Hillsborough County Zoning Hearing Master Meeting - January 26, 2026

On January 26, 2026, the Hillsborough County Zoning Hearing Master (ZHM) convened at 6:00 PM in the County Center, 2nd Floor, Tampa, Florida, to hear 10 rezoning and major modification applications. The hearing officer managed testimony under oath, with presentations limited by time allocations. Recommendations will be filed by February 16, 2026, for final decisions by the Board of County Commissioners at the March 10, 2026 Land Use Meeting, except where noted.

Consent Calendar

• Withdrawals and Continuances: 18 applications were addressed without public hearing. Two applications (RZ-PD 25-0836 and RZ-PD 26-0069) were withdrawn. The remaining 16 were continued to future ZHM hearings (primarily February 23 or March 23, 2026) due to being out of order or at the request of applicants or staff.

Public Comments & Testimony

• RZ-STD 25-1026 (Robert Martin): Gordon Schiff, attorney for adjacent property owners Scott and Rebecca Hendry, opposed the rezoning to CG for a pallet business, citing code enforcement violations, incompatibility with surrounding residential uses, and the lack of a valid waiver for commercial location criteria. The applicant argued a waiver was submitted and that rezoning would allow enclosure of open storage. No proponents spoke.
• RZ-PD 25-0809 (Riverbreeze Tampa MHP): Rebecca York and Michael Blake, neighbors on Clewis Avenue, opposed the proposed fixed-unit mobile home/park model resort. They stated the applicant owns other poorly maintained parks in the area, raised concerns about sewage, traffic, and safety, and noted endangered eagle nests on the property. The applicant emphasized that new units and infrastructure would improve the site.
• MM 25-0810 (University Energy Park): Six opponents spoke, including Penny Martin, Renee Madison, George Neiman, and others. They expressed serious health and environmental concerns about the proposed 1,200-home residential option on former phosphate mining land containing a Superfund site. They cited risks from 1,4-dioxane contamination, radon, and radioactive dust, and argued testing has been insufficient. Traffic and compatibility were also raised. The applicant presented a toxicologist who described a three-part mitigation plan (vapor barriers, testing, agency oversight) and noted the Superfund site is a mile away with groundwater moving away from the residential area.
• RZ-PD 25-0934 (Jim Porter/Akerman): A coordinated opposition group representing the Keystone Civic Association, Ivy Lake Estates, Terramore, and other residents spoke against the rezoning to 392 homes or RV park and commercial uses. Key points included inconsistency with the Keystone Odessa Community Plan (which the applicant had previously challenged and lost in court), traffic impacts on Lutz Lake Fern Road, safety concerns from RV turnover, and incompatibility with the rural/agricultural character. Over 500 letters opposing the request were noted. The applicant argued that staff reports provide competent substantial evidence of consistency and that many opponents live in higher-density subdivisions themselves.

Discussion Items

• RZ-STD 25-1026 (CG rezoning for pallet business): Applicant Robert Martin requested rezoning to allow a pallet sales business, currently under code enforcement for open storage. Staff and Planning Commission found the proposal non-supportable and inconsistent with the Comprehensive Plan, citing incompatibility with adjacent residential uses, failure to meet commercial location criteria, and lack of a required waiver (though a waiver was later identified as submitted but denied by Planning Commission). The hearing officer questioned the applicant about the need for a waiver and the plan to enclose storage.
• RZ-STD 25-1350 (BPO-R rezoning with restrictions): Applicant Todd Pressman proposed 15,000 sq ft of professional office on Lithia Pinecrest Road, with enhanced buffering, height limits, and design restrictions. Staff found the restrictions made the request supportable and compatible. Planning Commission found it inconsistent, noting the surrounding area remains predominantly residential and the site does not meet commercial location criteria despite a waiver request. No public comments. The hearing officer queried signage restrictions.
• RZ-STD 26-0128 and 26-0163 (Mobile home overlays): Both applicants sought to add a mobile home overlay (RSC-6 MH) to allow mobile homes on family lots. Staff and Planning Commission found both requests consistent, compatible with surrounding mobile home development, and supportive of affordable housing policies. No public comments.
• RZ-PD 25-0809 (Park model resort): Applicant Todd Pressman presented two options: 93 or 80 fixed-unit mobile home and park-model resort units, with enhanced buffers and central green space. Staff and Planning Commission recommended approval, citing compatibility with buffering and affordable housing benefits. Opponents raised concerns about park quality and environmental impacts.
• MM 25-0810 (Energy Innovation Park modification): The modification sought to add a residential option (up to 1,200 homes) to a 2,978-acre Planned Development, along with hotel/motel uses and environmental condition updates. Staff recommended approval subject to conditions, including a trip cap and environmental safeguards. Planning Commission found consistency conditional on berm and buffer requirements. Extensive opposition testimony focused on health risks from existing contamination; the applicant rebutted with expert testimony on mitigation measures.
• MM 25-0849 (Mobile home park option): Applicant sought to add a 60-space mobile home park as an alternative to existing commercial entitlements. Staff and Planning Commission recommended approval, citing compatibility with surrounding multifamily uses and improved site conditions. No public comments.
• RZ-PD 25-0934 (Keystone Odessa development): Applicant Jim Porter (Akerman) requested rezoning 316.66 acres from AR to Planned Development for 392 homes or RV park and commercial uses, contingent on two pending Comprehensive Plan amendments (changing land use to R-4 and expanding Urban Service Area). Staff recommended approval subject to conditions, and Planning Commission found consistency assuming the amendments are approved, even though the Planning Commission had previously voted the amendments inconsistent. Opponents argued the proposal violates the Keystone Odessa Community Plan. The hearing officer noted that the plan amendments will be heard by the BOCC on March 12, 2026.
• MM 25-1247 (Assisted living expansion): Applicant proposed converting four residential units into 20 additional beds in an existing assisted living facility, with expanded clubhouse amenities. Staff and Planning Commission recommended approval, as no new construction is required and uses are compatible. No public comments.
• MM 25-1354 (Apartment conversion): Applicant sought to change 0.77 acres from office to 15-unit multifamily. Staff and Planning Commission recommended approval, noting compatibility with surrounding multifamily uses and no variances needed. No public comments.

Key Outcomes

• RZ-STD 25-1026: Heard and Pending Recommendation to BOCC Land Use (due March 10, 2026).
• RZ-STD 25-1350: Heard and Pending Recommendation to BOCC Land Use (due March 10, 2026).
• RZ-STD 26-0128: Heard and Pending Recommendation to BOCC Land Use (due March 10, 2026).
• RZ-STD 26-0163: Heard and Pending Recommendation to BOCC Land Use (due March 10, 2026).
• RZ-PD 25-0809: Heard and Pending Recommendation to BOCC Land Use (due March 10, 2026).
• MM 25-0810: Heard and Pending Recommendation to BOCC Land Use (due March 10, 2026).
• MM 25-0849: Heard and Pending Recommendation to BOCC Land Use (due March 10, 2026).
• RZ-PD 25-0934: Heard and Pending Recommendation to the Comprehensive Plan Amendment Meeting on March 12, 2026 (dependent on approval of accompanying Comp Plan amendments).
• MM 25-1239: Continued to the March 23, 2026 ZHM Hearing due to unresolved transportation issues.
• MM 25-1247: Heard and Pending Recommendation to BOCC Land Use (due March 10, 2026).
• MM 25-1354: Heard and Pending Recommendation to BOCC Land Use (due March 10, 2026).

The hearing officer will file recommendations or final decisions by February 16, 2026, for all heard items. The Board of County Commissioners will render final decisions on March 10, 2026 (Land Use Meeting) or March 12, 2026 (Comp Plan Amendment Meeting) as noted.