Hillsborough County Land Use Hearing Officer Hearing - December 15, 2025

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.