Public Meetings - Hillsborough County, Florida

The Environmental Protection Commission (EPC) of Hillsborough County, Florida, held its regular meeting on April 16, 2026, at 2:30 PM. The meeting included an invocation, roll call, presentation of an environmental merit award, a proclamation declaring May as American Wetlands Month, and three research presentations from the University of South Florida (USF) funded through the EPC's Pollution Recovery Fund (PRF). The meeting also featured a report on a new permitting process feedback group and an executive director's report on upcoming events. Consent Calendar - Approval of Minutes and Routine Items: The commission approved the minutes of previous meetings and routine items without discussion. Environmental Merit Award - Kohana Pal Basu, a sophomore at Middleton High School, received the EPC Scholastic Environmental Merit Award for her project on designing a protein to remove arsenic from contaminated drinking water. She noted that arsenic contamination affects 220 million people globally. The award included a certificate, an EPC gift pack, and a family membership to the Florida Aquarium. Commissioners praised her work and encouraged her to pursue a patent. Proclamation - American Wetlands Month: Commissioner Cohen presented a proclamation declaring May 2026 as American Wetlands Month in Hillsborough County. The proclamation highlighted the ecological importance of wetlands and the EPC's zero net loss policy. The commission voted unanimously (7-0) to adopt the proclamation. Discussion Items - 9A: Marine Pollutants and PFAS in Tampa Bay – Dr. Steven Murkowski, USF College of Marine Science, presented findings from a PRF-funded study on contaminants of emerging concern (CECs) in Hillsborough Bay and McKay Bay. He reported that PFAS levels in fish reached up to 34,000 parts per trillion, far exceeding the drinking water standard of 4 parts per trillion. The study also surveyed recreational and subsistence fishing, finding that some individuals fish up to 30 days per month. Commissioner Wostall expressed concern about the widespread presence of PFAS and phthalates in consumer products, and Commissioner Cohen noted that Tampa Bay Water recovered $24 million in PFAS litigation funds that could support further research. The commission voted 6-0 to receive the presentation. - 9B: Microplastics in Tampa Bay – Lindsay Grossman, a USF PhD student, presented her research on microplastic pollution, including atmospheric deposition. She found that during Hurricane Idalia, microplastic deposition reached 95,000 particles per square meter per day, with an average of 50,000 particles per square meter per day. The highest concentrations were near the I-275 and I-4 interchange, with tire wear particles appearing as a major contributor. Commissioners discussed the potential for storm events to exacerbate pollution and the possibility of using CDBG funds for mitigation. The commission voted 6-0 to receive the presentation. - 9C: Community Air Monitoring Network (CAM) – Jason Waters (EPC) and Dr. Amy Stewart (USF) presented the results of a collaborative project to deploy 31 low-cost air quality sensors at 23 sites across Hillsborough County. The network monitors PM2.5 and nitrogen dioxide, and data show that air quality is generally good, meeting EPA standards. The project won a Grassroots Initiative Award of Excellence from the Florida American Planning Association. The commission voted 6-0 to receive the presentation. - 9D: Permitting Process Feedback Group – Mike Lynch, EPC Wetlands Director, reported on two stakeholder feedback sessions held in response to a request by Commissioner Wostall. The sessions, attended by over a dozen consultants and engineers, led to immediate changes including allowing larger file uploads, reformatting request for additional information (RAI) letters, and updating form templates. The commission voted 6-0 to receive the report. Key Outcomes - Votes: All motions to receive presentations and the proclamation passed unanimously (7-0 for the proclamation, 6-0 for presentations). - Next Steps: The EPC will continue to implement changes from the permitting feedback group and hold regular sessions. The PRF application deadline is May 1, 2026. The next regular meeting is scheduled for June 18, 2026. - Upcoming Events: The 25th Annual Clean Air Fair will be held on May 7, 2026, at Poe Plaza, and guided wetland walks will take place on May 2 and May 16, 2026.

The Board of County Commissioners (BOCC) held its regular meeting on April 15, 2026, at 9:00 AM at the County Center, Tampa. The meeting included a conservation award presentation, public comments, approval of a consent agenda, and action on several regular agenda items, including stormwater funding, CDBG-DR infrastructure projects, a solid waste ordinance, and a briefing on the Urban Service Area. Key decisions approved $95 million in new CDBG-DR projects, directed staff to revise solid waste discount rules, and initiated drafting of a short-term rental registration ordinance. Conservation Award - The 2026 Theodore Roosevelt Hillsborough Forever Conservation Award was presented to Zoo Tampa at Lowry Park’s David A. Straz, Jr. Manatee Critical Care Center, recognizing its rescue and rehabilitation of over 635 manatees and release of 356 back to the wild. Public Comments & Testimony - Cassandra Santos (Carrollwood resident) urged the board to include long-term maintenance plans for the Brushy Creek restoration project, noting inadequate maintenance contributed to flooding during Hurricane Milton. - Denise Herndon (resident) criticized the county’s spending priorities, including the proposed African American Arts & Cultural Center and a Rays stadium, arguing that roads, sidewalks, and fire stations are more urgent. - Debbie Holliday (Dover resident) expressed concern about the potential expansion of the Urban Service Area, warning it could erode rural character and overload infrastructure. - Mark Kiddo (Baycrest Park resident) requested stronger enforcement of short-term rental regulations, focusing on land-use compatibility and safety, not a state-length ban. - Thomas Cobert (disabled veteran) voiced concerns about ICE enforcement actions in the county. - Laura Lawson (former legislative aide) criticized the proposed Rays stadium financing, citing a consultant’s report that described the fiscal analysis as “pseudo-economic drivel.” - Dr. James Davison (New Tampa) warned that using Community Investment Tax (CIT) funds for a stadium could lead to a lawsuit that might nullify the entire CIT, jeopardizing funding for other projects. Discussion Items - Stormwater Rate Study (B3): The board received and accepted the 2026 Stormwater Rate Study, which recommends additional annual funding of $14.8 million for capital and $1.8 million for maintenance to address system needs. The current annual rate of $86.49 is among the lowest 25% in Florida. A public hearing to consider rate changes will be held in summer 2026. Commissioner Wostal expressed concern that new development may not be adequately covering its stormwater impacts. - CDBG-DR Infrastructure Projects (B4): The board approved 10 projects across 160 sites, totaling $95 million, funded by the $709.3 million HUD CDBG-DR grant. Projects include neighborhood drainage improvements, channel restoration on Brushy Creek, culvert replacements at 105 sites, power outage beacons at 34 sites, pump station resiliency at 14 sites, a low-pressure sewer conversion in Ruskin, and three flood mitigation natural lands restoration projects. A public-facing website for project tracking was launched. - CDBG-DR Housing Programs (B5): The board approved blueprints for the Multi-Family Housing Program ($60 million) and Special Population Housing Program ($20 million). Programs will use a competitive procurement process, prioritizing rehabilitation of storm-damaged units over new construction. The board retains final approval on funding awards. - CDBG-DR Payment Processing (B6): The board approved a modification to the BDO consulting agreement to serve as a payment processor for the Single-Family Housing Program, with fees of $2,500 per payment to construction management firms and $500 per homeowner reimbursement, capped at $2 million. The total contract increased from $31.7 million to $33.7 million. - Solid Waste Special Rate Ordinance (D1): After a public hearing, the board approved an ordinance removing inconsistent dates from the code for senior citizen and accessory dwelling unit discounts. The board also directed the County Attorney to revise the ordinance to clarify that the senior discount is a one-time application (not annual) and to improve tracking of property ownership changes. - Urban Service Area Briefing (F3): Commissioner Wostal hosted a presentation by the County-City Planning Commission regarding concerns about the 33-year-old Urban Service Area (USA) policy. The Planning Commission chair noted that the 80/20 growth metric was reached, prompting expansion studies in Wimauma and Balm, with ongoing studies for the I-4 corridor and Little Manatee South. The board received the report and discussed the need for empirical evaluation, infrastructure alignment, and property rights considerations. No further action was taken at this meeting. - Short-Term Rental Regulations (F2): The board directed the County Attorney’s office to draft an ordinance requiring business registration and certification of safety features for short-term vacation rentals (e.g., Airbnb). The ordinance will avoid state preemption by focusing on business regulation rather than rental duration or frequency. The draft will be brought back for future board consideration. - Board Appointments (F1): The board approved appointments to the Anti-Bullying Advisory Committee, Health Care Advisory Board, Health Council of West Central Florida, Hillsborough County Hospital Authority, and Public Library Board. Key Outcomes - Approved: Stormwater Rate Study (B3) – Accepted report; public hearing scheduled for summer 2026. - Approved: CDBG-DR Phase 3 Infrastructure Projects (B4) – $95 million for 10 projects (vote 7-0). - Approved: CDBG-DR Housing Program Blueprints (B5) – $60 million for multi-family, $20 million for special populations (vote 7-0). - Approved: CDBG-DR Payment Processing Modification (B6) – $2 million cap added to BDO contract (vote 7-0). - Approved: Solid Waste Ordinance (D1) – Removed inconsistent dates; directed staff to revise discount application rules (vote 7-0). - Received: Urban Service Area Report (F3) – No further action; staff will continue studies and provide updates. - Directed: Short-Term Rental Registration Ordinance (F2) – County Attorney to draft ordinance with safety and registration components (vote 7-0). - Future Discussion Item: Commissioner Cameron Cepeda requested a comprehensive plan and cost estimate for a dirt road paving program, prioritizing unpaved roads impacted by growth, to be presented at a future meeting.

The Hillsborough County Planning Commission held a regular meeting on April 13, 2026, from approximately 1:00 PM to 5:34 PM (with a recess from 5:34 PM to 6:00 PM for a separate public hearing). The meeting covered approval of minutes, five City of Tampa Land Development Code (LDC) text amendments, two City of Temple Terrace LDC amendments, a Port Tampa Bay consistency review for MacDill Air Force Base dock replacements, briefings on the Urban Service Area (USA), employee engagement survey results, two comprehensive plan map amendments, and an executive director compensation review. All votes were unanimous (6-0). Consent Calendar - Approval of Minutes: Minutes from four meetings on February 9, 2026 (regular meeting, City of Tampa Plan Amendments public hearing, unincorporated Hillsborough County Plan Amendments public hearing, City of Tampa Redistricting public hearing) were approved unanimously. Public Comments & Testimony - No members of the public signed up to speak during the public input period or on any action items. Action Items 3A. City of Tampa LDC Text Amendments (July 2025 Cycle) – Five amendments were presented by Eric Cotton (City of Tampa) and reviewed by Planning Commission staff. - Exhibit A (Section 27-199): Increase height in the Channel District to FAA/HCAA limits (up from 175 feet) and increase maximum FAR with bonus from 3.5 to 10.5 for the area west of Channelside, east of Meridian. Staff found it consistent with the Tampa Comprehensive Plan. Motion to find consistent – carried unanimously. - Exhibit B (Article 2, Division 8 – Subdivision Procedures): Update plat language to reflect state preemption (plats approved administratively, 12-month active period, codification of zoning covenants for semidetached homes on split lots, and reestablishment of the subdivision handbook). Staff found consistent. Motion to find consistent – carried unanimously. - Exhibit C (Section 27-160): Eliminate additional street setbacks on specific roadways (e.g., Dale Mabry) due to shift from vehicular-centric to multimodal planning; eminent domain remains available if needed. Staff found consistent. Motion to find consistent – carried unanimously. - Exhibit D (Section 27-283.12 – Off-street Parking Space Standards): Remove 5% EV-ready parking requirement for new developments due to state preemption. Staff found consistent. Motion to find consistent – carried unanimously. - Exhibit E (Definitions and Use Tables – Sections 27-43, 27-156, 27-282, etc.): Add “certified recovery residence” as a permitted use (state mandated, effective January 2026) and exclude it from industrial designations. Staff found consistent. Motion to find consistent – carried unanimously. 3B. City of Temple Terrace LDC Text Amendment – Sections 12-40 & 12-922 (Commercial Vehicles) - Presented by Krista Kelly (Planning Commission staff) and Alyssa Livingston (Temple Terrace). The amendment clarifies the definition of commercial vehicles using Federal Highway Administration gross vehicle weight rating and allows parking of such vehicles on residential streets/lots if they meet weight and modification criteria; business branding no longer prohibits parking. Staff found consistent with Temple Terrace Comprehensive Plan. Motion to find consistent – carried unanimously. 3C. City of Temple Terrace LDC Text Amendment – Section 12-834 (Drainage Systems) - Presented by Yunika Mills and Kim Ford (Temple Terrace). Provides clarification for drainage reports (pre- and post-basin maps, times of concentration, rainfall data, design storms, outfall capacity, floodplain compensation, under drains, etc.) to improve consistency and completeness. Staff found consistent with stormwater goals. Motion to find consistent – carried unanimously. 3D. MacDill Air Force Base – Proposed Replacement and Modification of Floating Docks (Port Tampa Bay Standard Work Permit 25037) - Presented by Diego Guerrero (Planning Commission staff). The project replaces a 32-slip fixed wooden marina with a floating dock system (34 slips), a five-foot-wide aluminum gangway, and minimal mangrove trimming. No impacts to submerged aquatic vegetation; mangroves vertically cut for gangways. Site not in AFB clear zones. Staff found consistent with Tampa Comprehensive Plan. Motion to find consistent – carried unanimously. Briefings (Informational, No Votes) 4A. Urban Service Area (USA) – Planning Commissioner Questions for Staff - Melissa Dickens (staff) led a discussion for a future deep-dive session scheduled for May 2026. Commissioners raised questions about measuring USA effectiveness, best practices, current effectiveness levels, impacts on rural and agricultural communities, infill potential within the USA, land value changes over 33 years, and inclusion of stakeholders (Property Appraiser, Fire Rescue, Sheriff’s Office, agricultural representatives). Chair Joseph noted he and Ms. Zornita are meeting with the Board of County Commissioners on April 15, 2026, regarding the USA. 4B. 2026 Employee Engagement Survey - Megan Batten (staff) reported an engagement survey conducted by HR Solutions with 100% participation (55 employees). Results were very positive across categories (department, years of service, level). Focus groups (by tenure) are underway to develop action items. Commissioners praised the supportive culture and noted improvement in communication since prior surveys. 4C. TACPA 26-01 – Comprehensive Plan Map Amendment: 1605 North Waters Court (Tampa) - Quinn Steele (staff) briefed on a privately initiated, small-scale amendment (3.39 acres) from Community Mixed Use 35 to Urban Mixed Use 60. Site is in Central Tampa, Ybor City Historic District, and Central Park CRA. Would increase maximum density from 118 to 203 dwelling units and intensity from 295,000 to 497,000 sq ft. Site is currently vacant (formerly Tampa Park Apartments). No vote taken; will return as action item. 4D. TACPA 26-02 – Comprehensive Plan Map Amendment: 1701 East 2nd Avenue (Tampa) - Megan McCarthy (staff) briefed on a privately initiated, small-scale amendment (0.39 acres) from Light Industrial to Urban Mixed Use 60. Site is in Ybor City Historic District and Coastal High Hazard Area (72% within CHHA). Would introduce residential potential (up to 23 units) and increase non-residential square footage, removing industrial uses. Currently used as a parking lot for adjacent pickleball courts. No vote taken; will return as action item. Key Outcomes - Unanimous approval of all five City of Tampa LDC text amendments, both City of Temple Terrace LDC amendments, and the MacDill AFB dock permit consistency finding (6-0 each). - Executive Director Compensation Review: Contract extended to five years (through end of 2031) with a 4.25% salary increase ($7,885 increase from $187,800) plus a one-time $5,000 bonus. Motion carried 6-0. - Executive Director’s Report: Noted ongoing challenges with Tampa Comprehensive Plan updates due to state Senate Bill 180 (eight policies identified as more restrictive/burdensome); staff is preparing justifications to avoid restarting the amendment process. Also reported coordination with HART, Temple Terrace visioning, Riverview community plan update, and USF planning studio presentation. - Next Steps: USA deep-dive workshop scheduled for May 2026; public hearing for Hillsborough County plan amendments to follow at 6:00 PM (separate meeting); planning commission will revisit form for executive director evaluations in June.

Introductory paragraph: The Land Use Hearing Officer (LUHO) meeting, presided by Hearing Officer Steve Lewis, convened at 9:00 AM on April 13, 2026, at the County Center in Tampa. The agenda included one sign variance, eight variance requests, one special use application, and several procedural withdrawals and continuances. All testimony was given under oath, and the Hearing Officer will file recommendations or final decisions by May 4, 2026. Withdrawals and Continuances - VAR 24-1128 (Rolando Santiago) – Withdrawn by Zoning Administrator. - SU-SCH 24-1335 (David Wright / TSP Companies, Inc.) – Continued to the May 11, 2026 LUHO hearing. - SU-OPF 25-1192 (Daniel McKnight) – Withdrawn by Zoning Administrator. - VAR 25-1238 (Maria and Rojelio Mireles) – Withdrawn by Zoning Administrator. - VAR 26-0111 (Fakir Hossain) – Withdrawn from the hearing process. - VAR 26-0119 (Melanie Dawn & William E. Carr) – Withdrawn from the hearing process. - SU-AB 26-0430 (Naidip Foundation Inc.) – Continued by Staff to the May 11, 2026 LUHO hearing. - SU-CFW 26-0438 (Crown Castle USA) – Withdrawn from the hearing process. Public Comments & Testimony - G.1 (VAR 26-0531, Sign Variance): No public comments. - H.1 (VAR 25-1340, Laritza Lopez): Applicant spoke; no other public. - H.2 (VAR 26-0227, Matthew Remson): No public comments. - H.3 (VAR 26-0381, Bernadette Rodgers): Applicant spoke extensively about code enforcement and permit issues; no other public. - H.4 (VAR 26-0421, Yaimara Gual): Neighbor Marilyn Mandina spoke as translator; applicant (through interpreter) explained situation. - H.5 (VAR 26-0467, Todd Scime): Applicant and property owner Leonardo Alleman spoke in support. - H.6 (VAR 26-0479, Ambishkumar Patel): Applicant spoke; neighbor Jill Catch Tori spoke in support. - H.7 (VAR 26-0493, Charquez Clayton): Applicant spoke, expressed confusion about purpose of variance. - H.8 (VAR 26-0539, Jason Fausette): Contractor and homeowner Hunter Glassen spoke in support. - H.9 (VAR 26-0567, Affordable Building Products of FL): Applicant Maria Marriage spoke. - I.1 (SU-AB 26-0420, 11202 Dewhurst LLC): Attorney Cami Corbett presented; no public comments. Discussion Items G.1 – Sign Variance (VAR 26-0531) - Applicant: Lori Smith, Florida Certified Sign Erectors. - Request: Variance to reduce the required 10-foot front setback for a pole sign to 5 feet at 16235 Lake Magdalene Blvd. (ASC-1 zoning). - Staff: Presented by Sam Paul. Noted the property is agriculturally zoned; residential support use requirements do not apply. Staff had not seen a survey identifying the right-of-way line; aerial site plan indicated the line at the edge of the parking lot. - Hearing Officer: Questioned the hardship and accuracy of the right-of-way line. Applicant stated property appraiser imagery was used; no formal survey. - Outcome: Heard. Decision pending by May 4, 2026. H.1 – Variance to Accessory Structure Requirements (VAR 25-1340) - Applicant: Laritza Lopez, 4525 Tarpon Dr. - Request: Variance to allow an existing 618 sq ft accessory structure (office) to occupy 33% of the required rear yard (RSC-6 zoning), exceeding the 20% limit. - Staff: Jared Fallon (virtual). Calculated rear yard area as 1,376 sq ft; portion of structure within rear yard is 453.75 sq ft, resulting in 32.9% coverage. - Applicant: Explained structure was built August 2024; original permit later flagged for rear yard coverage. Used for home-based notary/insurance work. - Hearing Officer: Inquired about electricity, water, sewer (present). Code enforcement involvement stemmed from TECO repairs after a hurricane. - Outcome: Heard. Decision pending. H.2 – Variance to Lot Development Standards (VAR 26-0227) - Applicant: Matthew Remson, 9809 Harold Bedford Rd. - Request: Variance to allow a staircase to remain 6 feet from the southwestern side property line (AR zoning requires 25 ft minimum; 3 ft allowed for stairs). This is a 6-foot increase over the allowed 3-foot encroachment. - Staff: Sam Paul. Previously continued for measurement. Property has atypical access via easements. A legal non-conforming lot and structure were approved, but the staircase was excluded. - Applicant: Stated home built 1988, elevated 16 ft; staircase is essential. No nearby residences within 1,000 ft. - Outcome: Heard. Decision pending. H.3 – Variance to Lot Development Standards (VAR 26-0381) - Applicant: Bernadette Rodgers Revocable Trust, 5317 Orange Ave. - Request: Variance to reduce the required 25-foot front yard setback to 20 feet for a new single-family home (RDC-6 zoning). - Staff: Brief presentation; no questions. - Applicant: Expressed frustration with county process, cited a survey showing property lines, and disputed the setback calculation based on one-unit vs. duplex zoning. Also raised issues with permits, contractor, and septic system. - Hearing Officer: Clarified that the variance request is solely about the front setback. - Outcome: Heard. Decision pending. H.4 – Variance to Lot Development Standards (VAR 26-0421) - Applicant: Yaimara Gual, 7910 N Saint Vincent St. - Request: Variance to rear yard setback (25 ft required, requesting 0 ft) and side yard setback (7.5 ft required, requesting 7.3 ft) for an unpermitted addition including a storage room. - Staff: Sierra James. Property has a code violation; part of the addition extends 5.3 feet into county right-of-way, which the applicant agreed to remove. The variance is for the portion on the private lot. - Applicant/Narrator: Neighbor Marilyn Mandina interpreted. The applicant moved a fence to the property line but a small extension (approximately one foot, but staff said 5.3 ft) sticks out. The house addition (11x12 ft) encroaches into the rear setback. - Hearing Officer: Emphasized that the encroachment into right-of-way must be removed regardless of variance. Staff confirmed. - Outcome: Heard. Decision pending. H.5 – Variance to Minimum Lot Size & Lot Development Standards (VAR 26-0467) - Applicant: Todd Scime, 9107 Memorial Hwy (two parcels: 0.24 and 0.29 acres). - Request: Variance to the minimum half-acre lot size requirement for septic systems (LDC §6.01.06.03) to allow the existing split parcels (cut after 1989 vesting date). One lot has an existing house on septic. - Staff: Michelle Montebano. The split occurred by deed in early 2000s. Public sewer may be nearby but code allows up to 3 lots in urban service area without sewer connection, but each lot must meet half-acre for septic. - Applicant: Explained that the owner of the adjacent lot (Ms. Fernandez) also needed to remedy her non-conforming lot. Both owners agreed. - Public Support: Leonardo Alleman (owner of the other lot) spoke. - Outcome: Heard. Decision pending. H.6 – Variance to Lot Development Standards (VAR 26-0479) - Applicant: Ambishkumar Patel, 12430 Horseshoe Bend Dr. - Request: Variance to allow a generator to be placed with a 1-foot rear yard setback (required 5 ft, LDC §6.01.03.I.3). - Staff: Logan McKay. The generator may project up to 5 feet into rear yard; applicant requests 4-foot variance resulting in 1-foot setback. - Applicant: Stated that Generac contractor installed the generator; county inspector flagged the setback. No room on other sides due to easements and retention pond. - Public Support: Neighbor Jill Catch Tori spoke, approving the location. - Outcome: Heard. Decision pending. H.7 – Variance to Accessory Dwelling Requirements (VAR 26-0493) - Applicant: Charquez Clayton, 4604 N. 72nd St. - Request: Variance to the minimum lot size requirement (7,000 sq ft) for an accessory dwelling unit; the lot is 6,000 sq ft. - Staff: Jared Fallon (virtual). The variance relates only to lot size; not size or placement of the ADU. - Applicant: Bought the property in 2022; an existing ADU (not built by him) was flagged by code enforcement. He has cut power and uses it for storage, does not intend to permit it as a dwelling. - Hearing Officer: Offered a continuance to allow the applicant to determine his intent or withdraw. Applicant agreed. - Outcome: Continued to the June 15, 2026 LUHO hearing. H.8 – Variance to Lot Development Standards (VAR 26-0539) - Applicant: Jason Fausette, 1014 Eckles Dr. - Request: Variance to reduce the required 25-foot front yard setback to 20 feet to accommodate a standard two-car garage addition (RSC-6 zoning). - Staff: James Baker. Variance of 5 feet resulting in 20-foot front yard setback. - Applicant (Contractor): Explained that the existing garage is inadequate; addition forward is the only feasible location. Both neighbors agreed. - Public Support: Homeowner Hunter Glassen spoke. - Outcome: Heard. Decision pending. H.9 – Variance to Accessory Structure Requirements (VAR 26-0567) - Applicant: Affordable Building Products of FL, 8011 Hancock St. (Maria Marriage). - Request: Variance of 1.5 feet to the required 25-foot rear yard setback for an existing 20x30 garage; actual setback is 23.93 ft and 24.03 ft from the property line. - Staff: Colleen Marshall (presented). Building permit was issued with 25 ft setback shown on plans, but after construction a survey revealed the error. - Applicant: Explained the situation; requested accommodation for the shortfall. - Outcome: Heard. Decision pending. I.1 – Special Use for Alcoholic Beverage Permit with Distance Separation Waivers (SU-AB 26-0420) - Applicant: 11202 Dewhurst LLC (Bridges at Sweetwater Grand assisted living facility). - Request: Special Use for a 4-COP (restaurant) alcoholic beverage permit with a waiver of the 250-foot separation from residentially zoned properties. The proposed wet zone is 11 feet from residential uses within the same planned development (PD 04-0459). - Staff: Tim Lamkin. The community center clubhouse is for residents only. A major modification to the PD was approved by the BOCC on March 10, 2026, allowing a member-only restaurant with alcohol. No objections from review agencies. - Applicant (Attorney): Cami Corbett argued the amenity is for the benefit of assisted living and single-family residents within the PD; the clubhouse is buffered by a pond and vegetation. - Outcome: Heard. Decision pending. Key Outcomes - Withdrawn Items: VAR 24-1128, SU-OPF 25-1192, VAR 25-1238, VAR 26-0111, VAR 26-0119, SU-CFW 26-0438. - Continued Items: SU-SCH 24-1335 and SU-AB 26-0430 continued to May 11, 2026; VAR 26-0493 continued to June 15, 2026. - Heard Items (all others): Each case was heard, and the record was closed. The Land Use Hearing Officer will issue a written recommendation or final decision by May 4, 2026, except for the continued items. For variance applications, the decision may be appealed to the Land Use Appeals Board within 30 calendar days of the final decision.

The Hillsborough County City Planning Commission held a public hearing on April 13, 2026, to consider several comprehensive plan map amendments and one text amendment. The commission voted on consistency findings, approving some items while denying others. Key topics included a controversial urban service area expansion and land use change in rural Lithia, which were found inconsistent, and the addition of a light industrial designation near Fowler Avenue, which was approved. Public Comments & Testimony - Item 2A (117 North Dover Road): One virtual speaker signed up but did not attend; no public testimony was given. - Item 2C (Bird Island and Sunken Island): Jeff Lighty, Sanctuary Manager for Audubon Florida, spoke in support, noting the islands host up to 10,000 nesting pairs of 17 bird species, including five threatened species, and are critical nesting habitat. - Items 2D and 2E (Dorman Road – Urban Service Area Expansion and Land Use Change): Numerous residents opposed the proposals, citing: - Traffic congestion on Lithia Pinecrest Road, which carries 25,000–30,000 vehicles per day and is already over capacity. - Lack of infrastructure improvements; road widening has been promised for decades but not delivered. - Emergency response delays due to narrow roads and lack of shoulders. - Environmental concerns: drought conditions (79.84% of county in extreme drought), increased water demand (from 2.7 million to over 20 million gallons annually), and wildlife displacement (Florida panther sightings, deer, gopher tortoises). - Incompatibility with rural character: surrounding lots are 5+ acres; proposed density of 2 units per acre would be a tenfold increase. - School overcrowding (Newsome High School at 101% capacity; Eisenhower Middle School at capacity). - Flooding risks from increased impervious surfaces. - Loss of agricultural way of life: horse riding, cattle showing, equine therapy for veterans. - Item 2F (10051-10057 E Fowler Ave & Harney Rd): No public comments were submitted. - Item 2H (Corridor Preservation Plan Map Update – Fort Hammer Interchange): No public comments were submitted. Discussion Items - Item 2A – HCCPA 25-23 (117 North Dover Road): Privately initiated request to change from Residential 4 (Res4) to Residential 20 (Res20) on 21.76 acres. Staff recommended inconsistency, citing incompatibility with surrounding low-density rural pattern. Applicant argued the area is already mixed-use (gas station, fire station, commercial, townhomes) and that Res20 would allow multifamily near State Road 60. After debate, the commission found the amendment consistent, citing policies 1.1, 1.1.5, 2.2.1, 2.3.1, and objective 4.1. - Item 2B – HCCPA 26-01 (15728-15806 Westlake Drive): Publicly initiated to change last three parcels from Wamama Village Residential 2 (WVR2) to Residential 4 (Res4) to align with previous board direction. Staff recommended consistency. Unanimously approved. - Item 2C – HCCPA 26-04 (Bird Island and Sunken Island): Privately initiated to change from “Not Classified” to Natural Preservation. Applicant Mosaic and Port Tampa Bay supported; Audubon testified in favor. Staff recommended consistency, noting ecological importance and consistency with coastal management and environmental policies. Unanimously approved. - Item 2D – HCCPA 26-05 (18308 Dorman Road – Urban Service Area Expansion): Privately initiated request to expand the urban service area (USA) into 190 acres of rural AR1-5 land. Staff recommended consistency, citing the seven criteria of policy 1.1.10, including proximity to fire station and willingness to address infrastructure via developer agreements. Public opposition was extensive. Commissioners expressed concerns about infrastructure capacity, lack of a comprehensive study for Lithia, and precedent. Motion to find inconsistent passed 4-3, citing policy 1.1.10. - Item 2E – HCCPA 26-06 (18308 Dorman Road – Land Use Change to Residential 2): Associated with the USA expansion, request to change from AR1-5 to Res2 (2 units/acre). Staff recommended consistency, arguing it would serve as a transition between suburban development to the north and rural to the south. Commissioners noted abrupt density increase and incompatibility. Motion to find inconsistent passed 4-3, citing policy 3.1.2 (gradual transitions). - Item 2F – HCCPA 26-08 (10051-10057 E Fowler Ave & 10220 Harney Rd): Privately initiated to change 1.28 acres from Res4 to Light Industrial Planned (LIP). Staff recommended inconsistency due to abrupt intensity change from surrounding residential. Applicant noted existing auto repair and gas station on adjacent parcels; LIP requires a planned development rezoning with site plan review. Commissioners favored flexibility and job creation. Motion to find consistent passed 7-0, citing policies 4.1.1 and 3.1.3. - Item 2H – HCCPA 26-11 (Corridor Preservation Plan Map Update – Fort Hammer Interchange): Publicly initiated text amendment to add the Fort Hammer interchange on I-75 to the adopted map. The interchange is in the 2050 Long Range Transportation Plan (unfunded needs) and aligns with the Little Manatee South Community Plan. Staff recommended consistency. Unanimously approved. Key Outcomes - Item 2A (117 North Dover Road): Motion to find consistent carried 4-3 (Commissioners Baldin, Lincas, Joseph dissenting). - Item 2B (Westlake Drive): Motion to find consistent carried unanimously. - Item 2C (Bird Island and Sunken Island): Motion to find consistent carried unanimously. - Item 2D (Dorman Road USA Expansion): Motion to find inconsistent carried 4-3 (Commissioners Baldin, Seban, Joseph dissenting). - Item 2E (Dorman Road Land Use Change to Res2): Motion to find inconsistent carried 4-3 (Commissioners Baldin, Seban, Joseph dissenting). - Item 2F (Fowler Avenue/Harney Road to LIP): Motion to find consistent carried 7-0. - Item 2H (Fort Hammer Interchange Text Amendment): Motion to find consistent carried unanimously. - Item G (HCCPA 26-09) was continued to the October 2026 cycle.

The Board of County Commissioners held a public hearing on Thursday, April 9, 2026, at 6:00 p.m. to consider adoption of comprehensive plan amendments and a concurrent rezoning. The meeting began with a continuance request for one item and proceeded to staff presentations, applicant testimony, and board discussion. All votes were unanimous (7-0 or 6-0) except where noted. Public Comments & Testimony - No members of the public offered testimony on any agenda item. Discussion Items - Continuance of HC/CPA 25-37 (Ranch Road): The applicant requested a continuance to the July 2026 amendment cycle. The board voted 6-0 to grant the continuance. - HC/CPA 25-27 and HC/CPA 25-28 (Saffold Road): Planning Commission staff presented two associated small-scale plan amendments for a 19.94-acre site at 5008-5044 Saffold Road. The proposals sought to expand the Urban Service Area boundary (25-27) and change the future land use from Agricultural/Rural-1/5 to Residential-4 (25-28). Staff noted the site is within the South Shore Area Wide Systems Plan and Wimauma Village Plan, and the change would allow up to 79 dwelling units (compared to 3 under current designation) or 217,146 sq ft of non-residential uses. The board voted 7-0 to approve both amendments without public comment. - HC/CPA 25-34 and RZ MM 26-0216 (Waters Avenue): Staff presented a privately initiated plan amendment for 41.92 acres at 8400 West Waters Avenue, requesting a change from Residential-9 to Residential-16 to align with existing development density. The companion major modification to Planned Development PD 13-0177 sought to allow a maximum of 669 dwelling units on the site, which currently operates as a mobile home and modular unit park. The applicant (Nicole McKinnon) explained that the site was originally developed in 1970 as a mobile home park and later included an assisted living facility (ALF) that closed due to COVID-19. The density recalculation due to ALF closure created a non-conforming situation; the amendments would "right-size" the project and allow residents to remain. David Smith (Stearns Weaver Miller) noted that traffic and emergency service impacts would not increase because the number of actual occupants remains unchanged. A community meeting drew no opposition. The Zoning Hearing Master recommended approval. Commissioner Wistel requested a restrictive covenant to prevent future density increases; the applicant agreed to a 10-year covenant. The board voted 7-0 to approve CPA 25-34 with the covenant, and 7-0 to approve the major modification. Key Outcomes - HC/CPA 25-37: Continued to July 2026 amendment cycle (6-0 vote). - HC/CPA 25-27 and HC/CPA 25-28: Approved (7-0 each) – Urban Service Area expansion and land use change to Residential-4 for 19.94 acres on Saffold Road. - HC/CPA 25-34: Approved (7-0) – Land use change from Residential-9 to Residential-16 for 41.92 acres on Waters Avenue, subject to a 10-year restrictive covenant limiting future density increases. - RZ MM 26-0216: Approved (7-0) – Major modification to PD 13-0177 to allow up to 669 dwelling units on the Waters Avenue site, with conditions including access restrictions and a unit trade-off mechanism. Note: The meeting was adjourned after these items.

This meeting of the Hillsborough Area Regional Transit (HART) Board of Directors was called to order by Chair Gil Schusser. The board addressed routine approvals, a significant funding reallocation, a legal review of naming rights, and a proposal to change control of a downtown transit corridor. The meeting included public comment, committee reports, and discussion of strategic priorities. Consent Calendar - Approval of Minutes: The board approved the minutes from the March 2, 2026 regular meeting. - Consent Agenda: Items 4A through 4D, recommended by the Claims Committee and the Finance, Audit, Operations & Safety Committee, were approved unanimously. During discussion, a board member disclosed a mediation relationship with Morgan & Morgan (counsel on one of the items) but confirmed no conflict of interest. Public Comments & Testimony - First Speaker (name not given): The speaker urged the board to establish a direct bus route between Tampa International Airport (TIA) and the University Area Transit Center (UATC), the second most important area in the system. He proposed three approaches: extending the Route 45, extending the Route 275, or securing a private sponsor (e.g., TIA or USF) for premium service. He emphasized that the change would be inexpensive and important for connectivity. - John Green: A former employee and community advocate, Mr. Green criticized HART’s management culture, alleging microaggressions, condescension, and disrespect. He cited specific examples, including a CEO remark that “employees don’t read” and a supervisor referring to himself as a “king.” He called for the board to address these issues. Discussion Items - TIP Amendment – Bus Replacement Funding: CFO Shirley Shu Hurley presented a request to redirect $15 million in Surface Transportation (SU) funds from the Heavy Maintenance Facility (HMF) capital project to bus replacement and midlife overhauls. She noted that 75 fixed-route buses have exceeded their useful life (86 of 131, or roughly two-thirds of the fleet). The amendment is a “funding source swap” that frees up ad valorem dollars to serve as local match for future competitive federal grants for the HMF project. The total bus replacement budget is unchanged. The board approved the motion unanimously. - TICO Streetcar Naming Rights: Ms. Bailey, HART staff, reviewed the history of the TICO streetcar naming rights. Agreements from 1998–2009, including a $1 million TICO contribution, assigned the trademark to TICO Energy in perpetuity. HART was not a party to the original agreements and lacks legal standing to renegotiate, according to board counsel. Several board members questioned the validity of the perpetual assignment, given HART owns the streetcar vehicles. The board voted to have staff, along with the city of Tampa and THS (Tampa Historical Streetcar), convene within 30 days to explore options and report back. The motion passed with no opposition. - Marion Street Transit Corridor: Director McCluddy (also referred to as Councilor McCluddy) moved to initiate the process of transferring control of the Marion Street Transit Corridor back to the city of Tampa, arguing it has become an artificial barrier to development and is underutilized. Concerns were raised about potential loss of federal funding (approximately $200,000 annually) and the need for more information. After discussion, the motion was withdrawn, and staff will gather additional data and bring the matter back to a future board meeting. Key Outcomes - Approved Minutes: March 2, 2026 minutes approved unanimously. - Consent Agenda Approved: Unanimous approval. - TIP Amendment Approved: Unanimous vote to redirect $15 million in SU funds from HMF to bus replacement, freeing up ad valorem funds for future HMF grant matching. - TICO Naming Rights Study: Motion passed to have staff, city, and THS meet within 30 days and report back on potential resolution. - Marion Street Motion Withdrawn: No vote; staff to prepare a comprehensive analysis for a future meeting.

The Hillsborough County Transportation Planning Organization (TPO) Board met on April 8, 2026, from 10:00 a.m. to approximately 11:30 a.m. at the Hillsborough County Center. The board approved several action items, including a lighting project on Adamo Drive, the Bearss Avenue Multimodal Safety Study, and the annual certification of the transportation planning process. Public comment addressed regional transportation planning, and a workshop on the FY 2028-2032 Priority List was held. Consent Calendar - Committee Appointments: Approved unanimously. The board confirmed the nominations of Dustin Johnson, Ivyia Adams, Stephen Jones, Steven Gaynair, and Kelly Loya to the Citizens Advisory Committee (CAC). Public Comments & Testimony - Joseph Citro (Tampa resident): Expressed concern about a potential tri-county MPO merger, urging that smaller cities like Plant City and Temple Terrace not be overlooked. He advocated for proactive transportation planning around the proposed stadium at the fairgrounds, including rail from the airport to downtown, and for ensuring road improvements do not disrupt adjacent neighborhoods. Discussion Items - Deobligation and Unified Planning Work Program (UPWP) Amendment: TPO staff presented a routine deobligation of $330,000 in Surface Transportation Program funds from the current FY 2025-2026 UPWP to be reallocated to the FY 2027-2028 cycle. The board approved the amendment unanimously. - TIP Amendment: Lighting on Adamo Drive (State Road 60) from N 22nd St to US-41: FDOT requested $342,000 for lighting a two-mile unlit segment, in coordination with a resurfacing project. The project is expected to be completed by August 2026. The board approved by roll call vote, 12-0. - Bearss Avenue Multimodal Safety Study: The study (1.05 miles from North Blvd to CSX railroad) recommended shared-use paths, mid-block crossings, corridor lighting, lane narrowing to 11 feet, and intersection improvements. Discussion included concerns about 11-foot lane compatibility with HART buses. Staff clarified it is not a current HART route and that 11-foot lanes are standard for 45 mph roads. The study was approved unanimously. - Annual Certification of Metropolitan Transportation Planning Process: TPO Executive Director Johnny Wong presented the joint FDOT/TPO certification, noting seven notable achievements including improved quarterly meetings with local governments, the Brightline station area study public engagement (over 12,000 survey respondents), and a federal PPPP grant for prioritizing projects. No corrective actions were issued. The board approved the certification and authorized the executive director to sign the statement. - FY 2028-2032 TPO Priority List Workshop: Agency representatives from HART, Hillsborough County, the City of Tampa, Temple Terrace, and Plant City presented their proposed priority projects. Highlights included HART’s bus replacements and bus stop improvements, Hillsborough County’s smart traffic network and trail segments, Tampa’s bridge maintenance and bike/ped projects, Temple Terrace’s 56th Street safety improvements, and Plant City’s pedestrian/bicycle enhancements. The list will be formally considered at the May 13 board meeting. Key Outcomes - Approved minutes of the March 11, 2026 meeting. - Approved consent agenda (committee appointments). - Approved deobligation and UPWP amendment (unanimous). - Approved TIP amendment for Adamo Drive lighting (roll call 12-0). - Approved Bearss Avenue Multimodal Safety Study (unanimous). - Approved annual certification of the transportation planning process (unanimous). - Next meetings: Special meeting on May 5, 2026 (to discuss draft regional MPO apportionment plan); regular board meeting on May 13, 2026 (to adopt FY 2028-2032 Priority List). - Other: FDOT announced a pilot safe driving challenge for high school students in Hillsborough County, and the executive director reported on legislative updates including a 23% reduction in proposed federal transit spending.

The Hillsborough County Board of County Commissioners held a regularly scheduled land use meeting on April 7, 2026, at 9:00 AM. The board considered withdrawals, the consent agenda, vacation petitions, a new Community Development District, two regular agenda rezoning and modification items, a status report on Live Local Act projects, and a county attorney item on whether to appeal a circuit court ruling regarding a denied rezoning. All votes were 7-0 except the appeal decision, which failed 3-4. Consent Calendar - Approved the consent agenda (7-0), which included: - B.1: Rezone (RZ-PD 25-0582) for ProTek 34th Holdings, LLC at 6920 E Chelsea St., 3.54 acres, from PD to PD (approval recommended by Zoning Hearing Master and Development Services; Planning Commission found consistent). - B.2: Rezone (RZ-PD 25-1382) for Brent & Hannah Townend at 911 Bryan Rd., 1.42 acres, from RSC-6 to PD (approval recommended). - B.3: Rezone (RZ-STD 26-0297) for Raul Riano at SE Corner of W Sligh Ave & N Himes Ave., 0.32 acres, from RSC-9 to RMC-20 (approval recommended). - B.4: Acceptance of Mosaic’s 2024/2025 Consolidated Mines DRI 263 Annual Report for informational purposes. - B.5: Acceptance of warranty check ($9,394.75) and administrative rights for Carrollwood Self Storage and Retail Off-Site improvements. - B.6: Approval of Development Review Procedure Manual (DRPM) Text Amendment 25-1388 updating Wellhead and Surface Water Protection Area review processes. Public Comments & Testimony - Item J.1 (Litigation on Pebble Creek rezoning): Three residents urged the board to appeal the circuit court’s amended order granting the writ of certiorari that quashed the board’s denial of RZ-PD 23-0132. Joanne Carter (9507 Pebble Glenn Ave) asked the board to “continue to defend the original decision and appeal this matter.” Michael Green (9014 Hogan’s Bend) stated the board’s action may serve as a precedent and urged “all appropriate legal steps.” Leslie Green, president of Pebble Creek Village HOA, requested appeal, citing a similar successful appeal in another county. Applicant attorney Jake Kramer (Barbas Cremer) objected to citizen testimony but asked the board not to appeal, noting that the developer has continued working with the community and pledged high-end homes and improved amenities; he argued the developer is not maximizing density and asked for certainty. Discussion Items - Withdrawals and Continuances: Seven items (A.1 through A.7) were continued to future meetings (mostly May 12, 2026, with A.4 to June 9, 2026) by unanimous 7-0 votes. - C.1 and C.2 – Vacation Petitions: Both approved 7-0. C.1 vacated an 85.1 sq ft utility easement for a pool enclosure and shed destroyed by Hurricane Milton. C.2 vacated approximately 1,000 sq ft of unimproved right-of-way in East Lake Orient Park to support affordable housing development. - E.1 – Vista Diroma CDD: Petition to establish the Vista Diroma Community Development District approved 7-0. The total budgeted CDD-qualified common area infrastructure costs are $36,557,996, with an estimated $7,928,340 (21.7%) funded by long-term CDD bond proceeds. - F.1 – True Builders Rezone (RZ-PD 24-0921): Rezone of 2.45 acres on North Frontage Road from ASC-1 to PD for a contractor’s office with enclosed storage. Planning Commission found it inconsistent with the comprehensive plan due to rural location and lack of commercial locational criteria; Zoning Hearing Master recommended approval. Applicant Isaac Turpin (True Builders) and engineer Ryan Renardo presented, noting a 70-foot buffer to the north, variations for entry road buffers, and waiver of commercial locational criteria (site 2,800 ft from nearest qualifying intersection). Nearby church and a single-family homeowner provided no-objection statements. Commissioner Miller, in whose district the property lies, moved for approval, citing compatibility and well-maintained existing site. Approved 7-0. - F.2 – Torose Major Modification (MM 25-1372): Major modification to existing PD (83-0173) on 50.01 acres at 6302 E Dr Martin Luther King Jr Blvd to add a second development option allowing full manufacturing uses (excluding heavy industrial). Planning Commission found it consistent; Zoning Hearing Master recommended approval. Applicant’s representative noted no objections. Approved 7-0. - I.1 – Live Local Act Status Report: Staff reported no new applications since the previous month. Report accepted 7-0. - J.1 – Litigation on Denied Pebble Creek Rezoning (RZ-PD 23-0132): County Attorney Mary Dorman presented the item, recommending appeal due to identified appealable issues. Board discussed the procedural history. Commissioner Wostal expressed disappointment that public comment was limited and argued the larger community (over 1,000 homes) does not want an appeal, stating “we’re just punishing the community.” Commissioner Hagan said the neighborhood remained mostly in favor of appeal (citing 76 individual emails in support vs. 22 to stop) and argued the trial court judge erred. He made a motion to appeal, seconded by Commissioner Myers. The motion failed 3-4 (Commissioners Hagan, Myers, Miller in favor; Cameron Cepeda, Cohen, Wostal, Boles opposed). Since the appeal was not approved, the matter will return to the board at a future land use meeting. Key Outcomes - Seven continuation items approved unanimously to later dates. - Consent agenda and two vacation resolutions approved 7-0. - Vista Diroma CDD established unanimously. - True Builders rezoning approved 7-0, including a waiver of commercial locational criteria. - Torose major modification approved 7-0. - Live Local Act status report accepted 7-0. - Motion to appeal the circuit court’s ruling in the Pebble Creek (G.L. Acquisitions) rezoning litigation failed (3-4), meaning the board will not appeal; the application will return to a future land use meeting.