious surface areas, − Porous pavement and other pervious pavement technologies, and − Stabilized natural areas for overflow parking. − Design requirement should encourage orientation of development that recognizes and incorporates environmental features into over all design (where development abuts and backup to). − Includes Design Criteria applied to Residential Development already provided in this plan.

New residential development should provide for trail connections to a public greenways, adjacent planned clustered developments (hamlets) and/or commercial town center(s) – when growth thresholds are met.

• Overlay district(s) should be developed for the residential area west of Interstate‐75 that include design and performance standards, to be developed when growth thresholds are met, and considered as a preplanned and pre‐permitted process to ensure a unified development. Overlay district(s) could be developed by the County and/or could be initiated by the private sector.

Transfer of Development Rights Transfer of Development Rights (TDRs) are allowed and encouraged within the Little Manatee South community plan boundary to allow for the preservation of land and critical resources, and to focus growth in those areas with the US Highway 41 Corridor as suitable for development.

• Sending and receiving areas are limited to the community plan boundary • Sending areas are from residential • Receiving areas are along the US 41 Corridor, with priority to areas within walking distance to transit station area

US Highway 41 It is not the intention nor the desire of the Little Manatee South community that US Highway 41 be developed as strip development while allowing for long term development options that include activity center(s), mixed use, office park, or industrial/warehouse uses. These long term options recognize that consideration for them would be conditioned upon a set of “growth thresholds” being met, because currently this area is outside the Urban Service Area and the development character is Rural (under the County’s adopted Comprehensive Plan’s 2025 horizon timeline).

• Overlay district(s) should be developed for this area when growth thresholds are met and considered as a preplanned and pre‐permitted process to ensure a unified development.

Overlay districts could be developed by the County and/or could be initiated by the private sector. Overlay districts should provide further guidance in the development of the activity center(s), mixed use, office park, or industrial/warehouse areas. The overlay district(s) should clearly outline design criteria, especially in regards to sensitive to environmental areas while also allowing recreational and open space uses to serve as buffers from these sensitive areas. Logical pedestrian and vehicular connections should be outlined in plans that clearly link uses in the development together while also linking adjacent uses together without access out onto US Highway 41. Entry features (gateways) should be provided at main entryways to large developments and large setbacks (natural screening) should be provided in mixed use areas to discourage retail uses along US Highway 41 (retail uses would be more appropriate within the center of larger mixed use developments to serve the expected population within the development). The bulk of community retail uses should be concentrated within activity center(s) and/or transit station areas.

To insure that the US 41 corridor is not developed in a strip development pattern the community recognizes focusing growth described below.

Design Criteria of US Highway 41 Study Development(s) Towncenter(s)/Transit Station/Mixed Use and Employment Centers Towncenter(s) ‐Hamlet and/or Village are centers that have a high investment in public facilities and services, neighborhoods, and a diverse housing stock. They should have a central; core of retail, office, and community facilities. Such a location within a city containing an orderly mix of land uses meets the daily needs of area residents. The mix includes convenience retail, food services, personnel and business service uses, community facilities including parks, schools, libraries, and places of worship; and pedestrian linkages.

Towncenter(s), Transit Station, Mixed Use and Office Park uses are envisioned primarily as options south of Sun City/Heritage Park and north of Cockroach Creek. • mixed uses are required to be of more that one use and to provide % of mixes − residential is a required a use in the mixed use and activity center(s) − mixed use and corporate office developments are required to come in only through a overlay district application • Overlay districts would include interconnectivity networks (bicycle‐ pedestrian‐equestrian trails and roadways) • Community plan should identify study and implementation of overlay districts for the US 41 Corridor and the residential areas west of I‐75. Undertaken by the County as the “growth thresholds” near and or by the private sector as determined to be cost feasible. • Overlay Districts for the rural area could have application in the near future that would allow development at the current 1/5 densities, while holding open land for future residential development and at the same time recognizing areas for future residential expansion, public spaces and uses, and preserving the open vistas and preserve the environment features and connections to them.

Transit Station The Little Manatee South community supports the Tampa Bay Regional Transportation Authority (TBARTA) Master Plan, Long‐Range Regional Network proposal for 2050. The community encourages the location of a transit stop related to a community activity center(s) along US Highway 41 which is part of the Long Distance Rail proposal along the CSX rail line.

• The transit center should be related to the towncenter(s).

• Limit FAR to 0.25 (except 1/8 mile around Transit Station, limit to 0.35). • Building height; − 2 to 3 stories in towncenter(s) which would allow for low to medium density, and − 4 to 6 stories around (1/8 mile) transit station which would allow for medium to high density, with some application of bonus and/or bump up to through transfer of development rights and/or performance standards, • Development around the transit station should; − have a compact pedestrian friendly design development pattern, − be within easy walking distance, and − contain a mix of uses such as medium and high density housing, jobs, shops, restaurants and entertainment. • Projects within the area should be walkable, sustainable communities, with a sense of place, designed for people of all ages and incomes and provide various transportation and housing choices (including townhomes, apartments, live‐work spaces, and lofts)

Mixed Use (residential, and limited commercial and retail) • Any retail uses within the mixed use area should be restricted to a mixed use structure (retail/office). No free‐standing retail uses should be allowed within the corporate/office park mixed use area. A maximum of 20% of accessory retail should be permitted within one story structures. A bonus should be provided, such as 50% of a building could be retail if vertically integrated. At no time should accessory retail uses make up more than 20% of actual square footage built. • Limited warehouse and/or industrial uses may be considered with compatible design and use.

Employment Centers Areas targeting job creation and retention through specific efforts in business finance, marketing, neighborhood development, small business development, business retention and expansion, technology transfer, and real estate development.

Corporate Park Design recommendations for Corporate Park areas:

• Provide opportunities for corporate offices/R & D facilities/professional offices. • Gateway features should be provided at main entrances, these include signage, landscaping, alternative pavement treatments. • Large setbacks (ex: 100 to 75 feet), from US Highway 41, should be provided and native vegetation should be retained and/or replanted within this area.

• Additional separate vehicular access points onto US. Highway 41 should be discouraged, unless deemed necessary for safety reasons. No limits on pedestrian connections. • Parking lots should be shared and located internal to the overall development. • Even in the corporate/office park areas, provisions for village greens and pocket parks should be provided to provide the workforce population with useable open space (picnic areas, benches, outdoor seating areas). • Each development (larger than 40 acres) should provide for a logical pedestrian circulation system connecting all buildings with onsite open space and should provide logical connection points to adjacent development. Connections to the pedestrian circulation system should be provided approximately every 500 feet. • Traditional sidewalks adjacent to roadways should be discouraged. Meandering trails and sidewalks, either separate or adjacent to roadways are encouraged. Pedestrian and/or bicycling crossings across vehicular roadways should be required to provide pedestrian safeguards, such as refuge islands, and be appropriately designed, such as providing alternative pavement treatments. • Residential uses should not be restricted out of the mixed use area. The possibility of a total percentage cap might be more appropriate.

Economic Development Area The community is looking at the area south of Cockroach Creek and east of the CSX Railroad lines as an Economic Development Area employment center. A center that can take advantage of the economic engine of the Port of Manatee. The objective is to create the opportunity for spin off activities, in buildings, with operations inside that look clean, and are green operations. The opportunity envisioned is for research facilities that develop under a controlled master planned park setting that do not have adverse impacts on the community’s environmental, residential and agricultural character. Uses would include but are not limited to bio‐medical, agro‐business and green technologies. Other allowed uses are those limited light industrial uses that again, are developed in a planned park setting (in enclosed buildings that do not have adverse impacts on the community’s environmental, residential and agricultural character.)

A site plan is required to ensure that the proposed operation creates a minimal degree of impact on the surrounding environment and is compatible with the design criteria of the Little Manatee South Community Plan. Flexibility of permitted uses through creativity in site design of the required site plan is allowed to ensure that the proposed operation creates minimal degree of impact on the surrounding environment. The site plan requirements include, at a minimum, an integrated plan controlled through performance standards to ensure developments which are compatible with the

surrounding land use patterns and the Goals, Objectives and Policies of the County’s Comprehensive Land Use Plan.

Open storage shall be prohibited as a principal use. Accessory open storage areas must be screened from view of residential areas and public right‐of‐way.

Performance Standards to be considered in the US Highway 41 Study and the Residential Area West of Interstate‐75

• Proposed performance standards base density and to be considered to achieve maximum density or additional density bonus include: − Amenity type − Open Space − Public Use of Open Space − Public Trails (pedestrian, bicycle etc.) − Use of Green Design Standards − Infrastructure Improvement − Affordable Housing

• Open space requirements − Additional open space required for higher density ranges or density bonuses. − Open space intended uses: • preserves environmentally sensitive areas (including wetlands, desirable vegetation areas, wildlife habitat, view corridors, streams, creeks, bayous, or other environmentally sensitive areas • allow for pedestrian use, play areas, open gathering area and public landscaped areas − Roadways, parking, storage areas, residential or within twenty (20 feet of any building shall be excluded in calculating open space requirements) − Open space will remain • in perpetuity (preservation agreements) • under association ownership (including construction and maintenance)

Employment Centers

Corporate Park

Economic Development Area The community is looking at the area south of Cockroach Creek and east of the CSX Railroad lines as a Economic Development Area employment center that can take advantage of the economic engine of the Port of Manatee. The objective is to create the opportunity for spin off activities, with any industrial operation located interior of buildings, with the exterior designed to be compatible with the surrounding area. Sustainable operations shall be encouraged. The opportunity envisioned is for research/light industrial facilities that develop under a controlled master planned park setting that do not have adverse impacts on the community’s environmental, residential and agricultural character. Uses may include but are not limited to bio-medical, agro-business and green technologies, and limited light industrial uses that are developed in a planned park setting (in enclosed buildings that do not have adverse impacts on the community’s environmental, residential and agricultural character.)

A site plan shall be required to ensure that the proposed operation creates a minimal degree of impact on the surrounding environment and is compatible with the design criteria of the Little Manatee South Community Plan. Flexibility of permitted uses through creativity in site design of the required site plan shall be allowed to ensure that the proposed operation creates minimal degree of impact on the surrounding environment. The site plan requirements include, at a minimum, an integrated site plan controlled through performance standards to ensure developments which are compatible with the surrounding land use patterns and the Goals, Objectives and Policies of the County’s Comprehensive Land Use Plan.

Long Range Development Options The Urban Service Area designates the location of urban level development in the County to provide an efficient use of land and public and private investment. Any proposals identified in this community plan not consistent with the adopted Future of Hillsborough 2025 Comprehensive Plan are viewed as being “long term” in nature, beyond the existing planning horizon of 2025 (possibly to 2050) and not resulting in near term development. All amendments to the Comprehensive Plan to allow for “long term” development are subject to growth thresholds and require a change in the Urban Service Boundary (see Criteria to Expand the USA, Policy 2.2, Future Land Use Element).

Growth thresholds allowing consideration for an increase in density/intensity shall be met as a change in the Urban Service Area boundary to include the Little Manatee South community through the following • population growth to a level requiring additional land being included in the USA ; • adequate public facility capacity being planned and programmed within the 5 year CIP as a result of population growth to meet adopted levels of service; • transportation improvements, to accommodate population growth as a result of additional land being included in the USA, programmed in the 5 year CIP (such as development of a commuter rail service, an integrated bus transit system, or a community serving I-75 connector road); and • economic development and job creation that reflects the desired residential and non-residential patterns identified in this community plan, and Countywide, to accommodate population growth as a result of additional land being included in the USA.

Long range development options are provided under a separate section in this community, after Goal 5.

Little Manatee South Community Plan

Preamble

The Little Manatee South Community planning process started in the year 2001 when the residents of the area elected to drop out of the Ruskin Community Plan in order to ensure the creation of a document that would be specific to their area. Over a period of several years a group of residents and landowners met regularly to formulate a set of strategies and goals for the area. By the end of 2005, the South Side Community Plan had been completed and presented to the Hillsborough County Planning Commission. Rather than adopt that plan, they elected to undertake a Planning Commission led community planning process for the area.

Beginning with a public open house in February, 2008, meetings were conducted by the Planning Commission Staff the second Tuesday of each month. Technical experts from the county were brought in to provide background and planning guidelines for the members. Pedro Parra was the PC officer who led the process.

Participants included 15 -20 regular attendees representing a broad selection of property owners and interest groups including residents of Sundance, the communities west of Interstate 75, small lot owners to large agricultural land owners. Meeting by meeting topics are included in Exhibits. After about a year of meeting together, there began to be an understand and respect for each individual’s hopes and fears. After 23 community plan meetings which included both heated differences and compromise, a plan emerged that looked beyond the short term horizon and envisioned the area as it might be at the time of buildout.

Throughout this time period, Planning Commission Staff skillfully managed the process and were fully supportive of the format of the Plan as well as its goals and visions. Language for the specific goals was formulated by Planning Commission Staff, based on participant discussion, and then offered for modification or approval by participants. Initiatives that went beyond the parameters of the current Countywide Comprehensive Plan were vetted by Planning and Growth Management personnel as well as other public agencies.

While compromise was necessary on the part of each interest group, the final Plan is endorsed and supported by every member of the participant group and

1 recommended as a guideline for the growth and development of the Little Manatee South Community.

Community Plan Implementation Through Community Participation

To ensure that the Vision, Goals and Strategies of this community plan are implemented the community supports creating a citizen-based umbrella organization that would meet periodically to:

• provide a joint forum for public, private and non-profit community and neighborhood groups/associations to meet and discuss community issues • work in partnership with the public, private and non-profit sectors • monitor and comment on: • capital improvement plans • Comprehensive Plan changes • new development proposals and negotiations (e.g., rezonings, public facilities, public works projects, etc.) • pursue and/or encourage public and private sector grant applications • encourage conservation projects and other civic programs • create awareness of participation, both needs and successes

Any development proposals not consistent with the adopted Countywide Comprehensive Plan are viewed as being “long term” in nature, beyond the existing planning horizon of 2025 (possibly 25 to 50 years) and not resulting in near term development. Amendments to the Comprehensive Plan would be subject to trigger thresholds.

Introduction

The Little Manatee South Community Plan encompasses approximately 23,000 acres of land situated between the Little Manatee River and the Manatee County line. Current land use includes approximately 7,000 acres of conservations lands, 6,000 acres of agricultural lands, 5,000 acres of residential, and 3,000 acres of water. The area is outside the Urban Services Area with undeveloped portions generally designated as Agricultural Rural 1/5. Most of the developed area is designated as Residential-1, 2, 4 and 6 and identified as rural communities and suburban enclaves. Estimated population as of 2007 was 6,750 residents.

2 The planning area is divided into two distinct communities separated by Interstate Highway 75. The area east of I-75 consists of primarily conservation lands along the Little Manatee River and estate style residences on lots averaging 2.5 acres per dwelling unit.

West of I-75 a substantial amount of conservation land protects the gulf coast. Approximately 5,000 acres of agricultural land and a series of residential developments and mobile home parks occupy most of the remaining privately held land. These residential developments lie primarily along the Little Manatee River and range from approximately 2 to 6 units per acre. There is also an 18 hole golf course retirement community and limited commercial and light industrial development along the State Highway 41 corridor.

Emerging Issues

The consensus is that Hillsborough County will approximately double in population over the next 40 years. This is perceived by the community to bring inevitable change to the planning area. To effectively plan for this change, the community plan’s time horizon extends beyond the normal period of other community plans in Hillsborough County. The intent is that by anticipating change over the long run and planning for it, a more attractive and functional community will result.

The following factors contribute to the nature of the community plan: • The planning area is located centrally between Tampa to the north, St Petersburg to the west and Sarasota-Bradenton to the south. • Development is encroaching the area from both the north and the south. • The Port of Manatee directly south of the area is aggressively expanding its operations and has designated a large portion of the area south of the Hillsborough County line as port-related industrial and mixed use. • Regional planning efforts are coming into the final stages of completion. These include: o an I-75 corridor study by FDOT o a Port Connector Study by FDOT, o a regional transportation development initiative by TBARTA, o a regional growth visioning effort by One Bay, and o a long range transportation plan by Hillsborough County MPO

Vision

The Little Manatee South Community is a predominantly rural community with thousands of acres of sensitive environmental lands and shorelines along Tampa Bay and the Little Manatee River which have been preserved and protected for the benefit of residents, visitors and future generations. These environmental lands will continue to define the character of the area.

Today’s residential communities include small to medium residences, waterfront homes along the Little Manatee River, mobile home parks for winter residents and large lot estate style residences. The Little Manatee South Community will continue to provide a superior mix of semi-rural residential communities and outdoor recreation in an eco-friendly and environmentally protected manner. In addition, the area’s historical and archeological heritage will continue to be remembered through site preservation, historic markers and naming of recreation areas.

The Vision for future residential development is primarily small lot clustered residential enclaves surrounded by open spaces and natural areas west of I-75. The large lot estate style development pattern of the Sundance community will be preserved east of I-75. Vegetated buffers along roadways and between developments will help preserve a sense of space and privacy.

The Vision for future development near State Highway 41 is to include a modern walkable village/mixed-use center, a transit oriented development around a commuter rail station, employment opportunities including a mixed-use activity center, a corporate office park and a light industrial park that would provide employment for many of the area residents. “Green” design standards will offer protection to the environment while creating a unique and attractive appeal for both the residential and non-residential improvements.

Future roads will be planned to minimize impact on natural areas and wildlife corridors, and constructed so as to minimize high speed, high volume traffic in residential areas while moving traffic quickly to and from of the area. Regional connectivity will be supported by providing access to roads that connect to a future I-75 Interchange, locating a commuter rail station and providing rapid bus systems. Walking, cycling and equestrian activities will be encouraged through a system of trails located in natural areas that provide connectivity between residential and commercial areas.

4 Educational, social and recreational desires will be met through centrally located school and other public facilities including libraries, parks, playgrounds, sports and recreation fields. Public fire, safety and utility services as well as daily shopping needs will be provided locally.

All future growth will occur in an orderly, timely fashion, preserving the unique qualities the area, as established thresholds are met and Hillsborough County extends the Urban Services Area to provide utilities and other public support to the area. The Vision of this community is to ensure that change is positive, cohesive, appropriately timed and in concert with the character of the community.

Goals of the Little Manatee South Community Plan

Goal 1: Community Character

The unique qualities found within the Little Manatee South Community that current stakeholders’ value and that also attract newcomers.

Little Manatee South area was originally occupied by turpentine still operators and timber harvesters followed by establishment of cattle ranching by the Houghtaling family along with others. Over time, tomato farming was introduced by the McClain family and citrus groves were planted. In the era of the roaring twenties, an entrepreneur from California attempted to establish a movie production industry in the Sun City-Universal area. The depression of the 1930’s caused the demise of this project although the platting established at that time is still in place. During the second half of the twentieth century, residential neighborhoods grew up along the lower Little Manatee River and seasonal trailer parks were established in several locations along the Tamiami Trail. A large golf course retirement community was built between Highway 41 and the Little Manatee River. A semi-rural estate development know as Sundance was also

5 built on the west side of State Highway 301. Each of theses developments contributed to the character of the area.

Over this period of time, residents and public agencies had the foresight to set aside certain areas along the coast and the upper Little Manatee River as conservation areas. Early in the twenty-first century, Tampa Electric Company (TECO) abandoned its plans to build a power plant on a 2,600 acre parcel in the south-west corner of the area and the South West Florida Water Management District was able to procure the parcel substantially protecting the entire gulf coast line from future development.

Agricultural operations started to decline as the TECO land was taken out of production and the state wide Canker eradication program forced the removal of 80% of the citrus trees in the area.

Through the evolution of the Little Manatee South Community, residents and landowners, whether long time or recent comers, are proud of their community and its lifestyles and have an interest in maintaining those desirable elements of it for their posterity.

This Community is characterized as Rural based on the following:

• The area is outside the Urban Service Area with undeveloped portions generally designated as Agricultural Rural 1/5 (AR-1/5) Most of the developed area with is designated as Residential-2, Residential-4 and Residential-6 and are identified as rural communities and suburban enclaves. (Review of Expansions of the Urban Service Area subject to Policy 2.2 for Future Land Use Element) • Existing policies do not allow extension of water and sewer except under very limited conditions • The Countywide Comprehensive Plan provides a description of the Rural concept and contains compatibility policies related to rural development

Community Design

The goal of the Little Manatee South Community Plan is to preserve and enhance the sense of space and privacy currently enjoyed by its residents. To this end the Community desires to ensure that new development protects the community’s

6 environmental assets, maintains community character, and is compatible to existing neighborhoods. In order to preserve these desireable characteristics of the area the Community Plan encourages:

• Energy efficient design concepts in new development as well as redevelopment/refurbishment of existing areas. • Development of gateway entry points to the Little Manatee South Community that include design and landscape elements. • Development of design concepts that include roadway network and connections between general areas of residential, commercial, office and light industrial development. • New roadways, including any proposed widening of existing roadways, should reflect the concepts envisioned within the “Livable Roadway Guidelines” section of the Countywide Comprehensive Plan. • Roadway treatments along US 41 and US 301 that reflect existing and intended uses. • Development to incorporate sustainable design principals. • Site design to maximize the overall views and vistas from public space and roadways. • Consideration of green building and clustering concepts such as traditional neighborhood development, new urbanism and/or form based code principals. • Support and enhancement of agriculture uses where feasible within the Little Manatee South Community. • Any new development to be respectful of existing natural preservation areas, creeks, bayous, scenic vistas and/or public spaces. Incentives should be provided to encourage provision of increased setbacks, additional buffers (above current minimum code requirements) and other environmental enhancements (e.g., establishment of wildlife corridors, of environmental areas through removal of nuisance species and planting of native species, provision of public open space, and establishment of water quality monitoring programs). • New development to provide for the protection and enhancement of wildlife corridors. Incentives in the form of increased densities, etc., should be provided in return for dedications or enhancement beyond existing levels. • -Commercial development to meet adopted county locational criteria standards and be designed in a manner reflective of the Community’s desired character.

7 East of Interstate 75 The Community Plan encourages: • Recognition and maintenance of the existing development pattern east of Interstate 75. Large lot residential (average approximately 2.5 acres) is the preferable pattern for any new development in this area.

West of Interstate 75 The Community Plan encourages: • -The clustering of residential units in any proposed development, to maximize overall open space and allow for additional areas for the enhancement of wildlife and/or agricultural. • Provision of appropriate density transitions from larger lot development. • New non-residential development such as light industrial, office and commercial development to locate within identified activity centers.

Goal 2: Protect Environmental and Historical Resources

The protection of the many unique natural features found within the Little Manatee South Community while also allowing for additional opportunities for public access (ecotourism)

Of the approximately 23,000 acres in the Little Manatee South community planning area 6,846 acres or 29% of the area is identified on the County’s Future Land Use Map as Natural Preservation, and an additional 2,800 acres or 12% of area is identified as Water (42% combined).

Extensive fossilized remains of prehistoric animals have been descovered in parts of the Community. Many of these are currently on display at the University of Florida and Ruskin’s Little Bayou Park.

8 The rich ecological and environmental assets that allowed early America Indian tribes to settle and flourish in the area are still vital characteristics for the citizens of the Little Manatee South Community. The culture of this group of people known as the Uzita lasted until Europeans arrived here in 1539 commencing with the historic landing of Hernando de Soto on Cockroach Bay and his extensive exploratory excursions through out the South-west. Only a few of the great shell midden mounds that once dotted the islands and shores of south Hillsborough County remain to provide a glimpse into pre-European life enriched by the sea and land at was here.

Therefore, the protection, preservation and enhancement of public access to the archeological, historical, environmental and ecological assets of the area are of prime importance. This can be achieved by maintaining conservation areas, regulating access to these assets, appropriately designing development around them and maintaining native flora and fauna in these areas. These include: • Cockroach Bay Aquatic Preserve (sea grass beds and natural fish hatchery area) • Little Manatee River • Little Manatee River State Recreation Area (Park) • Heritage Park and Cockroach Bay Park • Environmental Land Acquisition Protection Program (ELAPP) preservation areas • Surface Water Improvement Management (SWIM) project areas (wading bird rockery)

In order to protect, support and enhance the Cockroach Bay Aquatic Preserve and its surrounding shoreline and uplands, the following initiatives will be undertaken: • Engaging the overlapping authorities to be more jointly active in the management of these areas • Continuing to use the Cockroach Bay Aquatic Preserve Management Advisory Team CAPMAT in the regional planning process for these areas • Creation of a park system of these areas under the CAPMAT • Development of a strategic plan for this area that inventories the needs and resources available to address these needs, such as; • management activities, • regulatory structure, and • resource acquisition needs • Supporting and the protection of stressed seagrass beds (due to boat prop dredging in shallow water)

9 • Preserving the archeological significance of the area. • Recognizing the habitat and culture of Native peoples including the Uzita tribe settlement of Ucita and shell midden mounds on islands and shores of Cockroach Bay and Little Manatee River • Memorializing early Spanish exploration (Hernando de Soto, 1539, i.e., placement in Cockroach Bay Aquatic Preserve of De Soto Trail Kiosk.)

for economic growth and support ecologically based recreation and commercial fishing, and ecotourism opportunities the following will be undertaken: • wildlife observation, photography, boating access to the Gulf of Mexico and Little Manatee River, canoeing/kayaking, hiking, fishing, hiking, bicycling, horse back riding, and camping) as defining by Eco-Tourism Objective 27 and Policies 27.1 and 27.2 of the Future Land Use Element.

In order to enhance the access and enjoyment of the Community’s natural areas the following actions will be undertaken: • Support and expand Hillsborough County’s Greenways and Trails program within the Southside Community. Encourage a greenway trail connection to Manatee County. • Encourage the continued development of the Blueway Paddle Trails system within Cockroach Bay and the Little Manatee River. • Add canoe/kayak (low-impact/no motor boating) launch ramps at County line road, on SWIM/ELAPP property on Tampa Bay north of Cockroach Bay Boat Ramp, at Heritage Park and others sites where feasible. • Add parking, and restrooms sites north of Cockroach Bay Road and east of the Cockroach Bay Boat Ramp. • Promote Shoreline Wildlife Corridors as defined in Conservation Element, Policy 13.14 • Encourage the identification of preferred pedestrian access points to public lands. As development occurs, provide assurances that these access points remain open to the public. • Monitor to ensure that access to environmental and ecological resources are not over burdened in such a way to diminish the quality of life of community residents. • Recognize and support in any development activities the environment features identified on the Little Manatee South Community Plan Concept Map: o Wildlife Corridors o Natural Preservation Land o Parks (Heritage Park, Little Manatee River State Recreation Area, etc.)

10 o ELAPP, SWIM (Rock Pond), and other Conservation Area o Cockroach Bay Aquatic Preserve o Little Manatee River and its identification as a Blueways Paddle Trail o Extension of Greenway Trail o Hillsborough County Comprehensive Bicycle Plan • On Road Bicycle Network • Off Road Bicycle Facilities –

Goal 3: Plan for Future Development

Little Manatee South stakeholders recognize that time brings change and understand that because of the area’s: • desirable location with respect to the urban areas of Tampa, St Petersburg, Bradenton and Sarasota • the proximity to the gulf coast, • existing transportation corridors including Interstate Highway 75, State Highways 41 and 301, • the existance of the CSX rail corridor and • the impact of the Port of Manatee economic activity, that this area will inevitably be developed. In order to preserve the desirable elements of the area and ensure that a cohesive, attractive and economically viable community results, the Little Manatee South Community Plan includes extensive trreatment of the long term future of the area in addition to the traditional time horizon for a Community Plan in Hillsborough County.

Non-Residential Development • Non-Residential Development is subject to locational criteria of the Comprehensive Plan unless identified within this community plan:

11 • Existing commercial zoning allows for potential non-residential uses (office or residential support uses at US Highway 301 and Willow Road • Non-residential uses may be considered within 300 feet of the intersection of US Highway 301 and Lightfoot Road (non-residential can only be considered if Lightfoot Road is determined to serve as the primary access point for 500 homes or more) • Non-residential uses can be considered with 900 feet of the intersection of US Highway 41 and Gulf City Road, and based on existing zoning when infill development criteria is met • Non-residential uses can be considered within 660 feet of the intersection of US Highway 41 and Cockroach Bay Road • An exception to locational criteria for office uses or limited commercial uses may be considered if Universal Drive is classified as a major local • In the Sun City area parcels designated as commercial zoning may meet an exception to the locational criteria to allow offices uses. Office uses which are supportive to an industrial use may be considered within the Light Industrial- Planned land use category • Non-residential uses can be considered, including commercial uses at Cockroach Bay Road and Gulf City Road (north east corner)

Roadways & Multi-modal transit • Managed, efficient and balanced interconnecting road network design • Consideration for reduction of through traffic within residential communities including the Sundance Community • Consideration for pedestrian connectivity (biking, equestrian, walking, etc.)

• Infrastructure and Public Services • Co-locate schools and other public facilities where feasible • Appropriately sized public water and sewer, schools, parks, police and fire

• Development Patterns • Preservation and enhancement of open space and natural amenities and incorporation into new development as appropriate • Large lot development East of I-75 (minimum of 1 acre) • Primarily small lot clustered development West of I-75 • Employment, commercial and mixed use development within Highway 41 study area

• Development Options • Allow for new development in character with existing Little Manatee South Community • Increase density, allow for alternative uses with appropriate design • Cluster any increased density in appropriate areas to maintain compatibility with existing development and preserve natural areas

• Residential Infill and Redevelopment • Encourage infill and redevelopment in appropriate areas in harmony with desired community character • Encourage Code enforcement • Cluster development where feasible • Promote green building standards in all infill and redevelopment projects

Development Thresholds As referenced in the preamble, any development proposals not consistent with the adopted Countywide Comprehensive Plan are viewed as being “long term” in nature, beyond the existing planning horizon of 2025 (possibly 25 to 50 years) and not resulting in near term development. Amendments to the Comprehensive Plan would be subject to trigger thresholds.

Thresholds that could serve as triggers, allowing consideration for an increase in density, include: • Water/sewer capacity • Change in the Urban Service Boundary (see Criteria to Expand the USA, Policy 2.2, Future Land Use Element) • Population growth • Transportation improvements (such as development of a commuter rail service, an integrated bus transit system, or a community serving I-75 connector road) • Economic engines with significant job creation

During the Evaluation and Appraisal Report beginning in 2010, and the 2050 Vision process the Little Manatee – South Community Plan area, based on appropriate data, desires to be considered as part of the Urban Service Area expansion analysis.

13 Development Concepts In order to ensure that new development is sustainable, maintains community character, and is harmonious and compatible with existing neighborhoods - the Community envisions that: • New development east of I-75 should reflect the existing patterns of development of approximately 1 du/2.5 acres average. However the underlying allowable density shall be 1 unit per acre. Development rights not used in support of the preferred development patterns shall be used in receiving areas under Transferable Development Rights options identified within the boundary of the Little Manatee South community plan. • New development along the corridor immediately West of I-75 should reflect the preferable developments patterns of approximately 1 du/acre average. A “step-down arrangement” could be used adjacent to the aforementioned, where future land density would increase, as development takes place moving towards the U.S. Highway 41 corridor. Development rights not used in support of the preferred development patterns shall be used in receiving areas under Transferable Development Rights options identified within the boundary of the Little Manatee South community Plan. • Truck (more than two axels) traffic other than for internal deliveries shall be prohibited between Hwy 41 and hwy 301. • The Community supports the creation of employment opportunities through Activity Centers, such as, light industrial or Research /Business Parks, at appropriate locations. • The Community supports the location of a commuter rail station within the community planning area with transit oriented, pedestrian-friendly developments within 1 – mile radius of the transit station location.

Sustainable Development Desirable development opportunities are typically along water fronts or adjacent to natural areas. In order to protect these areas while still maximizing opportunities for residents to enjoy them, any new development shall be respectful of existing natural preservation areas, creeks, bayous, wildlife corridors, scenic vistas and/or public spaces. Balanced creative development designs are encouraged, by implementing where feasible: • clustering concepts including: • lots with minimum footprint, adjacent to natural or environmental areas, to minimize impact on these natural areas

14 • The clustering of residential units should be incentivized in order to maximize overall open space and allow additional areas for the enhancement of wildlife and natural areas • provision for preserved open space, trails, pedestrian connections, dedication of civic sites that go beyond minimum requirements for open space should be incentivized • buffer and screen along roadways around development to retain community character and preserve a sense of space and privacy

• • • • • • • • • • • • • • encourage low impact through; • implementation of Green Standards to minimize the percent of impervious cover • integrated natural stormwater runoff management and reuse techniques • promote water conservation, reclamation and reuse • appropriate Florida-friendly landscape treatments • centralized sewer and water treatment delivery and disposal

• sustainable economic, environmental and social development concepts and practices • retention of the maximum amount of native vegetation • shallow vegetated swales in all areas, including parking • small, recessed garden areas throughout landscaped areas • deconnected impervious surface areas • porous and other pervious pavement technologies where feasible • stabilized natural areas for overflow parking

15 Residential development should provide for trail connections to a public greenways, adjacent planned clustered developments (hamlets) and/or commercial town center(s).

Schools, Recreational and Public Facilities It is the desire of the Little Manatee South community that collocation practices be utilized for all school sites and public or state properties to ensure opportunities for shared uses: • for the coordination of the location of community facilities between County, state and federal agencies and departments, and • to partner with private and non-profit organization at the time of planning and development of community facilities and programs. • for clustering of public services, such as police and fire on this site

For example, South County Career Center site and the adjacent State owned property has been identified as a desired location to explore the possibility of co- locating school and other recreation and public facilites.

US Highway 41 It is not the intention of the Little Manatee South Community that US Highway 41 be developed as strip development. Yet the area is deemed suitable for appropriately located long term development options that include activity center(s), mixed use, office park, or light industrial uses.

One of the features regarding the Little Manatee South Community is that the area contains a significant block of as yet undeveloped property. Creating a plan for this areas through Overlay Districts would provide for true integration of uses such as pedestrian walkways (logically linking uses together), shared parking and creating clear relationships with, and building upon the surrounding natural environment. Overlay District(s) should be developed for this area when triggers are met and considered as a preplanned and pre- permitted process to ensure a unified development.

Overlay Districts could be developed by the County and/or could be initiated by the private sector. Overlay Districts should provide further guidance in the development of the activity center(s), mixed use, office park, or light industrial/warehouse areas. The Overlay District(s) should clearly outline design criteria, especially in regards to sensitivity to environmental areas while also allowing recreational and open space uses to serve as buffers from these sensitive areas. Logical pedestrian and vehicular connections should be outlined in plans

16 that clearly link uses in the development together while also linking adjacent uses together without additional access out onto US Highway 41. Entry features (gateways) should be provided at main entryways to large developments and large setbacks (natural screening) should be provided in mixed use areas to discourage retail uses along US Highway 41 (retail uses would be more appropriate within the center of larger mixed use developments to serve the expected population within the development). The bulk of community retail uses should be concentrated within activity center(s) and/or transit station areas.

To insure that the US 41 corridor is not developed in a strip development pattern the community recommends focusing growth as follows.

Design Criteria of US 41 Corridor Development • Design requirement should encourage orientation of development that recognizes and incorporates environmental features into over all design (where development abuts and backup to). • Includes Design Criteria applied to Residential Development already provided in this plan.

Towncenter(s) The Little Manatee South community supports the development of a towncenter(s) within the Highway 41 Corridor area. • Towncenters should be walkable, sustainable communities, with a sense of place, designed for people of all ages and incomes and provide various transportation and housing choices (including townhomes, apartments, live-work spaces, and lofts) • Limit FAR to 0.25 • Building height of 2 to 3 stories which would allow for low to medium density • have a compact pedestrian friendly design development pattern • contain a mix of uses such as medium density housing, jobs, shops, restaurants and entertainment.

Transit Station The Little Manatee South community supports the Tampa Bay Regional Transportation Authority (TBARTA) Master Plan, Long-Range Regional Network proposal for 2050. The community encourages the location of a transit stop related to a community activity center(s) along the CSX rail line. • The transit center should be related to the towncenter(s) • Limit FAR to 0.25

17 Building height of 4 to 6 stories around transit center which would allow for medium to high density, with some application of bonus and/or bump up to through transfer of development rights and/or performance standards • Development around the transit station should: • have a compact pedestrian friendly design development pattern • contain a mix of uses such as medium and high density housing, jobs, shops, restaurants and entertainment. • Projects within the area should be walkable, sustainable communities, with a sense of place, designed for people of all ages and incomes and provide various transportation and housing choices (including townhomes, apartments, live-work spaces, and lofts)

Mixed Use (residential, and limited commercial and retail) • Any retail uses within the mixed use area should be restricted to a mixed use structure (retail/office). A maximum of 20% of accessory retail should be permitted within one story structures. A bonus should be provided ,such as 50% of a building could be retail if vertically integrated. At no time should accessory retail uses make up more than 20% of actual square footage built. • Limited warehouse and/or industrial uses may be considered with compatible design and use. • Residential is a required a use in the mixed use and activity center(s) • Mixed use and corporate office developments are required to come in only through a overlay district application

Office Park • Gateway features should be provided at main entrances, these include signage, landscaping, alternative pavement treatments • Large setbacks (ex: 150 feet), from US Highway 41, should be provided and native vegetation should be retained and/or replanted within this area. • Additional separate vehicular access points onto US. Highway 41 should be discouraged, unless deemed necessary for safety reasons. No limits on pedestrian connections. • Parking lots should be shared and located internal to the overall development. • Even in the corporate/office park areas, provisions for village greens and pocket parks should be provided to provide the population with useable open space (picnic areas, benches, outdoor seating areas)

18 • Each development (larger than 40 acres) should provide for a logical pedestrian circulation system connecting all buildings with onsite open space and should provide logical connection points to adjacent development. Connections to the pedestrian circulation system should be provided at every 500 feet minimum. • Traditional sidewalks adjacent to roadways should be discouraged. Meandering trails and sidewalks, either separate or adjacent to roadways are encouraged. Pedestrian and/or bicycling crossings across vehicular roadways should be required to provide pedestrian safeguards, such as refuge islands, and be appropriately designed, such as providing alternative pavement treatments. • No free-standing retail uses should be allowed within the corporate/office park mixed use area.

Industrial/Warehouse The Community supports Light Industrial/Warehouse uses in the area south of Cockroach Creek to allow employment generating uses that will provide a transition of intensity between the industrial uses located within Manatee County and the corporate office, mixed-use, activity centers, and residential areas. These uses are intended to be less intense than the uses immediately adjacent to the Port and should provide additional environmental protection measures given the proximity to conservation lands and wetlands. It is also the desire to limit commercial activities in this area, so as to encourage the siting of commercial activities in the village centers, mixed-use activity centers and the corporate park areas.

Appropriate uses will be clean, non-polluting and un-offensive in nature and not constitute heavy industry or primaliry open storage in order to reflect the general character and intensity desired for the Industrial/Warehouse area. The ultimate determination of allowable uses will be governed through the Land Development Code and during any future rezoning actions.

Overlay District(s) should be developed for the residential area west of Interstate-75, but not including the Highwy 41 Overlay District, that include design and performance standards for when triggers are met and considered as a preplanned and pre-permitted process to ensure a unified development. Overlay District(s) could be developed by the County and/or could be initiated by the private sector.

19 Performance Standards to be considered in the US 41 Overlay District Study and the Residential Overlay District Study Area West of Interstate-75

• Proposed performance standards base density and to be considered to achieve maximum density or additional density bonus include: • Amenity type • Open Space • Public Use of Open Space • Public Trails (pedestrian, bicycle etc.) • Use of Green Design Standards • Infrastructure Improvement • Affordable Housing

• Open space requirements • Additional open space required for higher density ranges or density bonuses. • Open space intended uses: • preserves environmentally sensitive areas (including wetlands, desirable vegetation areas, wildlife habitat, view corridors, streams, creeks, bayous, or other environmentally sensitive areas • allow for pedestrian use, play areas, open gathering area and public landscaped areas • Roadways, parking, storage areas, residential or within twenty (20 feet of any building shall be excluded in calculating open space requirements) • Open space will remain • in perpetuity (preservation agreements) • under association ownership (including construction and maintenance)

Overlay Districts for the rural area could have application in the near future that would allow clustered development at the current 1/5 underlying densities, while holding open land for future residential development and at the same time recognizing areas for future residential expansion, public spaces and uses, and preserving the open vistas and preserve the environment features and connections to them.

The Highway 41 Corridor area may be considered for qualification as a “Free Standing Community” under a proposal which is under consideration by the Planning Commission. As such, there may exist the opportunity for this corridor receiving increased development entitlements in advance of or independent of

20 action by the County to extend the Urban Services Area. Such action would be subject to approval of the above proposal.

Goal 4: Infrastructure and Services

Opportunities to enhance infrastructure and government services, which would improve quality of life within the Little Manatee South Community.

The community encourages the following infrastructure services: • Introduction of transit service, especially serving identified activity centers. Regular express bus options are encouraged between Community and Regional Activity Centers until such time as Commuter/transit service is available. • Roadways within new development should provide for a higher degree (ex: 75%) of interconnectivity. Any remaining cul-de-sacs should provide pedestrian connections to surrounding development (e.g.: adjacent roadway with sidewalk or public greenway) • Creation of a system of moderate speed collector roads connecting neighborhood-friendly residential streets to arterial road network.

21 • Support for the introduction of additional north-south vehicular connections both within the planning area and connecting to proposed roadway with Manatee County. • Advocating for vigorous enforcement of existing Truck Routes and encourage the adoption of additional enforcement measures on appropriately designated Truck Routes. In addition, the Community’s roadway network should minimized routing of vehicular through the Community. • -The Southside Community supports the co-location of municipal services (schools, fire, police, library, parks, etc) to maximize overall resources within appropriate areas. (Community Plan should identify appropriate areas). • -With extension of the Urban Services Boundary, the Southside Community supports the provision of public water and sewer services by Hillsborough County, as appropriate and as economically feasible.

Goal 5: Economic Development

Improve opportunities for private sector investment while respecting and building upon the existing character found within the Little Manatee South Community.

Given our location with respect to rail, highway, and port related infrastructure, we see potential for creation of economic opportunities. Therefore the community supports: • The creation of opportunities through Activity Centers such as light industrial or Research/Business Parks at appropriate locations.

• The location of a commuter rail station within the area with a transit oriented, pedestrian friendly development within a 1-mile radius of that site.

22 • The establishment of light industrial, warehouse and office uses within appropriate areas of the Little Manatee South Community to utilize existing rail lines, which have the potential of reducing truck traffic.

• The location of retail and commercial uses within appropriate areas of the Little Manatee South Community.