Public Meetings - Hillsborough County, Florida

This meeting of the Hillsborough County Zoning Hearing Master (ZHM) was held on December 17, 2025, beginning at 6:00 PM. The hearing officer, Steve Luce, presided over a series of rezoning and major modification applications. The meeting included a call to order, Pledge of Allegiance, staff introductions, and a continuance request on agenda item D1. The bulk of the evening was devoted to public hearings on individual applications, with presentations by applicants, staff reports from Development Services, consistency findings from the Planning Commission, and opportunities for public testimony. Many applications were heard and left pending recommendation to the Board of County Commissioners (BOCC) or to a Comprehensive Plan Amendment (CPA) hearing, with a few items continued or withdrawn. Continuances and Withdrawals - Nineteen items were listed under Section A (Withdrawals and Continuances). One application (MM 25-1341, Apostoleres Properties Inc.) was withdrawn. All others were continued to future ZHM hearings, mostly to January 26, 2026, with some exceptions (e.g., RZ-PD 24-1257 continued to June 22, 2026; RZ-STD 25-0174 continued to July 20, 2026; RZ-PD 25-1061 continued to March 23, 2026). - Item D1 (RZ-PD 25-0582, Protek 34th Holdings, LLC) was continued to February 23, 2026, at the applicant's request, due to ongoing traffic component work. Public Comments & Testimony - Grace McComas (805 Old Darby Street, Seffner, FL) opposed item C1 (RZ-STD 25-1281), arguing that the proposed commercial intensive (CI) zoning is inconsistent with the Seffner Mango Community Plan, which discourages commercial encroachment east of State Road 579 and outside the urban service area. She urged denial. - Beth White (5338 Van Dyke Road, Lutz, FL) spoke in support of item D2 (MM 25-0586), citing the applicant's long-term community service and the need for flexibility due to a planned roundabout that could impact the existing gas station. Discussion Items B.1 – RZ-PD 25-0500 (Todd Pressman) - Request: Rezone 9.7 acres from AS-1 to Planned Development (PD) to allow a family agricultural trucking business (Navarro Produce) with one residential unit, truck dispatch office, warehouse, and open storage for nine commercial and nine domestic vehicles. - Staff/Planning Commission Position: Both Development Services and Planning Commission staff recommended approval, subject to the companion CPA (SMU-6 designation). The site is in a rural area; surrounding uses are agricultural and commercial. The applicant requested a variance to the urban scenic corridor requirement along State Road 60, which was noted. - Public Comment: None. - Result: Heard and pending recommendation to the CPA meeting on February 12, 2026. C.1 – RZ-STD 25-1281 (Todd Pressman) - Request: Rezone 4.45 acres from CG to CI (commercial intensive) on Dr. Martin Luther King Jr. Boulevard, with a companion CPA to Light Industrial future land use. - Staff/Planning Commission Position: Staff and Planning Commission recommended approval, finding the request compatible with the existing mix of industrial, commercial, and utility uses in the area. The site is within the Seffner Mango Community Plan, which directs commercial to the MLK corridor. - Public Comment: One opponent (Grace McComas) argued inconsistency with the community plan. - Result: Heard and pending recommendation to the CPA meeting on February 12, 2026. C.2 – RZ-STD 25-1320 (RU Project Management Group, LLC / Ruth Londono) - Request: Rezone 0.34 acres from RSC-6 to CG-R (commercial general restricted) for furniture refinishing, repair, upholstery, and a six-foot fence. The site is south of a railroad and north of Downing Street. - Staff Position: Development Services recommended approval, noting compatibility with nearby commercial uses. - Planning Commission Position: Found the proposal inconsistent with the Comprehensive Plan due to the intensive use in close proximity to single-family residential across the street, and the lack of a planned development to incorporate mitigation measures. - Public Comment: None. - Result: Heard and pending recommendation to the BOCC Land Use meeting on February 10, 2026. C.3 – RZ-STD 25-1418 (Farmer Enterprise Florida LLC) - Request: Rezone 1.03 acres (split-zoned ASC-1 and CG) to CG to allow a commercial building for a painting distribution business. The site is on US 92. - Staff/Planning Commission Position: Both recommended approval, finding the request consistent with the area's commercial character and meeting commercial locational criteria. - Public Comment: None. - Result: Heard and pending recommendation to the BOCC Land Use meeting on February 10, 2026. C.4 – RZ-STD 26-0037 (Melva Rodriguez) - Request: Rezone 0.66 acres from AI to M (manufacturing) for open storage of vehicles. The site is on Benjamin Road, surrounded by high-intensity uses. - Staff/Planning Commission Position: Both recommended approval, noting compatibility with surrounding industrial/commercial zoning and the Town 'n' Country Community Plan's support for redevelopment. - Public Comment: None. - Result: Heard and pending recommendation to the BOCC Land Use meeting on February 10, 2026. C.5 – RZ-STD 26-0124 (Tampa Electric Company) - Request: Rezone 1,620.20 acres from AM and PD (82-0223) to AM (agricultural mining) to allow solar/energy uses on uplands. The site is in a rural area, owned by Mosaic. - Staff/Planning Commission Position: Both recommended approval, subject to environmental compliance reviews. The rezoning is part of a companion PRS (parcel removal from PD). - Public Comment: None. - Result: Heard and pending recommendation to the BOCC Land Use meeting on February 10, 2026. D.2 – MM 25-0586 (Raed Petrus) - Request: Major modification to PD 92-0099 to increase intensity from 0.04 FAR to 0.25 FAR, add a car wash and limited retail, increase building height to 50 feet, expand building envelope, reduce setbacks, and remove a scenic corridor requirement. The site is a Shell gas station at Van Dyke and Lakeshore. - Staff/Planning Commission Position: Both recommended approval, noting the area's increased development and proposed roundabout project. The applicant presented a

On December 15, 2025, Hearing Officer Susan Finch presided over a series of public hearings for sign variances, lot development variances, community residential home (CRH) separation variances, and special use permits. Colleen Marshall (Development Services) and Cameron Clark (County Attorney) outlined procedural and appeal requirements. All testimony was given under oath. Public Comments & Testimony - Item H4 (CRH Variance): Susan Dennis, a neighborhood resident, spoke in opposition to the variance application by Latanya Boykins. She argued that the area was seeing an over-concentration of for-profit care facilities, citing Florida Statute 419.001.3 regarding over-concentration and the substantial alteration of neighborhood character. She expressed concern that converting single-family homes for commercial purposes reduces affordable housing inventory, in conflict with the County Comprehensive Plan. She also noted a second nearby parcel owned by the applicant. Discussion Items Sign Variance - Item G1 (Variance 260102): AdventHealth Carrollwood (represented by David Smith) requested a 19-foot setback reduction to zero feet for a monument sign on Dale Mabry Highway. Facility Director John Michaels stated the existing sign was obscured by landscaping, utility poles, and an elevation change, causing patient safety issues and complaints. An engineering report was submitted to support the safety of the new location. Lot and Structure Development Variances - Item H1 (Variance 251452): Alejandro Alique requested a variance to lot size requirements to split a property served by septic tanks, as a sewer connection was cost-prohibitive. The applicant joined the hearing virtually after an initial absence. - Item H2 (Variance 260038): Todd Pressman requested variances for an existing home and accessory structure on a uniquely small lot on Pittsfield Avenue. He argued the small lot size created a hardship not shared by other properties. - Item H5 (Variance 260109): Cigar Sah requested rear and side yard setback variances for a home expansion to accommodate elderly parents and a home office, citing the lot's unusual shape fronting a lake. - Item H7 (Variance 260120): Central Florida Steel Buildings requested a variance to allow an accessory structure in the front yard of a corner lot, citing constraints related to the lot's unimproved right-of-way, wetlands, and septic system. Community Residential Home (CRH) Separation Variances - Item H3 (Variance 260086): Barrington Watson requested a variance to place a Type A CRH (6 residents) 185 feet from another such home, an 815-foot reduction. - Item H4 (Variance 260094): Latanya Boykins (represented by Todd Pressman) requested a variance for a Type A CRH on North Boulevard, 300 feet from an existing CRH. This followed a previous denial of a 12-bed Type B application. Boykins testified she engaged with neighbors after the denial and committed to a smaller, single-family style home for seniors. Staff clarified the Type A designation is a residential use and specific to its licensed capacity. - Item H6 (Variance 260110): Awakened Assisted Living LLC (represented by Richard Coson) requested a variance for a Type A CRH in Riverview. Operator Shamara Bryce and Otavia Edwards noted the location was 650 feet from another CRH by air, but over 3,000 feet by road, preventing over-concentration. They highlighted their existing compliant facility and the specific need for small-scale senior care. Special Use Permits - Item I1 (Special Use 251135): The County Water Resources Department requested a special use for an advanced wastewater treatment facility ("One Water Campus"). Nicole Lynn described a 30-45 million gallon per day plant on a 200-acre site with multiple waiver requests. Staff and the Planning Commission found the use consistent with the comprehensive plan, citing large buffers and rural compatibility. - Item I2 (Special Use 260031): Ricardo McGeini requested a 2COP permit for an existing small Italian restaurant in Riverview. Staff supported the request, calling it a natural extension of the permitted use. - Item I3 (Special Use 260112): 1051 Falkenberg LLC requested a 4COP permit for an existing hotel, requiring a separation waiver. Staff supported the request, citing physical barriers (walls, trees) separating the hotel from the nearest residentially zoned property. Key Outcomes Hearing Officer Finch closed all cases on the record. A written decision for each item will be filed within 15 business days following the hearing. No formal votes were taken, as the Hearing Officer serves as the sole decision-maker in this quasi-judicial forum.

This was the second of two publicly noticed workshops dedicated to discussing the extraordinary circumstances that necessitate exceeding the phase-in limitations for water and wastewater impact fees in the South-Central Service Area. The workshop was held virtually on December 10, 2025, at 1:30 PM, immediately following the regularly scheduled BOCC workshop. No votes or formal actions were taken; the board heard a presentation from staff and consultants and engaged in discussion. Presentation Highlights - Staff and Stantec Consulting presented a demonstrated-need study showing that the South-Central Service Area faces extraordinary circumstances: rapid population growth (57,000 new residents since 2020), near-capacity conditions at two wastewater plants and one water plant by 2028, and dramatic cost increases (over 300% for treatment plants and over 200% for pipelines since 2020). - The required capital improvement plan through FY 2031 includes nearly $2 billion in expansion projects, over 98% of which are in the South-Central area. This investment is 2.2 times the current book value of the entire utility. - Proposed impact fees would increase water fees by 111.6% (from $2,214 to $4,684 per ERC) and wastewater fees by 135.2% (from $3,651 to $8,586 per ERC), for a total of $13,270 per ERC (a 126.3% increase). - Failure to adopt the full increase would result in an estimated $20–$25 million annual revenue loss, totaling $200–$250 million over 10 years, potentially requiring additional borrowing and interest costs. Board Discussion - Commissioner Cohen expressed concern that imposing the full increase all at once would add approximately $13,000 to the cost of a new home, exacerbating the homeownership crisis. He advocated for a phased-in approach similar to that proposed for the Northwest Service Area and noted the impending water shortage that could lead to mandatory conservation. - Commissioner Wastel (transcript also shows "Wussel") questioned the clarity of the financial model, requesting a simplified breakdown showing the number of new households expected to pay the fees and how the total revenue matches project costs. He noted that the study was finalized only eight days before the workshop, limiting public scrutiny. He stated he still supports full cost recovery but wants to see phased-in options and their impact on bonding. He also clarified that the fees would not be implemented until March 2026 (90 days post-adoption), not January 1. - Commissioner Miller asked about community engagement opportunities beyond the 10 AM public hearing, noting that the cost, even if passed to developers, ultimately affects homebuyers. She requested a balance between the need for revenue and affordability. - Staff (George Cassady) took notes and indicated they would circle back with suggestions based on the board's comments, including possible phased-in scenarios. Key Outcomes - No formal vote or decision was made at this workshop. - The next step is a public hearing before the Board of County Commissioners on December 17, 2025, at 10 AM, where the board will consider adopting the impact fee rates. - Staff will provide the board with phased-in implementation options and additional clarity on the financial model before the public hearing. - The proposed effective date for the first year of the increase is March 2026 (90 days post-adoption), subject to board approval.

This workshop, held on December 10, 2025, at 1:30 PM, covered two major agenda items: a series of comprehensive plan amendments (CPA) and a second public workshop on proposed increases to water and wastewater impact fees for the South Central Service Area. No votes were taken; the meeting served as a briefing for commissioners, with a public hearing scheduled for December 17, 2025, on the impact fees. Comprehensive Plan Amendments - HC/CPA 25-01 (9.5 acres, W Highway 60): Proposed change from RES-1 to SMU-6. Commissioners expressed concerns about increased density in a rural area and potential snowball effect. Staff noted consistency findings to come. - HC/CPA 25-26 (Text Amendment): Renaming the South Shore Area Wide Systems Plan to the South Hillsborough County Plan. Commissioner Miller supported this motion to reduce confusion. - HC/CPA 25-27 & 25-28 (Saffold Road, 19.94 acres): USA expansion and change to RES-4. Staff noted adjacent private applications for similar changes. - HC/CPA 25-29 (Text Amendment): Proposed new Rural Light Industrial category. Commissioner Miller stated the board cannot support it due to the Live Local Act, which would entitle the land to residential development without deed restrictions. - HC/CPA 25-30 (11th Ave SE, 4.7 acres): From SMU-6 to OC-20. No commissioner comments. - HC/CPA 25-31 (Dr. MLK Blvd, 4.45 acres): From RES-1 to Light Industrial. No comments. - HC/CPA 25-32 (Turkey Creek Rd, 6.38 acres): Continued to January cycle at applicant's request. - HC/CPA 25-33 (College Ave, 19.53 acres): From SMU-6 to RES-12. No comments. - HC/CPA 25-34 (8400 W Waters Ave, 41.92 acres): From RES-9 to RES-16 to conform existing mobile home park. No comments. - HC/CPA 25-35 & 25-36 (CR 579, 34 acres): USA expansion and change to SMU-6. No comments. - HC/CPA 25-37 (40 Ranch Road, 7,944 acres): From various rural categories to PEC 1/2. Commissioner Miller noted the gross numbers appear large but are reduced by environmental land; he expressed support for the development type. - HC/CPA 25-38 (11017 E 92 Hwy, 4.36 acres): From RES-9 to SMU-6. No comments. Water and Wastewater Impact Fees – Extraordinary Circumstances Staff and consultant Stantec presented the need to exceed the 50% phase-in limit for the South Central Service Area due to population growth (22% demand increase since 2020), 300%+ construction cost increases, and capacity constraints at two wastewater plants and one water plant. Proposed fees would rise from $5,865 to $13,270 per ERC. Failure to acknowledge extraordinary circumstances could result in $200–$250 million revenue loss over 10 years. Commissioners Cohen, Wistel, and Miller raised concerns: - Commissioner Cohen: Supported the need but urged a phase-in to avoid adding $13,000 to new home costs; also noted water conservation measures (one-day watering ban) might help. - Commissioner Wistel: Asked for clearer breakdown of costs per household and number of new connections planned; questioned why fees must start January (staff clarified implementation is March 2026); requested phased-in option scenarios. - Commissioner Miller: Expressed concern about affordability for homebuyers and timing of future increases; asked whether community engagement occurred (staff noted interaction with development community). Staff agreed to bring phased-in options and additional data to the December 17 public hearing. Key Outcomes - No votes were taken; the workshop was informational. - Item A8 was continued to January 2026 CPA cycle. - The board will consider the impact fee resolution at the December 17, 2025, public hearing (10:00 AM). - Staff will provide commissioners with phased-in approach options and clarify the number of future connections and associated revenue projections.

The Hillsborough County Transportation Planning Organization (TPO) held its regular meeting on December 10, 2025, from 10:00 AM to approximately 11:30 AM. Key actions included approving the Brightline Station Area Study, voting on a Transportation Improvement Program (TIP) amendment for I-4 Express Lanes, and electing 2026 board officers. A quorum was present. Consent Calendar - Approved the minutes from the November 10, 2025, TPO meeting unanimously. - Approved committee appointments for the Citizens Advisory Committee (CAC), Technical Advisory Committee (TAC), and Bicycle/Pedestrian Advisory Committee (BPAC) unanimously. Public Comments & Testimony - Rick Fernandez (CAC Chair, Tampa Heights) spoke in opposition to TIP Amendment 43 (I-4 Express Lanes), arguing that widening roads does not reduce congestion and that approving the amendment would lock the board into a $500 million project beyond the "point of no return." - Dana Lazarus (North Ybor/East Tampa) opposed the amendment, citing lack of high-level need assessment, safety data, and transit envelope preservation. - Chris Vella (33605) opposed the amendment, warning that express lanes on I-4 would set a precedent for toll lanes on federal interstates and jeopardize future transit options. - Dr. Neil Manaymala (33629, physician) opposed the amendment, likening road widening to cosmetic surgery and urging investment in rail transit instead. Discussion Items Brightline Station Area Study - Sarah Caper (TPO staff) and Stephanie McQueen (HDR) presented the study, which received 11,000–12,000 survey responses (mostly positive) and focused on multimodal connections to a future Brightline station in greater downtown Tampa. - Board member Lynn Gray (School Board) expressed strong support for transit and requested demographic breakdowns of survey respondents. Gary Hartfield (HART) urged positioning HART as a key service provider for connections. - Councilmember Bill Carlson (Tampa) opposed locating the station in Ybor City, citing congestion and potential harm to Tampa International Airport. He favored a multimodal center near downtown or the airport. - Commissioner Joshua Wostal criticized the survey data as skewed toward transit activists and high-income respondents, noting high Brightline ticket costs and questioning financial feasibility. - Councilmember Lynn Hurtak (Tampa) called the study a starting point for broader regional transit planning. - Commissioner Harry Cohen stressed the need for a comprehensive plan to connect a Brightline station to downtown, Westshore, the airport, and beyond. - Mayor Nate Kilton (Plant City) considered the study premature but accepted it. - Mr. Klug (Port Tampa Bay) moved to accept rather than approve the study; the motion passed unanimously. I-4 Express Lanes TIP Amendment (I-75 to County Line Road) - Elizabeth Watkins (TPO staff) presented the amendment to add one express lane in each direction along a 17-mile corridor, with $3.7 million in state/federal funds for preliminary engineering. The project is part of Governor DeSantis' Moving Florida Forward initiative, accelerating construction to 2028 with an estimated $500 million total cost. - FDOT District 7 Secretary Justin Hall answered board questions, stating that a 44-foot transit envelope is preserved per the 2019 NEPA document, that transit vehicles (including buses) can use express lanes for free, and that ingress/egress points have three to four locations (near I-75, Forbes Road, Nona Sassa, and Polk Parkway). - Councilmember Hurtak expressed concern about preserving right-of-way for transit. Secretary Hall clarified the TIP amendment only authorizes funding and does not affect the NEPA-defined transit envelope. - The board conducted a roll call vote; the amendment passed 13–2 (Councilmembers Hurtak and Carlson opposed). 2026 TPO Board Officers and Committee Assignments - Chair: Mayor Andrew Ross (City of Temple Terrace) – re-elected unanimously. - Vice Chair: Commissioner Joshua Wostal (Hillsborough County) – elected unanimously. - Transportation Disadvantaged Coordinating Board (TDCB) Chair: Commissioner Gwen Myers – reconfirmed. - Livable Roadways Committee (LRC) Chair: Councilmember Lynn Hurtak – reconfirmed. - MPOAC Alternate Representative: Mr. Anderson (Port Tampa Bay), with Mr. Klug as alternate – reconfirmed. Key Outcomes - Approved (unanimously): Brightline Station Area Study (accepted, not formally approved). - Approved (13–2): TIP Amendment 43 for I-4 Express Lanes from I-75 to County Line Road. - Elected officers and committee chairs for 2026 as above. - Noted: Upcoming TMA/SCTPA meeting on December 12, 2025, at THEA; legislative updates on school zone/crosswalk safety bills, minimum yellow time increases, and AI signal modernization; and a presentation on Waymo autonomous rideshare planned for February 2026.