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Board approves Cypress Banks amendment to add 5-acre commercial parcel with tight vote
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Summary
The board voted 4-3 to adopt amendments to the Cypress Banks DRI and associated zoning to add a 5-acre commercial parcel and increase commercial entitlements by 50,000 square feet.
The Manatee County Board of County Commissioners approved amendments to the Cypress Banks development-of-regional-impact (DRI) and an associated zoning ordinance on Jan. 14 that add a five-acre commercial tract and increase commercial entitlements by 50,000 square feet.
Applicant representatives said the change converts a portion of previously designated open space into a new commercial tract (Parcel 89) at the Lorraine Corners area, adjacent to existing Publix and other retail. The applicant described the site as already well served by roads and utilities and said the added retail will serve nearby residents so they need not drive farther for basic services. The applicant also emphasized open-space preservation and wetlands buffers in the plan. "The resulting open space is 48.9%, which far exceeds the 35% open space required," said Ria Hunter of RVI Planning in the applicant presentation.
Staff noted the project increases the development's floor-area ratio from 0.13 to 0.15 and found the request consistent with the comprehensive plan, but flagged a transportation mitigation issue: under current conditions the Arbor Green Trail at Lorraine Road intersection may operate under deficient conditions until planned State Road 70 widening is completed (estimated 2027). Staff included a stipulation excluding a supermarket/grocery use on the new parcel to limit trip generation.
After questions about wetlands, buffers and timing of road improvements, the board voted to adopt the development-order amendment (ordinance 2509) and the companion zoning amendment. The adoption vote was 4 in favor, 3 opposed; Commissioners Feltz, McCann and Bearden recorded as opposing. Commissioner Bearden stated he would have preferred waiting until roadway widening is complete; others argued the amendment represents infill near existing services.
Why it matters: The decision shifts a small portion of the large Lakewood Ranch-area DRI from open space to commercial uses to serve nearby residential growth. Commerce adjacent to neighborhoods can reduce vehicle miles traveled, but the county and FDOT will continue to monitor and require intersection improvements tied to growth.
Next steps: The applicant will proceed with development review and site-specific permitting, including traffic operations work and wetlands permitting at the state/federal level as required. Staff highlighted the need to monitor intersection operations on State Road 70 while the roadway widening is completed by 2027.
