Pivotal Manatee County land development code overhaul on horizon

The slow process of rewriting Manatee County's Land Development Code took another step forward in late April with the announcement that a draft of proposed changes is available for public review and comment. This follows a September 2015 public meeting where about 50 business owners, residents and city officials gathered to provide feedback to the county and its consultants on the project.

And that followed the late 2013 and early 2014 public comment period on Phase 1 of the rewrite, which commissioners approved in June 2015. That rewrite focused on reorganizing the code to make information more accessible. There was no impact on regulations.

Now, Phase 2 is where the rubber meets the road with specific LDC improvements to encourage redevelopment in the county' six key urban corridors. This shift from a suburban model to an urban infill one removes barriers to revitalization, allowing mixed uses along the urban corridors and increases in density and intensity.

The suburban model encourages sprawl further and further away from the urban core, where infrastructure already exists. Sprawl is costly to the county as infrastructure must be built out into a broad expanse.

The old land code throttled the infill development of workforce and affordable housing by mandating densities too low to promote investments. The new language not only eliminates those outdated regulations, the proposed code rewards developments that employ mixed-use elements or workforce housing, among other features. The bonus involves greater allowances on maximum height, density and intensity.

Just as important, Phase 2 sets design guidelines that do not require commission approval, only administrative review, thus speeding redevelopment -- a pivotal change that previously discouraged investment in the six corridors (Tamiami Trail, 15th Street East, 53rd Avenue East/State Road 70, Cortez Road, Manatee Avenue and First Street.) This will reduce the time and cost before construction begins -- long the bane of developers.

The Land Development Code implements the Comprehensive Plan by laying out the regulations, procedures and standards for development and use of land in the unincorporated portions of the county.

The proposed LDC changes -- prepared by the county's consultant on this project, Littlejohn Engineering Associates of Orlando -- only apply to the six urban corridors, not nearby residential neighborhoods.

Pat Tyjeski, a senior planner with the Orlando company, summed up the mission this way at a January commission work session: "We need to incentivize quality infill and redevelopment. We want to protect the established neighborhoods. That was No. 1 on our list." That assurance can be verified during the remaining time for public feedback.

While market demand keeps driving housing prices higher -- long ago out of reach of younger workers -- the current development code hinders investment and lending. The rewrite will remove that roadblock.

One prominent developer, Pat Neal, remarked at the recent work session that government must help with land acquisition. Free land, impact fee reductions, downpayment and mortgage assistance among other incentives would draw interest from developers, he said.

Manatee County already provides an array of incentives to spur the development of affordable housing. Those include helping developers obtain relief from county and educational impact fees and planning building and engineering review fees; fast-tracking the permitting process; tapping the county's Housing Trust Fund for the development and rehabilitation of affordable housing where 25 percent of the units meet the definition of that term; density bonuses and other enticements.

The LDC overhaul adds to that toolbox of incentives. The future will tell if all this motivates developers, who are watching the rewrite process.

The county intends to promote the live, work and play neighborhood lifestyle that is increasingly in demand, especially by the millennial generation.

Urban corridor revitalization that includes affordable, workforce housing would greatly improve the county's fortunes.

Public input sought

The public comment on the proposed changes, now posted on mymanatee.org, can be emailed to lisa.barrett@mymanatee.org by May 23.

LittleJohn consultants will present the draft amendments at a public workshop from 5:30-7:30 p.m. June 1 at the Central Library, 1301 Barcarrota Blvd. W., Bradenton.

Public hearings will be held later in June before final approval is considered sometime in the future.

This story was originally published May 1, 2016 at 12:00 AM with the headline "Pivotal Manatee County land development code overhaul on horizon ."