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Record of Proceedings

Hillsborough County Zoning Hearing Master Meeting – March 23, 2026

Hillsborough County Archive View Page — Monday, March 23, 2026
BodyHillsborough County, Florida
SessionHillsborough County Archive View Page
DateMonday, March 23, 2026
StatusFILED
Video Record
0:00 / 4:01:49

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it
1:43

Good evening, everybody.

1:44

My name is Steve Luce, and I will be tonight zoning hearing master, hearing officer.

1:51

Before we get started, if we could all stand for the Pledge of Allegiance.

2:08

One nation, under God, indivisible with liberty and justice for all.

2:14

Thank you.

2:15

Maybe seated.

2:20

At this point in time, I'd like to introduce Michelle Heinrich from Development Services staff who introduced the folks at the Dais and go over any changes to tonight's agenda.

2:32

Good evening, Michelle Heinrich, Development Services.

2:41

With the planning commission, we have Tyreek Royal, and with transportation review on the other side, we have Richard Perez.

2:48

And we do have some changes to the agenda to go over.

2:58

This application has been withdrawn, so this will not be heard tonight.

3:03

Okay.

3:05

Secondly, agenda page ten, item D five, PD twenty-five-thirteen eighty-seven.

3:23

And third, uh agenda page eleven, item D eight, PD twenty-six-0214.

3:31

This is to revise the agenda to correct the existing zoning to PD O one eleven eighty and RSC to MH.

3:42

Okay.

3:43

Agenda page eleven, item D nine, major mod twenty-six O two one five.

3:49

Um this is a revision to the agenda and a continuance.

3:54

Um firstly on the agenda, the correct future land use category is only the NMU four three.

4:01

And the applicant is requesting a continuance to the April twenty-seventh, twenty twenty-six ZHM.

4:07

And this one would need to be um reviewed by yourself and approved for that continuance.

4:12

Okay.

4:13

Is there anyone in the audience that wishes to speak to the continuance only?

4:21

Yes, sir.

4:25

I do have a couple items on continuance, but I wasn't sure if you're referring to the ones Michelle just spoke of or any on the agenda.

4:30

Yeah, I'm talking about item D twelve.

4:33

It's 260349.

4:40

Is that it, Michelle?

4:41

Major mod twenty-six oh two one five.

4:45

All right.

4:48

Okay.

5:00

So to be clear, D 9, case number 26-0215.

5:03

Correct.

5:04

Okay.

5:04

And to reiterate the reason for the continuance.

5:08

It's because we're making some changes to the plan, and we would like time to have staff review it.

5:13

Okay.

5:14

Thank you.

5:14

And your name for the record?

5:15

Isabel Albert.

5:16

And your address?

5:18

Els in North Ashley Drive, Tampa, Florida.

5:20

All right, thank you.

5:21

Thank you.

5:21

Is there anyone else in the audience that wishes to speak regarding the continuance only?

5:28

See no one responding.

5:29

Isabel?

5:31

I'm sorry?

5:32

Okay.

5:32

With that, that this one more.

5:34

Yes, sir.

5:36

The last item is agenda page 12, item D12, PD 26-0349.

5:42

This is being continued by staff to the April 27th, 2026 ZHM hearing.

5:49

Correct.

5:50

Okay, that's one I thought we were talking about.

5:52

Got it.

5:53

So those two will be continued.

5:55

And Mr.

5:56

Pressman, was there something on the agenda that you wanted to speak to regarding continuances?

6:02

There are two items.

Discussion Breakdown — Share of Meeting
Zoning█████████████████████████████████████████████55%
Procedural████████10%
Urban Planning████████10%
Transportation Safety███████8%
Youth Programs███████8%
Environmental Protection██3%
Community Engagement██3%
Public Transportation█1%
Veterans Affairs█1%
Summary of Proceedings

Hillsborough County Zoning Hearing Master Meeting – March 23, 2026

This public hearing, conducted by Hearing Officer Steve Luce, addressed a series of rezoning and major modification applications for properties in unincorporated Hillsborough County, Florida. The meeting began at 6:00 PM and adjourned after 9:10 PM. Several items were continued, withdrawn, or remanded. The hearing covered both standard rezoning and planned development requests, with testimony from applicants, staff, planning commission, and members of the public. The Hearing Officer will file recommendations by April 13, 2026, for final decision by the Board of County Commissioners on May 12, 2026 (or May 14 for some items).

Continuances and Withdrawals

  • 20 applications were continued to future hearings (primarily April 27, 2026), including items from Todd Pressman, Jacob Cremer, and others. One application (RZ-PD 26-0206) was continued to May 26, 2026. Two applications (RZ-STD 26-0470 and 26-0471) were withdrawn.
  • Item D9 (MM 26-0215) was continued to April 27, 2026 at the applicant's request to allow plan revisions.
  • Item D12 (RZ-PD 26-0349) was continued by staff to April 27, 2026.

Remand Item

  • B1: RZ-PD 25-1338 (Syed L. Ali) – Property at 7814 E Elm St, 0.91 acres, rezone from RSC-6 MH to Planned Development for 10 dwelling units (5 duplexes). Staff and planning commission found the request compatible and consistent. No public opposition. Recommendation: Approval.

Standard Rezonings (RZ-STD)

  • C1: RZ-STD 26-0359 (Matthew Spero) – 0.29 acres at 3614 Orient Rd, rezone from RDC-12 to RMC-12 to allow a triplex. Staff and planning commission supported. One opponent cited traffic, drainage, and rural character concerns. Staff clarified level of service (C with standard D) and that density does not increase. Recommendation: Approval.
  • C2: RZ-STD 26-0457 (Donald & Katharine Thompson) – 3.68 acres at 10737 Albritton Rd, rezone from AR to AS-1 to bring a non-conforming lot into compliance. Staff and planning commission found consistent. No public comment. Recommendation: Approval.
  • C3: RZ-STD 26-0468 (Arthur Gillette) – 0.86 acres at 10002 Alafia St, rezone from AS-1 to AS-1 with Show Business overlay. Staff found criteria met due to adjacent similar zoning. No public comment. Recommendation: Approval.

Rezonings to Planned Development (RZ-PD) & Major Modifications (MM)

  • D1: RZ-PD 25-0882 (David Wright/TSP Companies) – 9.66 acres in Ruskin, rezone from AS-1 to PD for a 50-room hotel resort with 10,000 sq ft ancillary, using an existing lake. Staff supported a variation to reduce buffer width. No public comment. Recommendation: Approval.
  • D2: RZ-PD 25-0939 (Ledbetter MHP, LLC) – 8.55 acres, rezone from CG to PD for industrial uses, excluding heavy industrial. Concurrent comp plan amendment (CPA 25-38) to extend SMU-6. Staff and planning commission supportive. No public comment. Recommendation: Approval (dependent on CPA).
  • D4: RZ-PD 25-1386 (Highland Homes) – 634.66 acres, rezone from AR, AS-1, and PD to new PD for up to 2,000 residential units, removal of school site. Traffic improvements include a traffic circle at Bishop/Westlake. Staff and planning commission found consistent. No public comment. Recommendation: Approval.
  • D5: RZ-PD 25-1387 (E Slight LLC) – 4.98 acres, rezone from ASC-1 and RSC-3 to PD for 47 multifamily units in two buildings along Hillsborough River. Variation for buffer reduction. Staff and planning commission supportive. No public comment. Recommendation: Approval.
  • D6: RZ-PD 26-0070 (Jacob Cremer) – 6.8 acres, rezone from AR to PD for 80,000 sq ft light industrial warehouse. Concurrent CPA to LIP. Planning commission staff found inconsistency due to residential context, but development services recommended approval with mitigation (enhanced buffers, limited hours). Public speakers supported the project citing existing nearby industrial uses and desire for cleanup. Recommendation: Approval (with conditions).
  • D7: RZ-PD 26-0213 (Almosta Farm Athletics LLC) – 9.98 acres, rezone from AR to PD for a sports training facility (the “Yard”) with indoor and outdoor practice fields, retaining existing home. Staff and planning commission recommended denial due to compatibility and commercial locational criteria. Significant public testimony: ~20 supporters (including student athletes, coaches, residents citing need for training facilities) and ~6 opponents (neighbors citing noise, light, traffic, loss of rural character). Applicant offered conditions (no games, limited hours, lighting controls). Hearing Officer will file recommendation.
  • D8: RZ-PD 26-0214 (Hill Ward Henderson) – 16.62 acres, rezone from PD and RSC-2 to new PD to add 2.23 acres for stormwater pond only. Variation for buffer reduction. Staff and planning commission supportive. No public comment. Recommendation: Approval.
  • D10: MM 26-0335 (Mark Bentley) – 2.5 acres, major modification to PD 23-0257 to replace a 100-bed residential facility with 19,300 sq ft office uses. Two buffer variations. Staff and planning commission found compatible. No public comment except positive email from neighbor. Recommendation: Approval.
  • D11: MM 26-0346 (ACG BBQ, LLC) – 1.73 acres, major modification to PD 15-0079 to add a 4,000 sq ft restaurant with one drive-thru lane, limited hours (10:30 AM–9:30 PM). Variation for order box setback reduction. Applicant proposed enhanced wall and landscaping. Opposition from adjacent HOA (Landings at Alafaya Trace) citing increased traffic on private road, queuing, and cost burden. Staff and planning commission recommended approval with conditions. Transportation staff expressed queuing concerns but noted future site plan review. Recommendation: Approval (with conditions).

Key Outcomes

  • 13 applications received recommendations for approval (subject to conditions and dependent CPA approvals where noted).
  • 1 application (D7) received a split recommendation: staff opposition, planning commission opposition, but strong public support; Hearing Officer will file recommendation.
  • All recommendations are due to be filed by April 13, 2026.
  • Final decisions will be made by the Board of County Commissioners at the May 12, 2026 Land Use Meeting (or May 14 for items with concurrent CPAs).
  • Parties of Record wishing to speak before the BOCC must have presented testimony or evidence at this hearing.
  • Requests for Additional Evidence must be filed by April 23, 2026.

Meeting Transcript

Good evening, everybody. My name is Steve Luce, and I will be tonight zoning hearing master, hearing officer. Before we get started, if we could all stand for the Pledge of Allegiance. One nation, under God, indivisible with liberty and justice for all. Thank you. Maybe seated. At this point in time, I'd like to introduce Michelle Heinrich from Development Services staff who introduced the folks at the Dais and go over any changes to tonight's agenda. Good evening, Michelle Heinrich, Development Services. With the planning commission, we have Tyreek Royal, and with transportation review on the other side, we have Richard Perez. And we do have some changes to the agenda to go over. This application has been withdrawn, so this will not be heard tonight. Okay. Secondly, agenda page ten, item D five, PD twenty-five-thirteen eighty-seven. And third, uh agenda page eleven, item D eight, PD twenty-six-0214. This is to revise the agenda to correct the existing zoning to PD O one eleven eighty and RSC to MH. Okay. Agenda page eleven, item D nine, major mod twenty-six O two one five. Um this is a revision to the agenda and a continuance. Um firstly on the agenda, the correct future land use category is only the NMU four three. And the applicant is requesting a continuance to the April twenty-seventh, twenty twenty-six ZHM. And this one would need to be um reviewed by yourself and approved for that continuance. Okay. Is there anyone in the audience that wishes to speak to the continuance only? Yes, sir. I do have a couple items on continuance, but I wasn't sure if you're referring to the ones Michelle just spoke of or any on the agenda. Yeah, I'm talking about item D twelve. It's 260349. Is that it, Michelle? Major mod twenty-six oh two one five. All right. Okay. So to be clear, D 9, case number 26-0215. Correct. Okay. And to reiterate the reason for the continuance. It's because we're making some changes to the plan, and we would like time to have staff review it. Okay. Thank you. And your name for the record? Isabel Albert. And your address? Els in North Ashley Drive, Tampa, Florida. All right, thank you. Thank you. Is there anyone else in the audience that wishes to speak regarding the continuance only? See no one responding. Isabel? I'm sorry? Okay. With that, that this one more.

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