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Commissioners approve mixed‑use PDMU rezoning for Innovation Business Park with density options; 4‑1 vote
Summary
The Planning Commission recommended approval, by a 4‑1 vote, of a Planned Development Mixed Use rezone and master plan for a 43.8‑acre site near Port Manatee called Innovation Business Park, allowing either an industrial business park option or a mixed plan with up to 180 multifamily units and substantial nonresidential square footage.
The Planning Commission recommended approval, by a 4‑1 vote, of a rezone and general development plan for the Innovation Business Park at Seaport Manatee, a 43.8‑acre site owned by Jones Potato Farm that would allow a mixed‑use plan near Port Manatee.
The application proposes two development options. Option 1 would include an internal industrial/business park and 180 multifamily units, half of the apartment units proposed as workforce housing at 60–80% AMI and the remaining 81–120% AMI; Option 2 would develop the site fully with nonresidential uses at higher square‑foot intensity. The applicant requested an increased intensity (FAR up to 0.75) under the Florida International Gateway (FIG) overlay and a master plan to demonstrate how residential and industrial uses could be made compatible.
Margaret Tussing of CNS Engineering, representing the applicant team, said the proposal is intended to support workforce housing near Port Manatee and employment uses in the FIG area. Staff recommended the request could be found consistent with the Comprehensive Plan, while noting that the General Development Plan must demonstrate compatibility between residential and nonresidential uses and that the GDP lacked details on internal placement of uses.
Commissioners pressed the applicant on Option 2, which would remove the multifamily component and permit a broader list of nonresidential uses. Commissioner Gail Bauer said she supported the affordable housing option but was uncomfortable approving a plan that left Option 2 — which would not include affordable housing — effectively open. Commissioner Eslinger moved approval; Meske seconded. The motion passed 4‑1; Bauer cast the lone no vote and said her concern was the uncertainty about what Option 2 could allow.
Developer and owner Alan Jones and consultant Caleb Grimes emphasized the site's suitability for light industrial and housing uses, and the team proffered stipulations separating residential and industrial uses by 75 feet and limiting some industrial options to Option 2. Public comment included support from Glenn Ghibellina, who praised the applicant and developer team. Staff noted no wetland impacts and that public facilities were available.
The commission’s recommendation will be forwarded to the Board of County Commissioners for final action; the staff report and applicant stipulations will be reviewed in final master‑plan and site plan review.
