Public Meetings - Hillsborough County, Florida

The Board of County Commissioners convened a public hearing on March 26, 2026, at 6:00 PM to consider two large-scale comprehensive plan amendments (HC/CPA 25-04 and HC/CPA 25-03) and a concurrent rezoning (PD 25-0934) for the Lutz Lake Fern Road area. The meeting also included a continuance, two text amendments, and a resolution for transmittal. Over 40 members of the public registered to speak, with most opposing the development proposals. The board voted to deny both comprehensive plan amendments, effectively ending the rezoning application. Consent Calendar - HC/CPA 25-38 Continuance: A request to continue the Comprehensive Plan Map Amendment on ±4.36 acres at 11017 East 92 Highway to the May 14, 2026 public hearing was approved unanimously. Public Comments & Testimony - Opposition (majority of speakers): Residents, including representatives from the Keystone Civic Association, Terramore Homeowners Association, and individual property owners, expressed strong opposition to HC/CPA 25-03 and 25-04. Key concerns included: - Traffic congestion on Lutz Lake Fern Road, a two-lane road already at capacity, with projected increases of 6,565 daily trips, 160 AM peak hour trips, and 478 PM peak hour trips. - Overcrowding at local schools (Hammond Elementary, Martinez Middle, Steinbrenner High) – Steinbrenner already at 98% capacity. - Environmental impacts: wetlands, wildlife habitat (gopher tortoises, sandhill cranes), and the Brooker Creek Headwaters Preserve. - Water and sewer infrastructure deficiencies: existing potable water and wastewater systems lack sufficient capacity; residents cited concerns about septic systems, sinkholes, and lake levels. - Incompatibility with the Keystone-Odessa Community Plan, which calls for rural character and one unit per five acres. - The applicant’s history of legal challenges and the precedent of expanding the Urban Service Area (USA) into rural areas. - Support (applicant team): Attorney Jim Porter and Todd Pressman argued that the site is an agricultural enclave, surrounded by higher-density development (Pasco County to the north, Terramore to the east, Cheval to the south). They noted that the state agencies (Florida Department of Commerce, FDOT, FDEP, FWC) found no objections, and that the proposed 392 homes (1.38 units per gross acre) would preserve 70% of the site as wetlands and open space. They offered to drop the RV park option to address community concerns. Discussion Items - HC/CPA 25-04 (Urban Service Area Expansion): Proposed to expand the USA by ±295.6 acres to include the subject site. The Planning Commission found the amendment inconsistent with the Comprehensive Plan, citing failure to meet criteria for logical extension of development pattern and conflict with the Keystone-Odessa Community Plan. The board voted 4–3 to deny the amendment. - Vote: Motion to deny by Chair Hagen, second by Commissioner Bowles. Yes: Hagen, Bowles, Myers, Miller. No: Cepeda, Cohen, Wolstall. - HC/CPA 25-03 (Future Land Use Change to RES-4): Proposed to change ±308.89 acres from Agricultural Rural-1/5 to Residential-4, allowing up to 4 units per acre. The Planning Commission found it inconsistent with rural area policies and the community plan. The board voted 6–1 to deny. - Vote: Motion to deny by Commissioner Cohen, second by Commissioner Miller. Yes: Cohen, Hagen, Bowles, Myers, Miller, Wolstall. No: Cepeda. - Concurrent Rezoning (PD 25-0934): The rezoning to Planned Development for either 392 single-family homes plus 100,405 sq ft commercial or 392 RV spaces plus commercial was dependent on the CPAs. Since both CPAs were denied, no action was taken on the rezoning. - Text Amendments (C1 and C2): Both were approved unanimously. - C1 (HC/CPA 25-26): Renamed the “SouthShore Areawide Systems Plan” to the “South Hillsborough County Plan” within the Livable Communities Element. Approved 7–0. - C2 (HC/CPA 25-29): Added a new “Rural Light Industrial” future land use category and definition of “Limited Light Industrial Uses” to allow for small-scale industrial uses compatible with rural character. Approved 7–0. Key Outcomes - HC/CPA 25-04 (USA Expansion): Denied (4–3). - HC/CPA 25-03 (RES-4 Land Use Change): Denied (6–1). - Rezoning PD 25-0934: No action taken; automatically withdrawn due to denial of companion CPAs. - HC/CPA 25-38 (Continuance): Approved to May 14, 2026. - HC/CPA 25-26 (Text Amendment – South Hillsborough Plan): Approved for transmittal (7–0). - HC/CPA 25-29 (Text Amendment – Rural Light Industrial Category): Approved for transmittal (7–0). - Resolution for Transmittal: Approved for the two text amendments (7–0).

The Hillsborough County Value Adjustment Board (VAB) met on March 25, 2026, to consider phase one recommended decisions on property tax petitions, approve minutes from the prior meeting, and discuss other VAB matters. The meeting included public comments from petitioners and a presentation from the Property Appraiser's office. Public Comments & Testimony - Marlon Briggs (petitioner for petitions 1666 and 1669) expressed frustration that a previous reduction in just value was not implemented in subsequent years, leading to a tax bill of $11,412 for a modest two-bedroom home. He noted medical issues and said the current assessment of $12,228 is unaffordable. The board explained it could not adjust prior years' values, noting that recourse lies with circuit court. - Will Shepherd (Attorney for the Property Appraiser's Office) stated the office is willing to review petitions further and outlined the board's options: request property appraiser review, a second special magistrate hearing, or a board hearing (with due process). - Amy Lupin (petitioner for commercial property) questioned how refunds work if her petition is approved and expressed concern about repeat assessments. She noted the special magistrate agreed the income approach used an incorrect cap rate and omitted a 15% cost-of-sale deduction. The board encouraged her to speak with the Property Appraiser's office after the meeting. Discussion Items - The board discussed petition 1666 (Mr. Briggs): the special magistrate granted a reduction in just value from $713,875 to $615,730, but taxable value remained unchanged due to the 10% assessment cap. The board confirmed it could not adjust prior years and recommended Mr. Briggs appeal to circuit court if needed. - A motion was made and seconded to accept the Phase I recommended decisions, excluding petitions 2025-00028 and 2025-00029 due to a board member's conflict. After a vote on the amendment, the motion as amended passed unanimously. - A separate motion to accept the findings for the two excluded petitions passed with one abstention. - The board approved the minutes from the September 16, 2025 meeting without changes. - Other matters: The board discussed new audio-visual recording requirements and noted the next meeting is scheduled for May 19, 2026, at 9:30 AM. An update on a state audit was provided—still in process, with no final report yet. Key Outcomes - Phase I decisions approved for all petitions except 2025-00028 and 2025-00029 (which were approved separately). - Minutes from September 16, 2025, approved. - The board took no further action on Mr. Briggs' prior-year issues, directing him to circuit court. - Next VAB meeting set for May 19, 2026, at 9:30 AM.

This public hearing, conducted by Hearing Officer Steve Luce, addressed a series of rezoning and major modification applications for properties in unincorporated Hillsborough County, Florida. The meeting began at 6:00 PM and adjourned after 9:10 PM. Several items were continued, withdrawn, or remanded. The hearing covered both standard rezoning and planned development requests, with testimony from applicants, staff, planning commission, and members of the public. The Hearing Officer will file recommendations by April 13, 2026, for final decision by the Board of County Commissioners on May 12, 2026 (or May 14 for some items). Continuances and Withdrawals - 20 applications were continued to future hearings (primarily April 27, 2026), including items from Todd Pressman, Jacob Cremer, and others. One application (RZ-PD 26-0206) was continued to May 26, 2026. Two applications (RZ-STD 26-0470 and 26-0471) were withdrawn. - Item D9 (MM 26-0215) was continued to April 27, 2026 at the applicant's request to allow plan revisions. - Item D12 (RZ-PD 26-0349) was continued by staff to April 27, 2026. Remand Item - B1: RZ-PD 25-1338 (Syed L. Ali) – Property at 7814 E Elm St, 0.91 acres, rezone from RSC-6 MH to Planned Development for 10 dwelling units (5 duplexes). Staff and planning commission found the request compatible and consistent. No public opposition. Recommendation: Approval. Standard Rezonings (RZ-STD) - C1: RZ-STD 26-0359 (Matthew Spero) – 0.29 acres at 3614 Orient Rd, rezone from RDC-12 to RMC-12 to allow a triplex. Staff and planning commission supported. One opponent cited traffic, drainage, and rural character concerns. Staff clarified level of service (C with standard D) and that density does not increase. Recommendation: Approval. - C2: RZ-STD 26-0457 (Donald & Katharine Thompson) – 3.68 acres at 10737 Albritton Rd, rezone from AR to AS-1 to bring a non-conforming lot into compliance. Staff and planning commission found consistent. No public comment. Recommendation: Approval. - C3: RZ-STD 26-0468 (Arthur Gillette) – 0.86 acres at 10002 Alafia St, rezone from AS-1 to AS-1 with Show Business overlay. Staff found criteria met due to adjacent similar zoning. No public comment. Recommendation: Approval. Rezonings to Planned Development (RZ-PD) & Major Modifications (MM) - D1: RZ-PD 25-0882 (David Wright/TSP Companies) – 9.66 acres in Ruskin, rezone from AS-1 to PD for a 50-room hotel resort with 10,000 sq ft ancillary, using an existing lake. Staff supported a variation to reduce buffer width. No public comment. Recommendation: Approval. - D2: RZ-PD 25-0939 (Ledbetter MHP, LLC) – 8.55 acres, rezone from CG to PD for industrial uses, excluding heavy industrial. Concurrent comp plan amendment (CPA 25-38) to extend SMU-6. Staff and planning commission supportive. No public comment. Recommendation: Approval (dependent on CPA). - D4: RZ-PD 25-1386 (Highland Homes) – 634.66 acres, rezone from AR, AS-1, and PD to new PD for up to 2,000 residential units, removal of school site. Traffic improvements include a traffic circle at Bishop/Westlake. Staff and planning commission found consistent. No public comment. Recommendation: Approval. - D5: RZ-PD 25-1387 (E Slight LLC) – 4.98 acres, rezone from ASC-1 and RSC-3 to PD for 47 multifamily units in two buildings along Hillsborough River. Variation for buffer reduction. Staff and planning commission supportive. No public comment. Recommendation: Approval. - D6: RZ-PD 26-0070 (Jacob Cremer) – 6.8 acres, rezone from AR to PD for 80,000 sq ft light industrial warehouse. Concurrent CPA to LIP. Planning commission staff found inconsistency due to residential context, but development services recommended approval with mitigation (enhanced buffers, limited hours). Public speakers supported the project citing existing nearby industrial uses and desire for cleanup. Recommendation: Approval (with conditions). - D7: RZ-PD 26-0213 (Almosta Farm Athletics LLC) – 9.98 acres, rezone from AR to PD for a sports training facility (the “Yard”) with indoor and outdoor practice fields, retaining existing home. Staff and planning commission recommended denial due to compatibility and commercial locational criteria. Significant public testimony: 20 supporters (including student athletes, coaches, residents citing need for training facilities) and 6 opponents (neighbors citing noise, light, traffic, loss of rural character). Applicant offered conditions (no games, limited hours, lighting controls). Hearing Officer will file recommendation. - D8: RZ-PD 26-0214 (Hill Ward Henderson) – 16.62 acres, rezone from PD and RSC-2 to new PD to add 2.23 acres for stormwater pond only. Variation for buffer reduction. Staff and planning commission supportive. No public comment. Recommendation: Approval. - D10: MM 26-0335 (Mark Bentley) – 2.5 acres, major modification to PD 23-0257 to replace a 100-bed residential facility with 19,300 sq ft office uses. Two buffer variations. Staff and planning commission found compatible. No public comment except positive email from neighbor. Recommendation: Approval. - D11: MM 26-0346 (ACG BBQ, LLC) – 1.73 acres, major modification to PD 15-0079 to add a 4,000 sq ft restaurant with one drive-thru lane, limited hours (10:30 AM–9:30 PM). Variation for order box setback reduction. Applicant proposed enhanced wall and landscaping. Opposition from adjacent HOA (Landings at Alafaya Trace) citing increased traffic on private road, queuing, and cost burden. Staff and planning commission recommended approval with conditions. Transportation staff expressed queuing concerns but noted future site plan review. Recommendation: Approval (with conditions). Key Outcomes - 13 applications received recommendations for approval (subject to conditions and dependent CPA approvals where noted). - 1 application (D7) received a split recommendation: staff opposition, planning commission opposition, but strong public support; Hearing Officer will file recommendation. - All recommendations are due to be filed by April 13, 2026. - Final decisions will be made by the Board of County Commissioners at the May 12, 2026 Land Use Meeting (or May 14 for items with concurrent CPAs). - Parties of Record wishing to speak before the BOCC must have presented testimony or evidence at this hearing. - Requests for Additional Evidence must be filed by April 23, 2026.

The Board of County Commissioners held a workshop on March 11, 2026, starting at 1:30 PM, to review eleven comprehensive plan amendments (HC/CPA 26-01 through 26-11). The workshop was virtual. Commissioners heard staff presentations on proposed map and text amendments, asked questions, and offered comments. No formal votes were taken; the items are expected to proceed to a future public hearing. Two items (A2 and A3) were continued to the April cycle. Discussion Items - HC/CPA 26-01 (15.04 acres, West Lake Drive): A publicly initiated map amendment to change the remaining three parcels with the WVR-2 (Wimauma Village Residential-2) future land use designation to Residential-4 (RES-4). Staff noted these are the last parcels with WVR-2 in the county; adoption would allow removal of the WVR-2 category from the comprehensive plan. No public comment. - HC/CPA 26-02 and 26-03 (Williams Road & Bessie Dix Road, 81.9 and 109.19 acres): The applicant continued these items to the April 2026 cycle; they were not presented. - HC/CPA 26-04 (Bird Island & Sunken Island, 49.72 acres): Privately initiated by Mosaic to change the future land use from Not Classified to Natural Preservation (N). Staff explained the amendment would formalize environmental protection. Commissioner Miller raised concerns about potential implications for urban service area expansion over islands, and Commissioner Bowles noted Mosaic’s existing wave mitigation and bird habitat on the islands. Staff promised additional research for the public hearing. - HC/CPA 26-05 (Dorman Road, 190 acres – USA expansion): Privately initiated to expand the Urban Service Area (USA) boundary. Commissioner Miller commented on the “hotspotting” of USA expansions and referenced a letter from the Planning Commission chair, urging a broader planning approach. No vote. - HC/CPA 26-06 (same site, 190 acres – land use change): Associated with A5, proposing to change from Agricultural/Rural-1/5 (A/R-1/5) to Residential-2 (RES-2). Staff noted the potential increase in residential density from 38 units (under A/R-1/5) to 380 units (under RES-2), while non-residential intensity (2 million square feet) would remain unchanged. No vote. - HC/CPA 26-07 (Hillsborough Avenue & George Road, 6.7 acres): Privately initiated to change from Residential-6 (RES-6) and Office Commercial-20 (OC-20) to Light Industrial Planned (LI-P). Staff highlighted elimination of residential potential and introduction of light industrial uses. No questions. - HC/CPA 26-08 (East Fowler Avenue & Harney Road, 1.28 acres): Privately initiated to change from Residential-4 (RES-4) to Light Industrial Planned (LI-P). Commissioner asked about existing uses; staff noted light industrial, single-family, and vacant land on site. No vote. - HC/CPA 26-09 (State Road 60 & Turkey Creek Road, 483.03 acres): Privately initiated (applicant: CAMI Corbett) to change from Energy Innovation Park (EIP) to Light Industrial Planned (LI-P). Staff provided detailed comparison of EIP (renewable energy-focused mixed-use district with mandatory energy production and 20% land dedication) versus LI-P (traditional industrial). Commissioner Wessel requested a larger map showing the entire EIP area and recent adjacent amendments. No vote. - HC/CPA 26-10 (Kingsway Road & Thonotosassa Road, 24.22 acres): Privately initiated to change from A/R-1/5 and Residential-1 (RES-1) to Residential-2 (RES-2). Staff noted potential density increase from 16 to 48 dwelling units, with no change in non-residential intensity (263,755 sq ft). Commissioner Miller commented on the road’s history. No vote. - HC/CPA 26-11 (Corridor Preservation Plan Map text amendment): Publicly initiated by Hillsborough County’s Community & Infrastructure Planning Department to add the Fort Hammer Interchange on I-75 (south of Little Manatee River) to the Corridor Preservation Plan map. Staff explained the amendment aligns with the TPO’s Access 2050 long-range transportation plan (unfunded need). Commissioner Miller stressed the importance of preserving corridors, citing past opposition to Lithia Pinecrest and SR 301 that led to development pressures. No vote. Key Outcomes - The workshop concluded with no decisions or votes. All items are scheduled for a future public hearing, except items A2 and A3 which were continued to the April 2026 cycle. - Staff committed to providing additional information (e.g., larger aerial maps, urban service area implications for A4) at the upcoming public hearing.

The Hillsborough County Transportation Planning Organization (TPO) Board met on Wednesday, March 11, 2026, at the Hillsborough County Center in Tampa, Florida, beginning at 10:00 a.m. Chair Andrew Ross (Mayor of Temple Terrace) presided. The meeting covered routine approvals, two action items (a multimodal study and a safety evaluation), status reports on transit development and the unified planning work program, a retirement recognition, and a report on a Sunshine Law matter involving citizen volunteers. Consent Calendar - Committee Appointments – The Board confirmed nominees to the Citizens Advisory Committee (Jason Grundy), Technical Advisory Committee (Joel Yap, Holliston Wagner, Martha Nava Ortiz, Danny Collins), and Livable Roadways Committee (Zeina Kamal). - Prioritization Project Pilot Program (PPPP) Consultant Negotiation – The Board authorized staff to begin agreement negotiations with Kittelson & Associates (with Benesch as backup) for the $1,056,000 grant-funded Tampa Bay Transportation Project Prioritization Initiative. Public Comments & Testimony - No public speakers were present at the meeting. One advance comment via email from George Stokes expressed support for a Bright Line station in Tampa; a comment on X (formerly Twitter) inquired about light rail projects. These were summarized by staff. Discussion Items Temple Terrace Multimodal Network Connections Study (Approved) - Chris Keller (Benesch) presented the final study, which identifies a network of low‑stress bicycle and pedestrian connections within Temple Terrace, including an 8.5‑mile primary circular route linking parks, schools, and commercial areas. The study includes a prioritization tool (tier‑based) and a high‑level cost estimate ($18 million for all projects, not a single budget). Board members asked about school connectivity (elementary, middle, high schools), wayfinding signage, coordination with county/state roads, and implementation timeline. Mayor Ross clarified that Temple Terrace has no current plan to spend $18 million on bike trails; the study will be used as a menu of options. The Board approved the study unanimously (motion by Councilmember Clendenin, second by Commissioner Myers). Safety Treatment Effectiveness Evaluation (Approved) - Jennifer Musselman (Kittelson & Associates) presented the evaluation, which analyzed 14 low‑cost/high‑cost treatments and 10 case studies (five higher‑cost, five lower‑cost) in Hillsborough and neighboring counties. Key findings: higher‑cost projects (e.g., roundabouts) more consistently reduced fatal/serious injury crashes; lower‑cost projects (e.g., raised crosswalks, rectangular rapid‑flashing beacons) offered strong return for specific crash types (pedestrian, left‑turn). Dr. Wong noted the study’s limitations (small sample, three years of data) but advocated shifting strategy toward more transformative safety projects. Councilmember Clendenin expressed concern about the data’s sufficiency, but several members (Commissioner Cohen, School Board Member Gray) highlighted practical takeaways (bulb‑outs on Kennedy Boulevard, protected left‑turn signals). The Board accepted the report unanimously (motion by Commissioner Boles, second by Commissioner Cohen). 2027‑2036 Transit Development Plan (TDP) Major Update (Informational) - Jesus Peraza Garcia (HART) presented the timeline for the state‑required 10‑year plan, due March 2027. Public outreach includes an online survey (hardvisionplan.com) and 10 vision workshops across the county (ongoing through March 2026). Commissioner Wostal praised HART’s recovery efforts and urged continued restructuring. Draft Unified Planning Work Program (UPWP) for FY2026‑2028 (Informational) - Sarah Caper (TPO staff) outlined the two‑year planning budget. Estimated funding includes $2,083,325 in federal consolidated planning grants (plus de‑obligated funds, to be approved in April) and $600,000 in Surface Transportation funds per fiscal year. The draft includes required projects (state of the system report, TIP, LRTP update) and new planning requests (safety planning, smart cities, Plant City walk‑bike plan update, business operations report). Commissioner Wostal raised concerns about US 301 corridor safety and the need for proactive planning given upcoming development. Secretary Hall confirmed FDOT is working on a revised design for US 301 and noted recent signal improvements. Key Outcomes - Approved Temple Terrace Multimodal Network Connections Study (vote: unanimous). - Approved Safety Treatment Effectiveness Evaluation Report (vote: unanimous). - Approved Consent Agenda (committee appointments and PPPP consultant negotiation) (vote: unanimous). - Recognized retirement of TPO Assistant Director Gena Torres, effective after 36 years of service. - Announced reclassification of Sarah Caper to Assistant Director (effective February 22, 2026). - Reported that two citizen volunteers on an advisory committee resigned after inadvertently discussing TPO business outside a public meeting; staff will implement enhanced Sunshine Law training and annual refreshers for all volunteers. - Next Regular Meeting: April 8, 2026. - Action on Regional MPO Apportionment Plan: Expected to appear in May after Pasco and Pinellas boards act in April. - Legislative Update: Regular session ends March 14; a special session likely for budget resolution; the Sun Trail Network prioritization bill has passed both chambers and awaits governor’s signature.

The Hillsborough County Board of County Commissioners (BOCC) convened a regularly scheduled Land Use Meeting on March 10, 2026, at 9:00 AM. Key actions included approval of a consent calendar, several public hearings, and major development items. Notable public testimony centered on a proposed mobile home park and a large mixed-use project on a former phosphate mine site. Commissioner Ken Hagan served as Chair. Six commissioners were present (Commissioner Chris Boles absent). Consent Calendar The Board approved the consent agenda (6-0) including routine administrative items: - RZ-STD 26-0128 & 26-0163: Rezones for mobile home park use in Wimauma. - Off-site improvement acceptances: Watermain (Cali Coffee – Brandon), turn lane (Citrus Park Mini Storage), utility acceptance (VYO Temple), and plat approvals for South Creek Phase 5A & 5B and Waterset Wolf Creek Phase C1. Warranty/performance bonds accepted for each. Public Comments & Testimony F.1 – Riverbreeze Tampa MHP, LLC (RZ-PD 25-0809): - Rebecca York (adjacent property owner) expressed concerns about man-made ponds proposed near her property line and questioned the 120-day occupancy limit for park model RVs, stating the development would not constitute affordable housing. - Michael Blake (neighbor) opposed, alleging the applicant’s existing mobile home parks are dilapidated and largely unoccupied. He argued the new park would bring more substandard housing and urged denial. He questioned oversight of the 120-day limit. - Applicant Todd Pressman rebutted, stating the park will be upgraded with water/sewer connections and all old units removed. He noted the property has no code enforcement citations. F.2 – University Energy Park, LLC (MM 25-0810): - Daniel Kimbrell (Plant City resident) opposed, citing rapid growth in the area, inadequate roads, and community opposition. He submitted a petition with nearly 1,000 signatures. - Lora (last name unclear, Dover resident) opposed, arguing that 90% of the 3,000-acre site had not been tested for contamination and that residential development with daycare centers on a former phosphate mine posed unacceptable health risks. - Another speaker (unnamed) demanded transparent, immediate release of test results; cited concerns about private wells, traffic, first responder access, radioactive contaminants, and habitat loss. She argued the board has the right to deny based on safety and environmental perils. - Penny Martin (online, ground zero resident) opposed, noting elevated radon levels in the area (41% of tested homes), contaminated sludge ponds, railroad transporting mining material, and the need for comprehensive testing before any development. Discussion Items A. Withdrawals, Continuances, and Remands: - A.1–A.3 (GTIS Metro DG LLC – RZ-PD 22-1390 et al.): Continued by applicant to June 9, 2026 (6-0). - A.4 (Bassam Dammak – RZ-PD 25-0383): Continued to April 7, 2026 (6-0). - A.5 (Coastal Construction – PRS 25-0570) & A.8 (Habitat for Humanity – PRS 26-0179): Withdrawn (6-0). - A.6 (Robert Martin – RZ-STD 25-1026): Remanded to Zoning Hearing Master (6-0). - A.7 (Mark Bentley – PRS 26-0173): Continued to April 7, 2026 (6-0). C.1 – Vacation of Right-of-Way (V25-0024): - Victoria Rosenbecker (Facilities Management) presented: 1.582 acres of Balm Wimauma Road to be vacated for Balm Park & Recreation Center expansion (11.5-acre existing park plus new 5.6-acre parcel, total 16 acres). No objections. Approved 6-0. E. Public Hearing – Land Use: - E.1 (US Foods, Inc. – PRS 26-0177): Minor modification to increase building from 10,034 to 13,100 sq ft for truck maintenance. Applicant: Brian Ox. No public opposition. Approved 6-0. - E.2 (PSS, LLC – PRS 26-0182): Modify entitlements on 0.93 acres; shift from flex condo to storage/commercial. Applicant: Ann Pollock. Approved 6-0. - E.3 (1819 Investment LLC – PRS 26-0300): Increase community residential home beds from 70 to 100 by adding 6 dwelling units. Applicant: Patricia Ortiz. No opposition. Approved 6-0. - E.4 (BG Ventures – PRS 26-0387): Remove condition requiring CO for a single-family home before mini-warehouse development; alternative compliance via mixed-use proximity. Applicant: Chris McNeill. Approved 6-0. F. Regular Agenda: - F.1 (Riverbreeze Tampa MHP – RZ-PD 25-0809): Rezone 10.15 acres to allow mobile home/park model RV park (93 units or 80 units). Planning Commission and ZHM recommended approval. Board discussion centered on compatibility, code enforcement on applicant’s other properties, and affordability. Commissioners Wostal, Cohen, Myers, Cameron Cepeda supported, citing existing entitlements and the need for affordable options. Approved 6-0. - F.2 (University Energy Park – MM 25-0810): Major modification to allow up to 1,200 residential units in Pocket E of the Energy Innovation Park. Extensive environmental conditions added (gamma surveys, radon mitigation, vapor barriers, 1,4-dioxane testing). Commissioners debated safety vs. pre-existing industrial entitlements. Commissioner Wostal highlighted that without residential, the site could still be developed with heavy industrial uses (7M sq ft) without these protections. Commissioner Cameron Cepeda opposed, citing risks of disturbing buried contaminants. Approved 5-1 (Cameron Cepeda dissenting). - F.3 (Misty Moon Properties – MM 25-0849): Add 60-unit mobile home park as second development option on 5.55 acres. No public opposition. Approved 5-0 (Miller absent from vote). - F.4 (11202 Dewhurst – MM 25-1247): Transfer density to increase assisted living beds from 101 to 121 and add restaurant/personal services. One letter of objection (flooding) but applicant noted no new external construction. Approved 6-0. - F.5 (Todd Pressman – RZ-STD 25-1350): Rezone 2.58 acres to BPO(R) with restrictions. Planning Commission and ZHM recommended denial based on incompatibility with residential character and Garden Estates district. Staff recommended approval. Board discussed community plan legal status. Commissioner Wostal argued community plans are non-regulatory. Approved 6-0 over planning/zoning recommendations. - F.6 (Aston Court – MM 25-1354): Change from medical office to 15 multifamily units on 0.77 acres. Compatible with surrounding higher-density uses. Approved 5-0. I. Staff Items: - I.1: Monthly Live Local Act update – one new zoning verification application filed. Lawsuit noted. Commissioner Wostal expressed opposition to the law. Report accepted 6-0. - I.2: Mobility Fee Alternative Satisfaction Agreement for Muck Pond/McIntosh intersection turn lane improvements. Cost offset against developer’s mobility fees. Approved 6-0. Commissioners’ Items: - Commissioner Miller’s motion to direct staff to begin creating a Lithia community plan (to manage growth in rapidly growing area). Approved 5-1 (Commissioner Hagan dissenting). Key Outcomes - All 6 consent items approved without discussion. - 3 applications continued, 2 withdrawn, 1 remanded. - Right-of-way vacation approved (6-0). - All 4 public hearing minor modifications approved (6-0 each). - Rezone for Riverbreeze MHP approved (6-0). - University Energy Park major modification approved (5-1). - Misty Moon and Aston Court major modifications approved (5-0 each). - 11202 Dewhurst major modification approved (6-0). - Todd Pressman rezone approved (6-0) over staff and planning commission denials. - Live Local Act report accepted (6-0). - Mobility fee agreement approved (6-0). - Lithia community plan initiation directed (5-1).

The Hillsborough County City-County Planning Commission met on March 9, 2026, at 3:00 PM for its Regular Meeting, followed by a Public Hearing at 5:30 PM. The meeting included action items on a land development code amendment and the FY27 budget, briefings on numerous comprehensive plan map amendments and code updates, and discussions on the urban service area boundary and public comment procedures. Consent Calendar - No consent calendar was designated; all action items were considered individually. Public Comments & Testimony - No members of the public signed up to speak on items not scheduled for action on the agenda. No public comment was offered during the Regular Meeting portion. Discussion Items - Citizens Advisory Committee Report: Will Atkins reported on the TPO Board’s 13–2 vote to approve the I‑4 widening project (Express Lanes from I‑75 to the county line), noting the CAC had voted against it due to induced demand concerns. He highlighted alignment between the Planning Commission and CAC on transit-oriented development, specifically regarding the MOSI redevelopment on Fowler Avenue, and cautioned that required road improvements may not be added to the TIP before construction begins. - Temple Terrace Land Development Code Text Amendment (Off-Street Parking and Driveways): Staff presented changes to Section 12‑921 to address stormwater runoff, improve driveway slope requirements, and reduce on‑street parking. The amendment was found consistent with the Temple Terrace Comprehensive Plan. - FY27 Budget Adoption: Executive Director Melissa Zornita presented a $38,650 operating budget increase (primarily for Microsoft Office 365 G5 licensing) and a $16,000 capital request for two servers. Commissioners praised staff’s fiscal management. - Briefings (No Action Taken): - Plant City Comprehensive Plan Vision Update: Staff presented draft vision themes on housing, transportation, infrastructure, parks, economic development, and schools, based on over 1,700 survey responses. Next steps include policy language revisions and continued outreach. - Temple Terrace Drainage Code Amendment: Staff introduced proposed updates to Section 12‑834 incorporating dynamic modeling and stormwater design standards from water management district and county manuals. - HC/CPA 26‑01 (Westlake Drive): Publicly initiated map amendment to remove the last WVR2 category parcels and reclassify to Residential 4. - HC/CPA 26‑02 & 26‑03 (Williams Road): Privately initiated urban service area expansion (81.9 acres) and land use change from Residential 1 to Residential 2. - HC/CPA 26‑04 (Bird Island and Sunken Island): Privately initiated change from “Not Classified” to Natural Preservation for two islands in Tampa Bay, previously used as dredge spoil disposal areas. - HC/CPA 26‑05 & 26‑06 (Dorman Road): Privately initiated urban service area expansion (190 acres) and land use change from Agricultural Rural 1‑5 to Residential 2. - HC/CPA 26‑07 (Hillsborough Avenue & George Road): Privately initiated change from Residential 6 and Office Commercial 20 to Light Industrial Planned. - HC/CPA 26‑08 (Fowler Avenue & Harney Road): Privately initiated change from Residential 4 to Light Industrial Planned. - HC/CPA 26‑09 (SR 60 & Turkey Creek Road): Privately initiated change from Energy Innovation Park to Light Industrial Planned. - HC/CPA 26‑10 (Kingsway Road & Tenota Sassa Road): Privately initiated change from Agricultural Rural 1‑5 and Residential 1 to Residential 2. - HC/CPA 26‑11 (Quarter Preservation Plan Map Update): Publicly initiated text amendment adding the proposed Fort Hamner Interchange to the map, aligning with the long‑range transportation plan. - City of Tampa LDC Text Amendments (5 items): Staff presented updates to height limits in the Channel District, subdivision regulations, elimination of special street setbacks, removal of EV‑capable requirements (preempted by state), and addition of certified recovery residences. - Temple Terrace Commercial Vehicle Code Amendment: Proposed revisions to definitions and restrictions to allow certain commercial vehicles in residential districts based on weight classifications. - Executive Director’s Report: Melissa Zornita reported on the transmission of Tampa’s comprehensive plan to the state, staff transitions at the City of Tampa, the kickoff of Temple Terrace’s comprehensive plan update, and ongoing urban expansion area studies. She noted a retreat scheduled for March 24. - Old Business – Urban Service Area Boundary: Chair Kona proposed sending a letter to the Board of County Commissioners requesting discussion on the urban service area boundary’s origins, empirical criteria, and impacts. After debate, a motion to send the letter passed 7–2. A subsequent motion to hold an educational workshop (without hiring a consultant) on the urban service area passed unanimously. - New Business – Public Comment Time Limits: Commissioner Kona raised concerns about unlimited public comment on certain agenda items, suggesting a 60‑minute cap per item. Commissioners discussed pros and cons; staff will research other jurisdictions’ practices and bring recommendations to a future meeting. - Other Business – Comprehensive Plan Errors and Procedure Manual: Chair Kona noted pagination and numbering errors in the county comprehensive plan (e.g., duplicated pages, misnumbered objectives). Staff will correct them. He also questioned the need for staff’s “recommendation” in reports, suggesting an unbiased presentation of both sides. Staff and counsel explained the legal and procedural rationale. No formal action was taken. - Committee Reports: Commissioner Kona reported on the February TPO Board meeting, including a TIP amendment for HART (32 million for CNG buses) and a traffic signal prioritization study. He noted possible sunshine law violations at the CAC board, with full details expected at the March 12 TPO meeting. Key Outcomes - Temple Terrace LDC Amendment (Off‑Street Parking): Motion to find the amendment consistent with the Temple Terrace Comprehensive Plan passed unanimously (9‑0). - FY27 Budget Adoption: Motion to adopt the proposed FY27 operating and capital budget and submit it to the Board of County Commissioners passed unanimously (9‑0). - Letter to BOCC on Urban Service Area: Motion to send a letter urging the BOCC to discuss and consider the origination, empirical evaluation, and quantitative impacts of the urban service area boundary policies passed 7–2 (Commissioners Lincoln and Sink dissenting). - Educational Workshop on Urban Service Area: Motion to hold an in‑house educational workshop on the urban service area, without hiring a consultant, passed unanimously (9‑0). - Public Comment Limits: No vote taken; staff will research options and report back. - Comp Plan Errors: Staff to correct identified pagination and numbering errors in the comprehensive plan.

The Hillsborough County Land Use Hearing Officer (LUHO) convened on Monday, March 9, 2026, at 9:00 AM at the County Center, 2nd Floor, to conduct a public hearing on variances, special use permits, and administrative items. The hearing was presided over by Hearing Officer Susan Finch, with staff from Development Services and the County Attorney's Office present. The meeting addressed a total of 15 agenda items, including 10 continuances/withdrawals and 5 items that were heard on the merits. No final decisions were rendered; the Hearing Officer will file recommendations or final decisions by March 30, 2026. Consent Calendar (Withdrawals and Continuances) - VAR 24-1128 (Rolando Santiago): Continued to April 13, 2026. - SU-SCH 24-1238 (Todd Pressman): Continued by applicant to June 15, 2026. - SU-SCH 24-1335 (David Wright / TSP Companies, Inc.): Continued to April 13, 2026. - SU-AB 25-1115 (Damia Investments LLC): Withdrawn by Zoning Administrator per LDC Sec 10.03.02.C.2. - SU-OPF 25-1192 (Daniel McKnight): Continued to April 13, 2026. - VAR 25-1238 (Maria and Rojelio Mireles): Continued to April 13, 2026. - VAR 25-1340 (Laritza Lopez): Continued to April 13, 2026. - SU-SCH 26-0219 (Pressman Todd, Pressman & Assoc, Inc): Continued by applicant to May 11, 2026. - VAR 26-0381 (Bernadette Rodgers Revocable Trust): Continued to April 13, 2026. - SU-AB 26-0420 (11202 Dewhurst LLC): Continued by Staff to April 13, 2026. Discussion Items F.1 – VAR-WS 26-0397: Dalia Figueroa Lebron – Variance to encroach into the 30-foot wetland setback and variance to lot development standards at 17021 Crawley Rd. (0.96 acres, R-1/ASC-1). The applicant sought to demolish an existing dilapidated home and shed and reconstruct a new home in essentially the same footprint, with encroachments of up to 24.02 feet into the wetland setback and reductions in front, side, and rear yard setbacks. Staff presented findings. The applicant’s attorney (Clay Matthews) and expert planner (Maggie Perez) argued that the property’s unique shape (narrow upland parallelogram between road and lake) meets all six variance criteria. A letter of opposition from Melvin Baker was noted but not supported by expert testimony. No public speakers in support or opposition. The case was heard and pending determination. H.1 – VAR 26-0291: Pavel & Jessica Stehlik – Variance to accessory structure requirements at 2407 E 148th Ave. (0.34 acres, R-6/RSC-6). The applicants requested to place a three-car garage in the rear yard, requiring a 22-foot variance to the rear yard setback (resulting in 3 feet) and a 4.5-foot variance to the side yard setback (also resulting in 3 feet), plus a 2% variance to the 20% rear yard coverage limit. Staff noted the property has a mobile home overlay. The applicant explained the existing mobile home and yard constraints. No public speakers. The case was heard and pending determination. H.2 – VAR 26-0376: Frank & Linda Wise – Variance to swimming pool requirements at 4829 Troydale Rd. (0.61 acres, R-6/RSC-4). The applicants sought to replace an existing 40-year-old pool cage that is structurally failing and encroaches approximately 2.5 feet into the side yard setback (resulting in a 6-inch side setback). The cage has no solid roof, so the code allows a minimum 3-foot side setback. The applicants and their contractor testified that the replacement would be in the same footprint. No public speakers in opposition. The case was heard and pending determination. H.3 – VAR 26-0398: Andrea McClellan – Variance to lot development standards at 3607 My Way (1.09 acres, R-1/AR). The applicant requested a 20-foot front yard setback variance (resulting in 30 feet) and a 30-foot rear yard setback variance (resulting in 20 feet) to rebuild a home on a non-conforming lot (minimum lot size is 5 acres). The home would be in the same footprint as a previous home that burned down. The applicant stated all neighbors support the request. No public speakers. The case was heard and pending determination. H.4 – VAR 26-0414: Jacob T. Cremer-Barbas Cremer, PLLC – Variance to eating establishment drive-through service requirements and landscaping/buffering requirements at the SW corner of Big Bend Rd & Simmons Loop (0.81 acres, UMU-20/CG). The applicant proposed a fast-food restaurant and requested a 99.1-foot (west) and 161.8-foot (south) reduction from the 200-foot separation between an order box and residentially zoned property, resulting in distances of 100.9 feet west and 38.2 feet south; and a 14-foot reduction from the 20-foot landscape buffer along the south property line (resulting in 6 feet). Staff and applicant (attorney Nicole McKinnon, engineer Eli Payne, property owner David Dickey) argued that the hardship was not self-imposed because the adjacent property was rezoned to multifamily after the subject property was zoned CG. The order box is at least 200 feet from actual multifamily units, and a letter of support from the multifamily owner was submitted. No public opposition. The case was heard and pending determination. I.1 – SU-AB 26-0395: ALDI (Florida) LLC – Special Use 3-PS Alcoholic Beverage Permit with distance separation waivers at 252 Harbor Village Ln. (13.55 acres, R-6/PD). The applicant sought to add a liquor store (for off-premises consumption only) to an existing ALDI grocery store that currently sells beer and wine. A 90-foot waiver from the 250-foot distance to residentially zoned property was requested (resulting in 160 feet), along with a waiver allowing more than three similar permits within 1,000 feet. Staff found the use compatible and recommended approval subject to rescinding an existing permit. The applicant received no neighbor objections. No public speakers. The case was heard and pending determination. I.2 – SU-AB 26-0405: Mark Bentley, Esq., B.C.S, AICP – Special Use 4-COP-X Alcoholic Beverage Permit with distance separation waivers at 10284 Causeway Blvd. (6.59 acres, UMU-20/CG/PD/RMC-16). The applicant proposed a bar and social house (on-premises consumption only) in an existing retail strip center, which would replace the existing 2-COP permit that allows package sales. A distance waiver of 91 feet to the nearest RMC-16 zoned property (currently vacant, owned by a church) was requested. Staff noted the site is in a commercial node, with a private road (Visconti Blvd) separating the proposed use from the residential zoning. No public speakers. The case was heard and pending determination. Key Outcomes - Ten applications were either withdrawn or continued to future LUHO hearings (April 13, May 11, or June 15, 2026). - Five applications (VAR-WS 26-0397, VAR 26-0291, VAR 26-0376, VAR 26-0398, VAR 26-0414, SU-AB 26-0395, SU-AB 26-0405) were heard in full with testimony and evidence presented. The Hearing Officer did not announce decisions; all are pending determination, with a final decision deadline of March 30, 2026. - The hearing was adjourned after all items were heard. No further procedural actions were taken.

Hillsborough County Planning Commission Public Hearings – March 9, 2026\n\nThe Hillsborough County City-County Planning Commission conducted three public hearings on the evening of March 9, 2026, covering proposed comprehensive plan amendments for Plant City and unincorporated Hillsborough County, as well as the adoption of new city council district boundaries for Tampa. All agenda items were approved by unanimous votes.\n\n Plant City Comprehensive Plan Amendment (PC/CPA 25-08)\n- Staff Presentation (Yanika Mills): Proposed changing the future land use designation of 9.86 acres at 2502–2600 East Sam Allen Road from Hillsborough County Residential One to Plant City Commercial. The site lies within the Northeast Plant City Area Master Plan and Economic Opportunity Overlay. Staff found consistency with policies supporting commercial uses along collectors (Sam Allen Road is a collector), the hospital as a major employment center, and the adopted vision map. The school board noted that Marshall Middle and Plant City High are projected over capacity, but no formal objections were received.\n- Applicant Presentation (Catherine Coyle, Boggs Engineering): Representing Abacus Retail South Shore LLC. She emphasized the need for commercial services in the area due to the new South Florida Hospital and surrounding residential growth. The change would increase density from 1 unit/acre to an effective 3 units/acre (due to a 20% residential cap) and allow 0.35 FAR. She noted that the Northeast Master Plan designates the site as commercial and that community surveys identified a lack of nearby shopping.\n- Public Comment: None.\n- Motion and Vote: Commissioner Jemison moved to find the amendment consistent; Commissioner Bowden seconded. Unanimous approval.\n\n Hillsborough County Comprehensive Plan Amendments (HC/CPA 25-27 & HC/CPA 25-28)\n- Staff Presentation (Lillian Linehan): Two related publicly initiated amendments for 19.94 acres at 5008–5044 Saffold Road. HC/CPA 25-27 requests an Urban Service Area (USA) expansion; HC/CPA 25-28 requests a future land use change from Agricultural Rural 1-5 to Residential 4. The site is adjacent to parcels recently approved for the same changes. Staff found consistency with policies directing growth to the USA, compatibility with surrounding low-density residential, and support for the Wimauma Village Community Plan’s goal of diverse housing. No formal objections were received.\n- Public Comment: None.\n- Commissioner Questions: Staff clarified that the land is privately owned but the amendment is publicly initiated to fill a gap in the USA boundary. Commissioner Orton noted that Morgan High School is at 53% capacity and that school sites are being planned nearby. Commissioner Lauck discussed the pros (more development options) and noted that property appraisals are based on zoning, not future land use, and that small subdivisions (up to three lots) may not require immediate utility connections.\n- Motions and Votes: For HC/CPA 25-27 (USA expansion): Motion by Commissioner Kona to find consistent, seconded by Commissioner Linkos. Unanimous. For HC/CPA 25-28 (land use change): Motion by Commissioner Kona to find consistent, seconded by Commissioner Linkos. Unanimous.\n\n City of Tampa Redistricting (Second and Final Public Hearing)\n- Staff Presentation (Mr. Gonzalez): Presented four alternative maps to reduce population deviation among Tampa’s four geographic council districts from 8.36% to under 5%, as required every four years before the March 2027 election. Alternative 2 was recommended, moving only one precinct (345) from District 7 to District 5, affecting the fewest people (about 5,000) and achieving a 3.97% range. Staff conducted extensive outreach including six open houses, over 3,000 targeted emails, social media ads, and received 170 completed preference forms; Alternative 2 was the most preferred.\n- Public Comments:\n - Michael Randolph (West Tampa CDC): Supported Alternative 2, stating it protects Black political power, makes minimal changes, does not split the Beulah Baptist community, and keeps voting blocks together.\n - Rashima McCoy (Sulphur Springs Action League): Expressed favor for Alternative 2.\n - Fran Tate (Jackson Heights Neighborhood Association): Supported Alternative 2 after community deliberation, prioritizing preservation of voting power in East and West Tampa and noting the community wanted to welcome precinct 345.\n - Delphine Jones (West Tampa CAC, West Riverfront Crime Watch): Supported Alternative 2 to prevent diminishing Black votes in East and West Tampa.\n- Commissioner Discussion: Commissioner Lauck complimented staff on the extensive outreach and clear presentation. Commissioner Bowden noted community comfort with Alternative 2 due to minimal disruption.\n- Motion and Vote: Commissioner Kona moved to approve Alternative 2 as the official redistricting map; Commissioner Lauck seconded. Unanimous approval.\n\n Key Outcomes\n- PC/CPA 25-08 (Plant City commercial map amendment): Found consistent with the comprehensive plan. (Unanimous)\n- HC/CPA 25-27 (Saffold Road USA expansion): Found consistent. (Unanimous)\n- HC/CPA 25-28 (Saffold Road land use change to Residential 4): Found consistent. (Unanimous)\n- City of Tampa Redistricting: Approved Alternative 2, moving precinct 345 from Council District 7 to District 5. (Unanimous)