Hillsborough County Board of County Commissioners Land Use Meeting – March 10, 2026

The Hillsborough County Board of County Commissioners (BOCC) convened a regularly scheduled Land Use Meeting on March 10, 2026, at 9:00 AM. Key actions included approval of a consent calendar, several public hearings, and major development items. Notable public testimony centered on a proposed mobile home park and a large mixed-use project on a former phosphate mine site. Commissioner Ken Hagan served as Chair. Six commissioners were present (Commissioner Chris Boles absent).

Consent Calendar

The Board approved the consent agenda (6-0) including routine administrative items:

• RZ-STD 26-0128 & 26-0163: Rezones for mobile home park use in Wimauma.
• Off-site improvement acceptances: Watermain (Cali Coffee – Brandon), turn lane (Citrus Park Mini Storage), utility acceptance (VYO Temple), and plat approvals for South Creek Phase 5A & 5B and Waterset Wolf Creek Phase C1. Warranty/performance bonds accepted for each.

Public Comments & Testimony

F.1 – Riverbreeze Tampa MHP, LLC (RZ-PD 25-0809):

• Rebecca York (adjacent property owner) expressed concerns about man-made ponds proposed near her property line and questioned the 120-day occupancy limit for park model RVs, stating the development would not constitute affordable housing.
• Michael Blake (neighbor) opposed, alleging the applicant’s existing mobile home parks are dilapidated and largely unoccupied. He argued the new park would bring more substandard housing and urged denial. He questioned oversight of the 120-day limit.
• Applicant Todd Pressman rebutted, stating the park will be upgraded with water/sewer connections and all old units removed. He noted the property has no code enforcement citations.

F.2 – University Energy Park, LLC (MM 25-0810):

• Daniel Kimbrell (Plant City resident) opposed, citing rapid growth in the area, inadequate roads, and community opposition. He submitted a petition with nearly 1,000 signatures.
• Lora (last name unclear, Dover resident) opposed, arguing that 90% of the 3,000-acre site had not been tested for contamination and that residential development with daycare centers on a former phosphate mine posed unacceptable health risks.
• Another speaker (unnamed) demanded transparent, immediate release of test results; cited concerns about private wells, traffic, first responder access, radioactive contaminants, and habitat loss. She argued the board has the right to deny based on safety and environmental perils.
• Penny Martin (online, ground zero resident) opposed, noting elevated radon levels in the area (41% of tested homes), contaminated sludge ponds, railroad transporting mining material, and the need for comprehensive testing before any development.

Discussion Items

A. Withdrawals, Continuances, and Remands:

• A.1–A.3 (GTIS Metro DG LLC – RZ-PD 22-1390 et al.): Continued by applicant to June 9, 2026 (6-0).
• A.4 (Bassam Dammak – RZ-PD 25-0383): Continued to April 7, 2026 (6-0).
• A.5 (Coastal Construction – PRS 25-0570) & A.8 (Habitat for Humanity – PRS 26-0179): Withdrawn (6-0).
• A.6 (Robert Martin – RZ-STD 25-1026): Remanded to Zoning Hearing Master (6-0).
• A.7 (Mark Bentley – PRS 26-0173): Continued to April 7, 2026 (6-0).

C.1 – Vacation of Right-of-Way (V25-0024):

• Victoria Rosenbecker (Facilities Management) presented: 1.582 acres of Balm Wimauma Road to be vacated for Balm Park & Recreation Center expansion (11.5-acre existing park plus new 5.6-acre parcel, total ~16 acres). No objections. Approved 6-0.

E. Public Hearing – Land Use:

• E.1 (US Foods, Inc. – PRS 26-0177): Minor modification to increase building from 10,034 to 13,100 sq ft for truck maintenance. Applicant: Brian Ox. No public opposition. Approved 6-0.
• E.2 (PSS, LLC – PRS 26-0182): Modify entitlements on 0.93 acres; shift from flex condo to storage/commercial. Applicant: Ann Pollock. Approved 6-0.
• E.3 (1819 Investment LLC – PRS 26-0300): Increase community residential home beds from 70 to 100 by adding 6 dwelling units. Applicant: Patricia Ortiz. No opposition. Approved 6-0.
• E.4 (BG Ventures – PRS 26-0387): Remove condition requiring CO for a single-family home before mini-warehouse development; alternative compliance via mixed-use proximity. Applicant: Chris McNeill. Approved 6-0.

F. Regular Agenda:

• F.1 (Riverbreeze Tampa MHP – RZ-PD 25-0809): Rezone 10.15 acres to allow mobile home/park model RV park (93 units or 80 units). Planning Commission and ZHM recommended approval. Board discussion centered on compatibility, code enforcement on applicant’s other properties, and affordability. Commissioners Wostal, Cohen, Myers, Cameron Cepeda supported, citing existing entitlements and the need for affordable options. Approved 6-0.
• F.2 (University Energy Park – MM 25-0810): Major modification to allow up to 1,200 residential units in Pocket E of the Energy Innovation Park. Extensive environmental conditions added (gamma surveys, radon mitigation, vapor barriers, 1,4-dioxane testing). Commissioners debated safety vs. pre-existing industrial entitlements. Commissioner Wostal highlighted that without residential, the site could still be developed with heavy industrial uses (7M sq ft) without these protections. Commissioner Cameron Cepeda opposed, citing risks of disturbing buried contaminants. Approved 5-1 (Cameron Cepeda dissenting).
• F.3 (Misty Moon Properties – MM 25-0849): Add 60-unit mobile home park as second development option on 5.55 acres. No public opposition. Approved 5-0 (Miller absent from vote).
• F.4 (11202 Dewhurst – MM 25-1247): Transfer density to increase assisted living beds from 101 to 121 and add restaurant/personal services. One letter of objection (flooding) but applicant noted no new external construction. Approved 6-0.
• F.5 (Todd Pressman – RZ-STD 25-1350): Rezone 2.58 acres to BPO(R) with restrictions. Planning Commission and ZHM recommended denial based on incompatibility with residential character and Garden Estates district. Staff recommended approval. Board discussed community plan legal status. Commissioner Wostal argued community plans are non-regulatory. Approved 6-0 over planning/zoning recommendations.
• F.6 (Aston Court – MM 25-1354): Change from medical office to 15 multifamily units on 0.77 acres. Compatible with surrounding higher-density uses. Approved 5-0.

I. Staff Items:

• I.1: Monthly Live Local Act update – one new zoning verification application filed. Lawsuit noted. Commissioner Wostal expressed opposition to the law. Report accepted 6-0.
• I.2: Mobility Fee Alternative Satisfaction Agreement for Muck Pond/McIntosh intersection turn lane improvements. Cost offset against developer’s mobility fees. Approved 6-0.

Commissioners’ Items:

• Commissioner Miller’s motion to direct staff to begin creating a Lithia community plan (to manage growth in rapidly growing area). Approved 5-1 (Commissioner Hagan dissenting).

Key Outcomes

• All 6 consent items approved without discussion.
• 3 applications continued, 2 withdrawn, 1 remanded.
• Right-of-way vacation approved (6-0).
• All 4 public hearing minor modifications approved (6-0 each).
• Rezone for Riverbreeze MHP approved (6-0).
• University Energy Park major modification approved (5-1).
• Misty Moon and Aston Court major modifications approved (5-0 each).
• 11202 Dewhurst major modification approved (6-0).
• Todd Pressman rezone approved (6-0) over staff and planning commission denials.
• Live Local Act report accepted (6-0).
• Mobility fee agreement approved (6-0).
• Lithia community plan initiation directed (5-1).