Hillsborough County BOCC Land Use Meeting and Related Hearings - December 9, 2025
Hillsborough County BOCC Land Use Meeting and Related Hearings - December 9, 2025
The Hillsborough County Board of County Commissioners convened for its regularly scheduled Land Use Meeting on December 9, 2025, at 9:00 AM. The meeting included approvals of a consent agenda, several continuances, two public hearings on land use items, and a report on Live Local Act projects. Following the Land Use Meeting, the Board conducted a public hearing on an LDC amendment for certified recovery residences and a workshop on proposed water and wastewater impact fee increases.
Consent Calendar
- The Board unanimously approved the Consent Agenda (items B.1–B.9), which included the following actions:
- B.1 (RZ-PD 25-0349 – Patel): Rezoning 2.14 acres to Planned Development (PD).
- B.2 (MM 25-0811 – Taurus Development Group): Major modification to a PD on 8.2 acres.
- B.3 (RZ-STD 25-1220 – Mattamy): Rezoning 14.37 acres to RSC-9(R).
- B.4: Resolution formalizing the denial of application RZ 25-0602 from October 7, 2025.
- B.5–B.9: Plat approvals and bond acceptances for various subdivisions, including performance bonds totaling over $5.6 million and warranty bonds totaling over $580,000 collectively for items B.5–B.9.
Continuances (Items A.1–A.8, E.1, E.3)
- Eight items were continued to future meetings. All motions were made by Commissioner Wostal, seconded by Commissioner Myers, and carried unanimously (7-0).
- Items continued by the applicant or staff to the January 13, 2026, meeting: PRS 25-0570 (Coastal Construction Group), PRS 25-0754 (Jeffrey Anderson), SU-LE 25-0861 (DGPS Recycling), PRS 25-1377 (GHS MLK 11), PRS 26-0012 (S. Elise Batsel), PRS 25-1360 (Mango Point LLC), and PRS 26-0008 (301 Wimauma LLC).
- Items continued to the March 10, 2026, meeting: RZ-PD 22-1390, DRI 23-0195, and PRS 23-0210 (all GTIS Metro DG LLC).
Public Comments & Testimony
F.1: RZ-PD 25-0929 (Mac McCraw / Mattamy Homes USA)
- Rick Norgart (Proponent): Expressed full support for the project, stating he trusts homeowners over commercial businesses to maintain the property and wants to see capitalism work.
- Jack Berlin (Opposition): Stated he is not opposed to development but requested modifications including a larger wetland buffer, lower density, increased setbacks, and a county-led dredging of Sweetwater Creek before development.
Discussion Items
PRS 26-0005 (Lifestyle Communities, Ltd) – Public Hearing
- This item represented a minor modification to a PD on 137.09 acres in Apollo Beach. Changes included modifying internal circulation, stormwater locations, the maximum number of townhome units, and location of CI zoning district uses.
- Staff Position: Recommended approval, citing a large stormwater pond providing a significant setback.
F.1: RZ-PD 25-0929 – Board Discussion
- Applicant's Position (Cami Corbett / Abby Naylor): The density of 8.51 units per acre is a reduction from the 20 units per acre allowed by the RES-20 future land use and significantly less than what could be built under the Live Local Act. The project protects wetlands and removes invasive species. A setback variance on the eastern boundary allows for a wider buffer on the western canal side.
- ZHM/Planning Commission: All reviewing agencies recommended approval, finding the project consistent with the comprehensive plan.
- Commissioner Wostal: Acknowledged the opponent's concerns but supported the project because it represents a significant reduction in density compared to what state law could force on the site. He pledged to advocate for use of CDBG-DR funds to address dredging needs.
- Commissioner Cohen: Argued the proposal is much more compatible with the neighborhood than the high-density or commercial development allowed by right. He made a motion to approve.
I.1: Live Local Act Development Projects Status Report
- Staff presented the monthly status report, noting two new applications since the prior update.
- Commissioner Wostal's Remarks: He voiced strong opposition to several specific Live Local Act projects, stating they disrespect district and countywide commissioners. He specifically mentioned projects on Sheldon Road/Gunn Highway (disrespecting three countywide commissioners and Commissioner Hagan), the racetrack/Hillsborough site (disrespecting three countywide commissioners and Commissioner Cohen), and Apollo Beach (disrespecting the district four commissioner). He announced his intent to bring a policy item to the December 17, 2025, board meeting.
Key Outcomes
- Consent Agenda (B.1–B.9): Approved unanimously.
- Continuances (A.1–A.8, E.1, E.3): Continued unanimously to January 13, 2026, or March 10, 2026.
- PRS 26-0005 (Lifestyle Communities): Approved 7-0. (Motion: Cohen, Second: Wostal)
- F.1 RZ-PD 25-0929 (Mattamy Homes): Approved 7-0. (Motion: Cohen, Second: Wostal)
- I.1 Live Local Act Report: Accepted unanimously for the record, due back January 13, 2026. (Motion: Wostal, Second: Cohen)
Public Hearing – LDC Amendment for Certified Recovery Residences
- Following the Land Use Meeting, the Board conducted a public hearing on amendment 26-0189 to implement Senate Bill 154. The amendment establishes procedures for the review and approval of certified recovery residences and processing reasonable accommodation requests.
- The amendment was found consistent with the comprehensive plan by the Planning Commission.
- No members of the public spoke on the item.
- Outcome: The Board voted unanimously (7-0) to adopt the ordinance. The Board also voted unanimously (7-0) to adopt a related amendment to the Development Review Procedures Manual via resolution.
Board Workshop – Proposed Water and Wastewater Impact Fee Increases (First of Two)
- The Board held the first workshop on proposed impact fee increases, focusing on the extraordinary circumstances in the South Central Service Area that justify exceeding the 50% phased-in limit under the Florida Impact Fee Act.
- Presentation by Staff (Lisa Ray, Water Resources Director) and Consultant (Andy Burnham, Stantec):
- Extraordinary Circumstances: 61% increase in water demands since 2017; 115,000 population increase over five years (57,000 in South Central); two wastewater treatment plants and one water facility nearing or at capacity.
- Cost Increases: Unit costs for infrastructure have risen over 300% for wastewater treatment plants and over 200% for pipelines since pre-COVID levels.
- Capital Needs: Nearly $2 billion in expansion-related capital projects are planned, with 98% located in the South Central Service Area. Major projects include the $1.15 billion South Wastewater Conveyance and Treatment project, a $0.5 billion drinking water plant, and Falkenberg plant improvements.
- Fee Calculation: The calculated fee per Equivalent Residential Connection (ERC) is $13,270, up from the current $5,865. Failure to update fees could result in $200–250 million in lost revenue over 10 years.
- Northwest Service Area: Increases can be phased in within the standard 50% cap.
- Board Discussion:
- Commissioner Wostal supported the fee increases, arguing that existing ratepayers should not subsidize growth.
- Commissioner Cohen reserved detailed comments for the second workshop.
- Outcome: No action was taken. A second virtual workshop was scheduled for December 10, 2025. A public hearing and potential vote are scheduled for December 17, 2025. Implementation is anticipated in Spring 2026.
Meeting Transcript
These are the jobs you may not see every day. But just know we're working hard to make Hillsborough County a better place to live, work, and play. Subscribe to our YouTube page for more Great County related videos. Only on HTV. Good morning, and welcome to the December 9th, 2025 Hillsborough County Board of County Commissioners Land Use Meeting. Would everyone please rise for the pledge and invocation given by our traveling commissioner Gwyn Myers. I pledge allegiance to the flag of the United States of America and to the Republic. Oh Heavenly Father, as we come to our last meeting of the year, we thank you for all that you have allowed us to accomplish this year. For every applicant who submitted an application that was approved, and for every applicant that we sent back that we did not approve, and hopefully they will have the opportunity to resubmit in 2026. Thank you for our staff and what they have led us and given us doing this year. Bless everyone that is here. We know you are the reason for the season. And I say thank you. In your holy name I pray, Amen. Thank you, Commissioner Myers. Uh Mr. Grady, we're reviewing changes to the agenda. Good morning, Commissioners Brian Grady, Hillsborough County Development Services. In addition to the withdrawals, continuances and remands on the published agenda beginning on page three of the agenda. We have uh actually two changes of the agenda. The first uh as listed on the addendum is on page agenda page nine, item E3, PRS 26-0008. Uh staff is requesting this item to be continued to the January 13th uh 2026 border BOCC land use meeting at 9 a.m. In addition, we've just been advised to the applicant for agenda item E1, which is uh PRS 25-1360. They would like to request a continuance of their application to the January 13th, 2026 BOC land use meeting and the applicants here if you'd like to hear from them regarding that request. Okay, clear motion to approve the changes. So moved. Commissioner Willstill second Commissioner Myers, please record your vote, changes the agenda. Come here, motion to approve the consent. So moved. Motion uh Commissioner Willstone second Commissioner Myers for the consent agenda. Please record your vote. Welcome back to 70. Okay. So uh if anyone here it's for a B item, your application's been approved. Uh if you're planning on testifying today, will you please uh stand, raise your right hand so the clerk can swear you in? Do you swear or affirm the testimony you're about to give will be the truth, the whole truth, and nothing but the truth. Thank you. Okay, Mr. Grady, I'm gonna do introduce the first item. Commissioners, uh, with the continuance of E1. The first item then is agenda item E2, PRS application 26-0005. This is a request for a minor modification to a uh parcel within a larger PD that's located at the uh southeast corner of uh Cummington uh Garden Drive and Big Ben Road west of I-75. Uh the requ the request includes a number of changes, including modification of the circulation design, stormwater locations, uh, maximum number of townhome units, and permitted location of the CI zoning district uses with respect to the relocation of the CI zoning district uses uh along the in the southeast corner. They are required to have CG uses to provide a transition from uh for from the CI zoning district uses that are allowed in the in the balance of the property. Uh the request includes commitment for a large storewater pond along this along that southern boundary, which provides for significant setback of uses along that boundary. Therefore, staff is recommending approval of that change as well as the other changes to the request, and we're available for any questions. Thank you. All right, thank you. The applicant here. Good morning.
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