City of Bradenton Planning and Community Development Department Planning Commission Public Hearing March 26, Staff Report

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1 City of Bradenton Planning and Community Development Department Planning Commission Public Hearing March 26, 2018 Staff Report Case Number MB Project: Villages of Glen Creek Generally Located at th Avenue East, Bradenton, Fl 228 acres MOL Summary of Request and Staff Recommendation The applicant, GTIS I VCG, LLP has requested, on the suggestion of PCD staff, to remove certain stipulations from the Planned Development Project known as the Villages of Glen Creek. A list of each stipulation proposed for removal and staff analysis is below. Stipulation 7: The architectural design and features of the proposed buildings shall approved by the Planning and Community Development Director prior to construction. PCD staff previously approved several designs and does not feel this stipulation is needed. The original purpose of the stipulation was to make sure that the homes had some craftsman-esque detailing, but then approved more conventional designs. Stipulation 8: Impact fee equivalency will be required in accordance with the definitions of the ACCORD prior to the issuance of a Certificate of Occupancy as determined by the City of Bradenton Planning and Community Development Director. The Accord, adopted in 2000 and subject to an interlocal agreement in 2001, required that developers who annexed in to the city to pay the equivalent of county impact fees to the city in order to prevent developers from annexing in to the city simply because the city s fees were either non-existent or lower than the County s. However, if a half cent sales tax was adopted by May of 2003, the equivalency would not apply. The tax was not adopted, and the director has been charging the builder the equivalent fees at the time of the certificate of occupancy. The road fee is higher, as the county has adopted a multimodal impact fee, while the city has not (although the city should have before 2011, according to comprehensive plan policy). If kept in place, the city can spend the impact fees on sidewalk gaps and bile lanes. If not, the city shall continue to collect its existing road impact fee and will likely spend the money on a connection where none exists between the Preserve at Riverwalk and downtown (unless one gets SR 64). Staff is

2 looking for direction from the planning commission on how to move forward. The City Council and the County have stated that the Accord should be looked at again during public hearings, but has not taken the first step. In the mean time, staff needs direction as to whether or not the multimodal fee should still be collected or if the city shall stop collecting the fee after the five year (after annexation) term has past. Regardless, the developer has requested that this stipulation be removed from the development order and staff does not object. Stipulation 13: The developer shall provide a uniform mailbox and post design throughout the community. The post office requires new development to have a centralized mail kiosk instead of individual mailboxes, so this stipulation is no longer relevant. Staff supports its removal. Stipulation 14: Subject to Public Works Department approval, the developer shall provide a Street Tree plan at the time of construction including at least one (1) tree, including existing trees, per lot between the street and the sidewalk. The applicant has requested that the between the street and the sidewalk portion should be removed. This stipulation was not discussed with METRO, so the applicant s agent should explain the reason for the change. Staff did not suggest this Stipulation 16: The developer shall provide detailed specifications at the time of construction plan regarding entry features and signage for the appropriate neighborhood. Staff is unsure of what an entry feature is other than signage. While some have provided art or water features for entrances, nothing has been proposed for this developed. Signage must meet the Land Use Regulations. Staff supports the removal of this stipulation. Stipulation 18: The developer shall provide staggered front yard setbacks, staggered not less than two feet on adjacent lots, and in order to avoid repetitive front elevations and exterior colors, homes with the same front elevation or exterior color shall not be located next to each other or directly across the street from each other. The structures designed with a greater front setback (to achieve the staggered look) shall also be eligible to reduce the minimum rear yard setback, a distance equal to the additional front setback beyond the required minimum, as determined by the developer and the city. This stipulation has proven to be the most difficult for staff to implement. If the sale of lots and vertical construction occurred sequentially, then this would be easy to implement. However, buyers pick their lots and house type in no particular order; they want what they want. This makes it impossible for staff to track until after the fact. Not only is it difficult to implement, we feel that the two foot stagger will not make a visual difference as one travels down the street, particularly because the streets wind. Staff supports the removal of this stipulation. Stipulation 21; The developer shall enforce all stipulations and provisions in the exhibit entitled "Villages of Glen Creek" Community Standards Manual - For Participating Builders", as may be amended from time to time, throughout the entire build out of the proposed PDP. The City has no way to enforce this stipulation, as it rests solely on the developer. Staff supports the removal of this stipulation.

3 Stipulation 22; Residential and non-residential buildings shall conform to the "Villages at Glen Creek Community Standards Manual -For Participating Builders", as may be amended from time to time. All building elevations must be approved by the Planning and Community Development Director prior to building permits being issued. As stated earlier, several elevations have already been approved, and again, the builder s guide is enforced by the developer, not the city. Staff recommends removal of this stipulation. Staff Recommendation While the stipulations had all good intentions when originally imposed, many have become irrelevant or difficult to implement. Staff recommends deletion of stipulations 7, 13, 16, 18, 21 and 22; staff seeks direction on the impact fee equivalency limit but does not oppose the request to remove it; and staff takes no position on the removal of the phrase in stipulation 14 that requires trees to be placed in the planting strip between the side walk and the street until the applicant makes a case for the removal of the stipulation. Respectfully submitted, Catherine M. Hartley Catherine M. Hartley, AICP, CNU-a Planning and Community Development Director City of Bradenton March 17, 2018

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5 PDP Amendment Application Department of Planning & Community Development 101 Old Main Street, Bradenton, FL Ph: (941) A Major Amendment to an approved PDP requires the resubmission of a Preliminary PDP Plan for review by the Development Review Committee (DRC) and Planning Commission, and reapproval by the City Council as for the original project. The PCD Director shall find the amendment to be a Major Amendment if any of the following criteria is applicable: MAJOR AMENDMENT ELIGABILITY 1. Floor area (excluding recreational facilities) is increased 20 percent or more. 2. The amendment is in conflict with any of the stipulations of the original approval or commitment made by the applicant during the public hearing process for the original approval. 3. An accessory structure is proposed which is not consistent with Section The amendment reduces buffer area or landscaping materials as most recently approved. 5. The amendment involves the construction or significant alteration of public facilities. 6. The amendment significantly increases the impact on public facilities requiring concurrency review. 7. The amendment otherwise alters the project in a manner which the PCD Director finds to be significant. 8. The conditions of the original approval have not been met, or the project is in violation of any City codes. 9. Traffic circulation or access points are significantly altered. PDP MAJOR AMENDMENT REVIEW CRITERIA: Certain design and service standards are required for all PDPs regardless of the underlying primary use. While flexibility in these requirements may be granted, such flexibility should be mitigated with enhanced standards applied to other aspects of the proposed PDP. MAJOR AMENDMENT REVIEW CRITERIA Prepare detailed written responses, using factual statements (called Findings of Fact) to explain how the requested PDP Major Amendment complies with each of the General and Specific review criteria, as applicable: GENERAL STANDARDS (all land use types) A. Parking and Vehicular Access B. Streets C. Drainage and Utilities D. Concurrency SPECIFIC STANDARDS (Residential) A. Density B. Open Space C. Recreation Area D. Parking E.Contributions to Public Facilities F.Protection of Resources G.Recycling Dumpster Pad H.Sidewalks E.Building Setbacks F.Buffers G.Accessory Structures H.Neighborhood Activity Center REQUIRED SPECIFIC STANDARDS (Professional, Commercial, Industrial) A. Intensity D.Permitted Uses B. Open Space E.Buffers C. Building Setbacks F.Accessory Structures City of Bradenton, Florida Page 2 of 7 PDP Amendment Application

6 PDP Amendment Application Department of Planning & Community Development 101 Old Main Street, Bradenton, FL Ph: (941) PDP AMENDMENT SITE PLAN REQUIREMENTS PDP AMENDMENT SITE PLAN REQUIREMENTS: FOR MAJOR AND MINOR AMENDMENTS A. The PDP Site Plan shall be 24 x 36 and shall be drawn at a scale of one inch equals 100 feet or larger, with the following information clearly indicated: B. North arrow, graphic scale, and locator inset C. Name of project, names and addresses of owner(s), engineer, planner, and agent, as applicable D. Legal description with reference points used for determining the point of beginning, and project boundary lines with bearings and distances E. Data table showing the following for each use and phase separately, as well as, for the overall PDP F. Acreage: 1. Total number of units and individual type calculations, including square footage and density per acre 2. Typical building characteristics including dimensions, height, and number of stories 3. Total acreage/square footage of building footprints 4. Total acreage/square footage of paved areas 5. Streets and parking 6. Total acreage/square footage of retention ponds or other water 7. Total acreage/square footage of open and green space broken down into their separate components (buffers, wooded and wetland areas, fairways, large landscaped areas, etc.) 8. Total acreage/square footage of conservation area 9. Total acreage/square footage of recreation area G. Parking area with arrangement, number of parking spaces and aisle widths, broken down by area which they serve H. Boundary lines, bearings and distances for any parcel divisions or phases I. Contours, existing and proposed, at not greater than 2-foot intervals J. Easements, existing and proposed, and their locations, widths, bearings and distances K. Sidewalks, streets and rights-of-way existing and proposed, on and adjacent to the project and their names, locations, widths, bearings and distances L. Wetlands, waterways and water bodies on and adjacent to the project M. Utilities, existing and proposed, on and adjacent to the project N. Names and locations of adjacent property owners O. Dumpster and recycling pad locations and screening method P. Building envelopes with dimensions and distances from water bodies, adjacent buildings and rights-of-way Q. Acreage/square footage calculations for proposed open space/green areas, recreation areas, paved areas, open water and stormwater retention areas R. Proposed recreation areas, showing dimensions of any proposed building or facilities S. Proposed buffers, walls or other features T. Statement of proposed mechanism for maintaining common areas and a statement assuring perpetual ownership of common areas U. Tree Survey [Note: may be shown on separate sheet. May be waived by the PCD Director.] V. Statement regarding proposed development on contiguous land under same ownership that is not proposed for approval as part of the application W. A detailed rendering of a typical building X. A Landscape Plan that indicates all existing and proposed sewer, water, and electrical lines in order to prevent planting of trees in piped easements. REQUIRED City of Bradenton, Florida Page 3 of 7 PDP Amendment Application 2016

7 PDP Amendment Application Department of Planning & Community Development 101 Old Main Street, Bradenton, FL Ph: (941) COMMUNITY IMPACT REPORT COMMUNITY IMPACT REPORT: REQUIRED FOR PDP MAJOR AMENDMENTS ONLY: Where required by the Land Use Regulations, a Community Impact Report (CIR), or a partial CIR shall be submitted as part of an application. Depending upon the specific circumstances of an applicant s proposal, as determined by the PCD Director, a CIR may include any or all of the following studies: A. Visual Impact Analysis B. Land Use Assessment C. Traffic Study D. Environmental Impact Assessment REQUIRED E. Area Impact Assessment F. Hurricane Evacuation Analysis City of Bradenton, Florida Page 4 of 7 PDP Amendment Application

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11 The following stipulations are requested for removal: Stipulation 7., regarding architectural design and review and approval by Planning and Community Development Director is proposed to be deleted. Stipulation 8., regarding the impact fee equivalency ACCORD, is proposed to be deleted. (This will be discussed with City Council separately from the other stipulations) Stipulation 13., regarding uniform mailbox design is proposed to be deleted. Stipulation 14., regarding Street Trees, is proposed to be modified by deleting the phrase, between the street and sidewalk, from the last sentence. Stipulation 16., regarding construction plan specifications is proposed to be modified by deleting the phrase, regarding entry features and signage. Stipulation 18., regarding staggered front set-backs is proposed to be deleted. Stipulation 22., regarding residential and non-residential buildings is proposed to be modified by deleting the phrase, All building elevations must be approved by Planning and Community Development Director prior to building permits being issued. (Catherine, after this modification, Stipulation 22 sounds a lot like Stipulation 21., but it s OK with me though if you want to keep 22 as modified.)

12 VILLAGES OF GLEN CREEK MINOR PDP AMENDMENT TO CHANGE MIN. S.F. DETACHED LOT SIZE FROM 45' TO 42' SECTION 31, TOWNSHIP 34 S, RANGE 18 E & SECTION 6, TOWNSHIP 35 S, RANGE 18 E PREVIOUSLY APPROVED NOTES: 1. The site is currently zoned PDP with Residential-6 Land use. 2. By scaled determination, the site appears to lie in Flood Zone "C" per Flood Insurance Rate Map for Manatee County, Florida (Unincorporated Areas), Community Panel Number B, Map Revised March 15, F.I.R.M. Map Index Revised June 30, There are no known foundations, mounds or midden areas of Historic Origin, existing easements, or platted streets located on this site. 4. There are Wetlands under the jurisdiction of SWFWMD and ACOE within the boundaries of this plan. CITY OF BRADENTON MANATEE COUNTY, FLORIDA There are known wells within the boundaries of this plan. Wells must be decommissioned to Manatee County Environmental Management (EMD) and Southwest Florida Water Management District (SWFWMD) guidelines. 6. Common Recreation Facility amenities may be owned and maintained by a Homeowners Association. A Community Development District (CDD) will own and maintain all interior street lights, stormwater facilities and perimeter buffers. 7. All decorative lighting (aka period lighting) will be located outside of the right-of-way. Florida Power and Light (FPL) lighting may be located within the right-of-way. 8. Infrastructure Construction will commence in 2007 and will be completed in 4 phases. Based on current market trends, home construction will be completed within four years of site plan approval. SITE Total Project Acreage Total Number of Units PREVIOUSLY APPROVED SITE DATA TABLE Acres 1373 Units 9. Sanitary Sewer and Potable Water will be constructed to City of Bradenton Standards and publicly maintained. Reclaimed water service will be provided via the 1,000,000 gallon ground storage tank located at River Run Golf Course. The City of Bradenton will require the Applicant to build a pumping station at the tank location. The system will be master metered upstream of the pumping station with the Applicant taking ownership of the system at the master meter. An easement will be granted to the Applicant for the pumping station and high pressure main where needed. 75 Single-Family Detached (52' x 115' min.) Single-Family Detached (65' x 115' min.) Single-Family Detached (75' x 115' min.) Single-Family Attached (15' x 75' front load unit) Multi-Family 188 Units 126 Units 77 Units 411 Units 571 Units 10. Public and Private Streets will be constructed to City of Bradenton Standards. Private streets, that will be maintained by the Home Owners Association, have been designated within this plan set. Streets not designated as private will be publicly maintained. 70 Neighborhood Commercial (12,000 sf) Total Acreage of Building Footprints Acres H:\PLANNING\PROJECTS\8942\002\000\CADD\PSP\COVER.dwg, August 31, :15 PM, EREK D. WHITE, King Engineering Associate Inc. NO. 11. A 10' minimum Utility Easement will be located along all front lot lines. 12. Solid Waste Disposal will be provided by City of Bradenton by individual can pick-up. Multi-Family will have a dumpsters for trash and recycling. 13. All proposed building finished floor elevations are to be a minimum of 18" above the crown of the adjacent roadway or if within the 100 year flood plain, a minimum of one foot above the 100 year flood elevation. 14. Exotic, nuisance vegetation shall be removed from the site prior to final plat approval. 15. The applicant does not own any lands contiguous to the property contained within this proposal that are proposed for approval as part of this application. 16. Proposed contours and elevations will be provided in detail with the final planned development project application. 17. Dumpster pads will be screened in accordance with Section 404 of the City of Bradenton Land Development Regulations. 18. Entry features will match the architectural design of the neighborhood. Signs maybe installed on the entry features and will meet City of Bradenton Regulations. 19. All perimeter fencing shall be constructed of concrete, stucco, PVC or iron. 20. The locations of private streets and gated entry areas as currently reflected on the site plan may be subject to change based on future changes in existing market conditions. 21. A land clearing permit is required prior to removal of vegetation. In addition, erosion control must be in place prior to land clearing. 22. The City of Bradenton requires the following to be in place and operational prior to combustibles being brought to the site: a. All water infrastructure. b. 20' minimum stabilized (temporary or permanent) roadway(s). PREVIOUSLY APPROVED LEGAL DESCRIPTION: See provided Boundary Survey prepared by King Engineering Associates, Inc. DATE DESCRIPTION APP'D BY VICINITY MAP FOR: John M. Ryan, GTIS I VGC LP 2502 NORTH ROCKY POINT DR. SUITE 1050 TAMPA, FL T: F: ENGINEERING ASSOCIATES, INC. BY: 2930 University Parkway Sarasota, Florida Phone Fax Engineering License #2610 Total Acreage of Paved Areas Minimum Parking Required Single-Family Detached (2 spaces per unit) Single-Family Attached (2 spaces per unit) Multi-Family (2 spaces/unit + 1 per 10 multi-family units for guest parking) Multi-Family (1 space/10 units for recreational parking) Total Parking Provided * Acres 1258 Spaces 1200 Spaces 58 Spaces 1165 Spaces Multi-Family 1099 Spaces Recreation Area 66 Spaces * Single-Family units will have a minimum one car garage and single car driveway to accommodate two vehicles per unit. Total Acreage of Stormwater Facilities Total Acreage of Floodplain Compensation Ponds Glen Creek Acreage Total Wetland Acreage Conservation Acreage Acres Acres 3.95 Acres 2.35 Acres 2.2 ± Acres Conservation acreage is subject to change pending verification by SWFWMD, Manatee County and the City of Bradenton. Additional details will be provided with the Final Site Plan. Total Acreage of Open Space Required Total Acreage of Open Space Provided Total Acreage of Recreation Area 20% ( Acres) 22% ( Acres) Acres ** Recreation Area amenities will include but are not limited to the following: cabana, pool, playground equipment, shade trees, benches and pedestrian trails. *** The applicant is proposing named streets as illustrated on the Preliminary and Engineering Intent Site Plan, located within this set. Note: The product renderings submitted for consideration are a representative example of the quality of construction that will be located in the North Park project. The renderings represent buildings with articulated rooflines and superior architectural character that will complement the surrounding development. Future builders may elect to construct a product with different materials, colors, windows, facade modulations, balconies, or other architectural features for marketing purposes. JOB NUMBER: DATE: AUGUST, 2017

13 CITY 92 - single-family attached SFR PD-C, RSF-4.5 wetlands wetlands MULTI-FAMILY A-1 A-1 A1, RSF ' by 115' singlefamily detached lots R-6 A1, RSF-1 CITY A-1 CITY A-1 PD-UI CITY A-1 Frances Wakeland Elementary School A1, RSF ' by 115' singlefamily detached lots RSF-4.5 wetlands AR E INC A NO T LU DE D future access A-1 A1 A1 neighborhood park pedestrian/bike trail RSF RSF A-1, RSF ' by 115' singlefamily detached lots A ' by 115' singlefamily detached lots A1, PD ' by 115' singlefamily detached lots recreation facility A-1 Louise R. Johnson Middle School A-1 A1, PD1 multi-family commercial 26th Avenue East COPYRIGHT 2006 KING ENGINEERING ASSOCIATES, INC. DRAWINGS AND CONCEPTS MAY NOT BE USED OR REPRODUCED WITHOUT WRITTEN PERMISSION CONSENT IS HEREBY GRANTED SPECIFICALLY TO GOVERNMENTAL AGENCIES TO REPRODUCE THIS DOCUMENT IN COMPLIANCE WITH F.S. CHAPTER 119. H:\PLANNING\PROJECTS\8942\002\000\CADD\PSP\ PSP-AERIAL.dwg, August 31, :56 PM, EREK D. WHITE, King Engineering Associate Inc. 27th Street 15th Street 15-52' by 115' singlefamily detached lots Future Alternative School A1, RSF ' by 115' singlefamily detached lots RSF A1 RES single-family attached 23rd Street SFR-6 AR E INC A NO T LU DE D A-1 SFR SFR-4.5 CITY DESIGNED DRAWN RSF-4.5 recreation facility A single-family attached A-1 RSF-4.5 RSF-6 A1, LM, PD1 RSF ' by 115' singlefamily detached lots LIGHT INDUSTRAL LM LM 30st Avenue East PD-R RSF-6 RSF-6 THE SIGNATURE OF THE QUALITY CONTROL OFFICER IN THIS SPACE INDICATES THAT ALL REQUIRED PERMITS HAVE BEEN OBTAINED AND THAT CONSTRUCTION IS AUTHORIZED TO COMMENCE. CHECKED Q.C. A1 multi-family RSF-4.5 ENGINEERING ASSOCIATES, INC University Parkway Sarasota, Florida Phone Fax Engineering License #2610 JOB NO. VILLAGES OF GLEN CREEK FOR GTIS I VGC LP SHEET NO PRINTED PRELIMINARY SITE PLAN WITH AERIAL PREVIOUSLY APPROVED 2006 (NON BINDING LAYOUT) August 31, 2017 KING ENGINEERING DATE: 06/04/2014 SCALE: AS SHOWN NO. DATE DESCRIPTION APP'D BY 2.01

14 CITY COUNCIL APPROVED STIPULATIONS DATED JUNE 11, 2014 Overall Project Unit Count of 1,373 Dwelling Units Is Not Changing From Original Approval H:\PLANNING\PROJECTS\8942\002\000\CADD\PSP\PLANNING COMMISSION.dwg, August 31, :52 AM, EREK D. WHITE, King Engineering Associate Inc. COPYRIGHT 2006 KING ENGINEERING ASSOCIATES, INC. DRAWINGS AND CONCEPTS MAY NOT BE USED OR REPRODUCED WITHOUT WRITTEN PERMISSION CONSENT IS HEREBY GRANTED SPECIFICALLY TO GOVERNMENTAL AGENCIES TO REPRODUCE THIS DOCUMENT IN COMPLIANCE WITH F.S. CHAPTER 119. DESIGNED DRAWN CHECKED Q.C. MA : 1. Any historical or archaeological resources that may be discovered during development must be immediately reported to the Florida Department of State Division of Historical Resources (DHR) and mitigation would be determined by the DHR and the City of Bradenton prior to resuming disturbance activities. 2. If any species listed in Rule 68A through 68A of the Florida Administrative Code are observed frequenting the site for nesting or breeding purposes, appropriate mitigation and/or protection measures will be taken, with immediate notification provided to the PCD. 3. The wetland mitigation plan must be approved by Public Works and the Planning and Community Development Department prior to Final PDP approval for the phase containing such wetland mitigation. 4. Tree preservation shall be provided to the fullest extent possible. All significant trees proposed for removal shall require approval by the Planning and Community Development Director. All 16" and larger Live Oak trees proposed for removal in the proposed site plan must be individually identified, with removal requiring approval by the Planning and Community Development Director for a determination of preservation versus mitigation. 5. Sanitary sewer and potable water must be provided to the site; at the expense of the developer pursuant to a Development Agreement to the extent it is required, between the developer and the City. These systems shall require approval by the City Public Works Department prior to building construction, and outright dedication of the applicable infrastructure to the City, or access through appropriate access easement, as determined by the City. 6. Adequate infrastructure will be completed, or sufficiently completed prior to the commencement of any phase, as determined and approved by the Planning and Community Development Department and Department of Public Works. 7. The architectural design and features of the proposed buildings shall approved by the Planning and Community Development Director prior to construction. 8. Impact fee equivalency will be required in accordance with the definitions of the ACCORD prior to the issuance of a Certificate of Occupancy as determined by the City of Bradenton Planning and Community Development Director. 9. The applicant or developer shall submit to the Planning and Community Development Department an Impact Fee Credit application pertaining to Public Safety (Fire and Police), Roads, Parks, and Water and Sewer impact fee requirements, if seeking such credits, prior to development permitting. If the applicant is requesting final plat approval prior to the construction of improvements and as a part of the Impact Fee Credit application, the applicant or developer shall provide assurance of required improvements through submittal of a performance bond, irrevocable letter of credit, or escrow agreement. The appropriate impact fee credits and methodologies for THE SIGNATURE OF THE QUALITY CONTROL OFFICER IN THIS SPACE INDICATES THAT ALL REQUIRED PERMITS HAVE BEEN OBTAINED AND THAT CONSTRUCTION IS AUTHORIZED TO COMMENCE. ENGINEERING ASSOCIATES, INC University Parkway Sarasota, Florida Phone Fax Engineering License #2610 VILLAGES OF GLEN CREEK FOR GTIS I VGC LP credit, and the type of assurance shall require approval by the Planning and Community Development Director, based on the applicable City ordinances. 10. Pursuant to the Revised PDP, approved by City Council on June 11, 2014, changes in product type and lot size, as described, shall be minor PDP modifications and approved by staff and any increase in density shall be a major modification, requiring a major PDP modification, approved by City Council. In the event the owner desires to exceed 571 multifamily units, application for such shall not be granted without City Council approval. 11. All recommendations stated in 'Villages of Glen Creek" Traffic Impact Study Review letter dated August 11, 2006, from Robert Frey, AICP, Project Manager of the HNTB Corporation, Inc. attached as Exhibit "Q" shall be complied, when warranted. 12. The landscape buffer along the perimeter of the project shall be at least ten (10) feet wide with a six (6) foot high opaque fence with a hedge on the outside of the fence, or an acceptable alternative approved by the PCD Director. 13. The developer shall provide a uniform mailbox and post design throughout the community. 14. Subject to Public Works Department approval, the developer shall provide a Street Tree plan at the time of construction including at least one (1) tree, including existing trees, per lot between the street and sidewalk. 15. The developer shall provide detail specifications at the time of construction plan regarding landscaping, buffering, and community center/park areas in accordance with the preliminary plan for the appropriate neighborhood or area. The developer shall also include a continuous pedestrian/bike line along Glen Creek. 16. The developer shall provide detailed specifications at the time of construction plan regarding entry features and signage for the appropriate neighborhood. 17. The developer shall provide street lighting installed in accordance with the standards set forth in current edition of the American National Standard Practice for Roadway Lighting, published by the Illuminating Engineering Society of North America or industry equivalent standards. Enhanced street lighting may be required, with the approval of Public Works Department. If enhanced or upgraded street lighting is installed, streetlights shall be operated and maintained by a street lighting district, homeowners association, or community development district. All privately owned and operated street lighting shall be placed outside city owned and operated rights-of-way. 18. The developer shall provide staggered front yard setbacks, staggered not less than two feet on adjacent lots, and in order to avoid repetitive front elevations and exterior colors, homes with the same front elevation or exterior color shall not be located next to each other or directly across the street from each other. The structures designed with a greater front setback (to achieve the staggered look) shall also be eligible to reduce the minimum rear yard setback, a distance equal to the additional front setback beyond the required minimum, as determined by the developer and the city. CITY COUNCIL APPROVED STIPULATIONS DATED JUNE 11, 2014 NO. DATE 19. A minimum of five (5) foot sidewalk shall be provided along both sides of the street on all internal roads within the project. 20. Site development standards for recreation areas will be in accordance with the City of Bradenton City Code of Ordinances 21. The developer shall enforce all stipulations and provisions in the exhibit entitled "Villages of Glen Creek" Community Standards Manual -- For Participating Builders", as may be amended from time to time, throughout the entire buildout of the proposed PDP. 22. Residential and non-residential buildings shall conform to the Villages at Glen Creek Community Standards Manual -- For Participating Builders, as may be amended from time to time. All building elevations must be approved by the Planning and Community Development Director prior to building permits being issued. 23. All backflow preventers will be suitably located and landscaped subject to the approval of City Staff. 24. Stormwater ponds will be designed in accordance with Southwest Florida Water Management District (SWFWMD) design criteria. To the extent allowable under the SWFWMD design criteria and if it can be accommodated within the overall site design, the stormwater ponds may also be incorporated as an amenity to the project using curvilinear design, aesthetically pleasing, environmentally sustainable landscape vegetation, fountains, and other features as determined by a registered landscape architect and biologist. Landscape design of Glen Creek and the stormwater ponds must be approved by the City as part of the Site Improvement Permit consistent with the Final PDP. 25. Construction of the access road shown on the site plan connecting to 15th Street East is subject to the developer receiving appropriate permits from the DEP and the Army Corps of Engineers to impact the jurisdictional wetland shown in that location. 26. Any change in the number or type of dwelling units that cause the total number of students to exceed 242 total projected students shall be subject to review and approval of new a School Concurrency Analysis and issuance of a Certificate of Level of Service for Public School Facilities. DESCRIPTION APP'D BY PRINTED August 31, 2017 KING ENGINEERING JOB NO. DATE: SCALE: /04/2014 AS SHOWN SHEET NO. 3.01

15 NON-BINDING PHASE DATA TRACKING TABLE* AREA NOT INCLUDED PHASE 1 17th AVENUE EAST PHASE 3 23RD STREET E 15TH STREET E PHASE 2 PHASE 4 GLEN CREEK 20th AVENUE EAST 1373 TOTAL DWELLING UNITS (ALL PHASES) *UPDATED WITH EACH SUBMITTAL COPYRIGHT 2006 KING ENGINEERING ASSOCIATES, INC. DRAWINGS AND CONCEPTS MAY NOT BE USED OR REPRODUCED WITHOUT WRITTEN PERMISSION CONSENT IS HEREBY GRANTED SPECIFICALLY TO GOVERNMENTAL AGENCIES TO REPRODUCE THIS DOCUMENT IN COMPLIANCE WITH F.S. CHAPTER 119. DESIGNED DRAWN G LE N C RE EK 26th AVENUE EAST LEGEND RESIDENTIAL SINGLE FAMILY DETACHED RESIDENTIAL SINGLE FAMILY DETACHED / SINGLE FAMILY ATTACHED OR MULTI-FAMILY US COMMERCIAL / OFFICE / MULTI-FAMILY / SINGLE FAMILY DETACHED / SINGLE FAMILY ATTACHED 30 1 WETLANDS 30th AVENUE EAST 23rd STREET EXTENSION PROPOSED RECREATION AREA THE SIGNATURE OF THE QUALITY CONTROL OFFICER IN THIS SPACE INDICATES THAT ALL REQUIRED PERMITS HAVE BEEN OBTAINED AND THAT CONSTRUCTION IS AUTHORIZED TO COMMENCE. CHECKED Q.C. PROPOSED RECREATION AREA 27th STREET H:\PLANNING\PROJECTS\4957\000\000\Production\Drawings\CSP.dwg, August 31, :52 AM, EREK D. WHITE, King Engineering Associate Inc. 23RD STREET E EXISTING: ENGINEERING ASSOCIATES, INC University Parkway Sarasota, Florida Phone Fax Engineering License #2610 JOB NO. VILLAGES FOR GLEN CREEK FOR GTIS I VGC LP SHEET NO PRINTED REVISED PRELIMINARY DEVELOPMENT PLAN August 31, 2017 KING ENGINEERING DATE: 06/04/2014 SCALE: AS SHOWN NO. DATE DESCRIPTION APP'D BY 3.02

16 Phone: (941) Old Main Street Fax: (941) Bradenton, FL DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT June 11, 2014 Misty Servia, AICP Planning Manager King Engineering Associates 2930 University Parkway Sarasota, FL RE: MA Village of Glen Creek Major PDP Amendment th Avenue East Dear Mrs. Servia; The Bradenton City Council met in public hearing on Wednesday June 11, 2014 to consider your PDP Major Amendment application for the property at the aforementioned address. The Bradenton City Council approved your request with the following stipulations: MA : 1. Any historical or archaeological resources that may be discovered during development must be immediately reported to the Florida Department of State Division of Historical Resources (DHR) and mitigation would be determined by the DHR and the City of Bradenton prior to resuming disturbance activities. 2. If any species listed in Rule 68A through 68A of the Florida Administrative Code are observed frequenting the site for nesting or breeding purposes, appropriate mitigation and/or protection measures will be taken, with immediate notification provided to the PCD. 3. The wetland mitigation plan must be approved by Public Works and the Planning and Community Development Department prior to Final PDP approval for the phase containing such wetland mitigation. 4. Tree preservation shall be provided to the fullest extent possible. All significant trees proposed for removal shall require approval by the Planning and Community Development Director. All 16" and larger Live Oak trees proposed for removal in the proposed site plan must be individually identified, with removal requiring approval by the Planning and Community Development Director for a determination of preservation versus mitigation.

17 5. Sanitary sewer and potable water must be provided to the site; at the expense of the developer pursuant to a Development Agreement to the extent it is required, between the developer and the City. These systems shall require approval by the City Public Works Department prior to building construction, and outright dedication of the applicable infrastructure to the City, or access through appropriate access easement, as determined by the City. 6. Adequate infrastructure will be completed, or sufficiently completed prior to the commencement of any phase, as determined and approved by the Planning and Community Development Department and Department of Public Works. 7. The architectural design and features of the proposed buildings shall approved by the Planning and Community Development Director prior to construction. 8. Impact fee equivalency will be required in accordance with the definitions of the ACCORD prior to the issuance of a Certificate of Occupancy as determined by the City of Bradenton Planning and Community Development Director. 9. The applicant or developer shall submit to the Planning and Community Development Department an Impact Fee Credit application pertaining to Public Safety (Fire and Police), Roads, Parks, and Water and Sewer impact fee requirements, if seeking such credits, prior to development permitting. If the applicant is requesting final plat approval prior to the construction of improvements and as a part of the Impact Fee Credit application, the applicant or developer shall provide assurance of required improvements through submittal of a performance bond, irrevocable letter of credit, or escrow agreement. The appropriate impact fee credits and methodologies for credit, and the type of assurance shall require approval by the Planning and Community Development Director, based on the applicable City ordinances. 10. Pursuant to the Revised PDP, approved by City Council on June 11, 2014, changes in product type and lot size, as described, shall be minor PDP modifications and approved by staff and any increase in density shall be a major modification, requiring a major PDP modification, approved by City Council. In the event the owner desires to exceed 571 multifamily units, application for such shall not be granted without City Council approval. 11. All recommendations stated in 'Villages of Glen Creek" Traffic Impact Study Review letter dated August 11, 2006, from Robert Frey, AICP, Project Manager of the HNTB Corporation, Inc. attached as Exhibit "Q" shall be complied, when warranted. 12. The landscape buffer along the perimeter of the project shall be at least ten (10) feet wide with a six (6) foot high opaque fence with a hedge on the outside of the fence, or an acceptable alternative approved by the PCD Director. 13. The developer shall provide a uniform mailbox and post design throughout the community. 14. Subject to Public Works Department approval, the developer shall provide a Street Tree plan at the time of construction including at least one (1) tree, including existing trees, per lot between the street and sidewalk. 15. The developer shall provide detail specifications at the time of construction plan regarding landscaping, buffering, and community center/park areas in accordance with the preliminary plan for the appropriate neighborhood or area. The developer shall also include a continuous pedestrian/bike line along Glen Creek. 16. The developer shall provide detailed specifications at the time of construction plan regarding entry features and signage for the appropriate neighborhood. 17. The developer shall provide street lighting installed in accordance with the standards set forth in current edition of the American National Standard Practice for Roadway Lighting, published by the Illuminating Engineering Society of North America or industry equivalent standards. Enhanced street lighting may be required, with the approval of Public Works Department. If enhanced or upgraded street lighting is installed, streetlights shall be operated and maintained by a street lighting district, homeowners association, or community

18 development district. All privately owned and operated street lighting shall be placed outside city owned and operated rights-of-way. 18. The developer shall provide staggered front yard setbacks, staggered not less than two feet on adjacent lots, and in order to avoid repetitive front elevations and exterior colors, homes with the same front elevation or exterior color shall not be located next to each other or directly across the street from each other. The structures designed with a greater front setback (to achieve the staggered look) shall also be eligible to reduce the minimum rear yard setback, a distance equal to the additional front setback beyond the required minimum, as determined by the developer and the city. 19. A minimum of five (5) foot sidewalk shall be provided along both sides of the street on all internal roads within the project. 20. Site development standards for recreation areas will be in accordance with the City of Bradenton City Code of Ordinances 21. The developer shall enforce all stipulations and provisions in the exhibit entitled "Villages of Glen Creek" Community Standards Manual For Participating Builders", as may be amended from time to time, throughout the entire buildout of the proposed PDP. 22. Residential and non-residential buildings shall conform to the Villages at Glen Creek Community Standards Manual For Participating Builders, as may be amended from time to time. All building elevations must be approved by the Planning and Community Development Director prior to building permits being issued. 23. All backflow preventers will be suitably located and landscaped subject to the approval of City Staff. 24. Stormwater ponds will be designed in accordance with Southwest Florida Water Management District (SWFWMD) design criteria. To the extent allowable under the SWFWMD design criteria and if it can be accommodated within the overall site design, the stormwater ponds may also be incorporated as an amenity to the project using curvilinear design, aesthetically pleasing, environmentally sustainable landscape vegetation, fountains, and other features as determined by a registered landscape architect and biologist. Landscape design of Glen Creek and the stormwater ponds must be approved by the City as part of the Site Improvement Permit consistent with the Final PDP. 25. Construction of the access road shown on the site plan connecting to 15th Street East is subject to the developer receiving appropriate permits from the DEP and the Army Corps of Engineers to impact the jurisdictional wetland shown in that location. 26. Any change in the number or type of dwelling units that cause the total number of students to exceed 242 total projected students shall be subject to review and approval of new a School Concurrency Analysis and issuance of a Certificate of Level of Service for Public School Facilities. Please feel free to contact me if you have any questions. Thank you. Sincerely, Brady M. Woods Development Services & Zoning Manager

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