Hillsborough County City Planning Commission Public Hearing – April 13, 2026

The Hillsborough County City Planning Commission held a public hearing on April 13, 2026, to consider several comprehensive plan map amendments and one text amendment. The commission voted on consistency findings, approving some items while denying others. Key topics included a controversial urban service area expansion and land use change in rural Lithia, which were found inconsistent, and the addition of a light industrial designation near Fowler Avenue, which was approved.

Public Comments & Testimony

• Item 2A (117 North Dover Road): One virtual speaker signed up but did not attend; no public testimony was given.
• Item 2C (Bird Island and Sunken Island): Jeff Lighty, Sanctuary Manager for Audubon Florida, spoke in support, noting the islands host up to 10,000 nesting pairs of 17 bird species, including five threatened species, and are critical nesting habitat.
• Items 2D and 2E (Dorman Road – Urban Service Area Expansion and Land Use Change): Numerous residents opposed the proposals, citing:
  • Traffic congestion on Lithia Pinecrest Road, which carries 25,000–30,000 vehicles per day and is already over capacity.
  • Lack of infrastructure improvements; road widening has been promised for decades but not delivered.
  • Emergency response delays due to narrow roads and lack of shoulders.
  • Environmental concerns: drought conditions (79.84% of county in extreme drought), increased water demand (from 2.7 million to over 20 million gallons annually), and wildlife displacement (Florida panther sightings, deer, gopher tortoises).
  • Incompatibility with rural character: surrounding lots are 5+ acres; proposed density of 2 units per acre would be a tenfold increase.
  • School overcrowding (Newsome High School at 101% capacity; Eisenhower Middle School at capacity).
  • Flooding risks from increased impervious surfaces.
  • Loss of agricultural way of life: horse riding, cattle showing, equine therapy for veterans.
• Item 2F (10051-10057 E Fowler Ave & Harney Rd): No public comments were submitted.
• Item 2H (Corridor Preservation Plan Map Update – Fort Hammer Interchange): No public comments were submitted.

Discussion Items

• Item 2A – HCCPA 25-23 (117 North Dover Road): Privately initiated request to change from Residential 4 (Res4) to Residential 20 (Res20) on 21.76 acres. Staff recommended inconsistency, citing incompatibility with surrounding low-density rural pattern. Applicant argued the area is already mixed-use (gas station, fire station, commercial, townhomes) and that Res20 would allow multifamily near State Road 60. After debate, the commission found the amendment consistent, citing policies 1.1, 1.1.5, 2.2.1, 2.3.1, and objective 4.1.
• Item 2B – HCCPA 26-01 (15728-15806 Westlake Drive): Publicly initiated to change last three parcels from Wamama Village Residential 2 (WVR2) to Residential 4 (Res4) to align with previous board direction. Staff recommended consistency. Unanimously approved.
• Item 2C – HCCPA 26-04 (Bird Island and Sunken Island): Privately initiated to change from “Not Classified” to Natural Preservation. Applicant Mosaic and Port Tampa Bay supported; Audubon testified in favor. Staff recommended consistency, noting ecological importance and consistency with coastal management and environmental policies. Unanimously approved.
• Item 2D – HCCPA 26-05 (18308 Dorman Road – Urban Service Area Expansion): Privately initiated request to expand the urban service area (USA) into ~190 acres of rural AR1-5 land. Staff recommended consistency, citing the seven criteria of policy 1.1.10, including proximity to fire station and willingness to address infrastructure via developer agreements. Public opposition was extensive. Commissioners expressed concerns about infrastructure capacity, lack of a comprehensive study for Lithia, and precedent. Motion to find inconsistent passed 4-3, citing policy 1.1.10.
• Item 2E – HCCPA 26-06 (18308 Dorman Road – Land Use Change to Residential 2): Associated with the USA expansion, request to change from AR1-5 to Res2 (2 units/acre). Staff recommended consistency, arguing it would serve as a transition between suburban development to the north and rural to the south. Commissioners noted abrupt density increase and incompatibility. Motion to find inconsistent passed 4-3, citing policy 3.1.2 (gradual transitions).
• Item 2F – HCCPA 26-08 (10051-10057 E Fowler Ave & 10220 Harney Rd): Privately initiated to change 1.28 acres from Res4 to Light Industrial Planned (LIP). Staff recommended inconsistency due to abrupt intensity change from surrounding residential. Applicant noted existing auto repair and gas station on adjacent parcels; LIP requires a planned development rezoning with site plan review. Commissioners favored flexibility and job creation. Motion to find consistent passed 7-0, citing policies 4.1.1 and 3.1.3.
• Item 2H – HCCPA 26-11 (Corridor Preservation Plan Map Update – Fort Hammer Interchange): Publicly initiated text amendment to add the Fort Hammer interchange on I-75 to the adopted map. The interchange is in the 2050 Long Range Transportation Plan (unfunded needs) and aligns with the Little Manatee South Community Plan. Staff recommended consistency. Unanimously approved.

Key Outcomes

• Item 2A (117 North Dover Road): Motion to find consistent carried 4-3 (Commissioners Baldin, Lincas, Joseph dissenting).
• Item 2B (Westlake Drive): Motion to find consistent carried unanimously.
• Item 2C (Bird Island and Sunken Island): Motion to find consistent carried unanimously.
• Item 2D (Dorman Road USA Expansion): Motion to find inconsistent carried 4-3 (Commissioners Baldin, Seban, Joseph dissenting).
• Item 2E (Dorman Road Land Use Change to Res2): Motion to find inconsistent carried 4-3 (Commissioners Baldin, Seban, Joseph dissenting).
• Item 2F (Fowler Avenue/Harney Road to LIP): Motion to find consistent carried 7-0.
• Item 2H (Fort Hammer Interchange Text Amendment): Motion to find consistent carried unanimously.
• Item G (HCCPA 26-09) was continued to the October 2026 cycle.