Ruskin PD proposal would allow aquaculture, threatened-coral propagation and neighborhood commercial uses; applicant seeks commercial locational waiver

An applicant representing a proposed mixed-use planned development in Ruskin told the Hillsborough County Zoning Hearing Master May 19 that the project would continue an existing aquaculture operation and add limited neighborhood-serving commercial uses and RV/boat storage.

Attorney Kelvin Reddy, speaking for the applicant, said the 13.22-acre site would remain under the SMU-6 future land use category and the proposed PD seeks a 0.34 FAR, below the 0.35 maximum. He described primary proposed uses in Track 1 as aquaculture — producing native seagrasses for manatee feed and growing threatened corals for reef restoration — and said greenhouse structures on the site should not be characterized as ‘‘buildings’’ for certain limits. For neighborhood-serving commercial uses in Track 2, he said the proposal would allow lower-intensity storefront retail and add residential-support uses such as pre-K child care while restricting higher-intensity uses such as drive-through restaurants, car washes and freestanding bars.

Why it matters: The application combines biological-production activities subject to state aquaculture rules with commercial and storage uses. The applicant also submitted a commercial locational criteria waiver because the application was filed under the older future land use rules and the property’s proximity to a qualifying intersection node is at issue.

Key conditions and limits discussed: Development Services staff reported the applicant agreed to a trip cap limiting total site traffic to 710 gross average daily trips (applicant’s representative referenced associated AM/PM split) and agreed to screening and buffering measures. Planning Commission staff found the rezoning consistent with the comprehensive plan, and development services recommended approval subject to conditions and the applicant’s proposed restrictions.

Applicant rationale and waiver request: Reddy explained the commercial locational criteria waiver was sought because, under the updated SMU-6 future land use policies the site must be within 900–1,000 feet of a qualifying intersection node; the applicant’s narrative asked that the new qualifying intersection at Eleventh Avenue and 204th Street be used and said the site is within the distance required by the updated policy. The applicant emphasized the mixed-use nature of the PD and extensive screening to mitigate impacts.

Staff and planning commission: Development Services reported a revised staff report clarifying the timing of a required turn lane and reiterated the applicant had agreed to the trip cap and buffering. Planning Commission staff concluded the rezoning is consistent with the comprehensive plan and recommended the waiver to the Board of County Commissioners.

Public testimony and outcome: No public speakers opposed the request at the hearing. The hearing closed; the Zoning Hearing Master will file a written recommendation for the board’s consideration.