Hillsborough County Land Use Hearing Officer Meeting - February 9, 2026

On February 9, 2026, the Hillsborough County Land Use Hearing Officer (LUHO) convened a public hearing at 9:00 AM in the County Center to consider variance and special use applications. The meeting was presided over by Hearing Officer Steve Luce, with staff from Development Services and the County Attorney's Office. Seven applications were continued to March 9, 2026, one variance was opened and continued to April 13, 2026, and eight applications were heard and are pending determination by March 2, 2026. Public testimony was received on two items.

Public Comments & Testimony

• VAR 26-0247 (Hernandez): Julie Hurst, representing the 12 Oaks Special District, spoke in opposition to the variance request, arguing that granting it would set a precedent for other homeowners to build without permits and then seek forgiveness. The applicant, Liuvan Hernandez, explained that the fence and small accessory structure (96 sq ft shed with half bath) were built without knowledge of corner lot setback requirements, and that he had passed all inspections except final due to the setback issue.
• VAR 26-0321 (Yessi Mar Enterprises): Henry Stillball, representing neighboring properties at 2503-2509 Ranch Lake Circle, spoke in opposition citing concerns about water drainage/flooding, privacy from proposed two-story homes, and potential impacts on septic systems. He requested an 8-foot fence if the project proceeds.

Discussion Items

• VAR 26-0227 (Remson): Applicant Matthew Remson requested a variance to allow a staircase to remain 10 feet from the side property line (instead of the required 25-foot setback). Staff noted the staircase was excluded from a prior nonconformity approval. The hearing officer questioned the measurement, and the applicant agreed to continue the case to April 13, 2026, to verify the distance.
• VAR 26-0247 (Hernandez): Variance for a 6-foot fence within 2 feet of the front yard (13-foot variance) and an accessory structure at 5.5 feet (9.5-foot variance) on a corner lot. The applicant stated he built without knowing the setback rules and passed all inspections except final. Code enforcement cited him in July 2025. The hearing officer heard testimony from the public and staff, then held the case pending.
• VAR 26-0256 (Davis): Variance for a 0.21-foot side yard setback for an existing house and a 1-foot setback for mechanical equipment (generator). The applicant explained the home was built slightly off-center and that existing AC and pool equipment already violate the setback. No public opposition. Heard and pending.
• VAR 26-0296 (Rendon & Morales): Variance to encroach 22.9 feet into the 30-foot wetland setback for a commercial building, sidewalk, and parking area. The applicant's engineer detailed efforts to minimize impacts, including redesigning to avoid wetlands entirely and obtaining EPC approval. The hearing officer conditioned approval on a minimum wetland planting plan. Heard and pending.
• VAR 26-0321 (Yessi Mar Enterprises): Variance to include shared driveway easements in lot area calculations for a 4-lot subdivision. The applicant argued that the county required shared driveways to limit access to Livingston Avenue, but the hearing officer noted no written documentation. Transportation staff confirmed that individual driveways would not be permitted due to arterial road spacing requirements. The hearing officer questioned the practicality of shared driveways and potential for future disputes. Heard and pending.
• VAR 26-0345 (Kulichik): Variance for a 7-foot high fence (1-foot variance) on a sloped lot. The applicant cited privacy and security concerns after theft. No public opposition. Heard and pending.
• VAR 26-0379 (Goins): Variance for a ground-mounted solar panel at 12.83 feet front setback (from 50 feet) and 9.26 feet side setback (from 15 feet). The applicant explained that tree shading, existing structures, and vehicle access prevented placement elsewhere. The homeowner spoke in support. No public opposition. Heard and pending.
• SU-AB 26-0312 (Saju): Special use for a 4-COP alcoholic beverage permit (on- and off-premises) for a Home2 Suites hotel with a distance separation waiver from residentially zoned property (88 feet away, multi-family gated). Staff supported the request. No public comments. Heard and pending.
• SU-AB 26-0357 (Farandulero Pizzeria): Special use for a 4-COP-RX alcoholic beverage permit (beer, wine, liquor) for a restaurant with a 92-foot waiver from the 150-foot separation requirement (resulting 58-foot separation). Staff noted a prior (1981) permit for 2-COP-RX on the same property and recommended rescinding it. No public comments. Heard and pending.

Key Outcomes

• Continuances to March 9, 2026 (7 applications): VAR 24-1128, SU-SCH 24-1335, SU-AB 25-1115, SU-OPF 25-1192, VAR 25-1340, VAR 26-0291, VAR 26-0381.
• Continued to April 13, 2026 (1 application): VAR 26-0227 (Remson) – opened and continued to allow applicant to verify the distance from stairs to property line.
• Heard and Pending Determination (8 applications, decision due March 2, 2026): VAR 26-0247, VAR 26-0256, VAR 26-0296, VAR 26-0321, VAR 26-0345, VAR 26-0379, SU-AB 26-0312, SU-AB 26-0357.
• No applications approved or denied at the hearing; all decisions will be filed by March 2, 2026, except the continued item which will be heard in April.