Hillsborough County BCC Workshop: CPA Amendments & Impact Fees - December 10, 2025
Hillsborough County Board of County Commissioners Workshop: Comprehensive Plan Amendments and Water/Wastewater Impact Fees - December 10, 2025
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.
Meeting Transcript
Good afternoon. Uh, thank you, and welcome to the December tenth, twenty twenty-five CPA workshop on water and wastewater impact fees public workshop number two. Um, I'm gonna go ahead and call this meeting to order. Uh, roll call by vote. Here. Thank you very much. I will now turn this meeting over to Melissa Linehart uh with the planning commission to get you. Good afternoon, commissioners. Before I introduce item A one. I have a custom audience. Sure. Yeah. I muted and it seems to be helping Harry. Madam Chair, would you like me to continue? Um let's see if you continue. Maybe if those folks can mute uh their uh systems, because it did help once I muted my system. Okay. Helped. All right, thank you very much. Can you all hear me okay? Okay, thank you. Um, so before I introduce item A1, I just wanted to let you all know that I have an update on item A8, which is HCCPA 25-32. Um, the applicant has continued this item to the January cycle of plan amendments. With that, we can start with item A1, which will be presented by Tyreek Royal. Thank you. All right, good afternoon, everyone. It's our oil planning commissioner staff. Today I'll be presenting HC CPA 2501 at 2002 West Highway 60. This request is privately initiated, small scale map amendment with approximately 9.5 acres. Request is a change of land use designation for residential one to suburban issue six. Uh the location of the site is in the eastern portion of unaccorporate Hillsburg County. This is a part of the October 2025 cycle, is within the rural area, well head protection area, and not located within the limits of a community plan. Um this is aerial photo of the site outlined in pink is located north of State Road 60, south of Mud Lake Road. The surrounding uses include agricultural uses to the west and south, single family uses to the north, white commercials uses to the east. Uh, you may recognize this site. Um, it came before you previously, um as office commercial uh proposed future land use examination, and um the board directed to come back to the planning commission to be reviewed under suburban issue six. The site is in a residential one future land use category, allows for the consideration of agricultural farms, ranches, residential neighborhood commercial offices, and multi-purpose projects. Commercial uses are subject to locational criteria. The site is approximately 1.7 miles from the urban service area, and the public quasi public area is Madar Park. Um the applicant is requesting the change of future land use category from residential one to suburban mix U6. The SMU6 category allows for agricultural, residential, neighborhood commercial office uses, reach uh research corporate park uses, light industrial, multi-purpose, and clustered residential and/or mixed uses. Office uses are not subject to locational criteria. The change from residential one to suburban issue six would allow for an increase of development by allowing significantly higher residential density, greater commercial intensity, the density of one dwelling unit per gross acre would increase to six oil units per gross acre, and the commercial intensity would increase from a 0.25 FAR or approximately 103,000 square feet to a maximum of a 0.5 FAR or approximately uh 206,000 square feet. And that does conclude my presentation up here with any questions if you have. If folks have questions, you're gonna have to help me identify yourself. I can only see you know one panel at a time here. Madam Chair, I'll make like to make a comment. Yes, sir, you're recognized, sir. I would I would just like to point out that it this is a pretty still a pretty big jump up. Um maybe I'll have to hear further details, but this is introducing uh pretty significant increase of user pattern in the area that you know, as we've seen, once one gets in, it just creates a kind of a snowball effect to the surrounding areas.
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