Hillsborough County Zoning Hearing Master Meeting - May 26, 2026

The Zoning Hearing Master (ZHM) convened on May 26, 2026, at 6:00 PM at the County Center in Tampa, Florida, to hear 14 zoning and major modification applications. The hearing officer, Steve Lewis, presided over the session, which included public testimony, staff presentations, and recommendations for the Board of County Commissioners (BOCC). Most applications were continued to future dates, and those heard resulted in recommendations pending BOCC approval.

Public Comments & Testimony

• Item D5 (RZ-PD 26-0338): Teresa Bauer, a 40-year resident of Brandon, expressed support for single-family homes but raised safety and traffic concerns, especially regarding cut-through traffic on Duffield Place and flooding risks from proposed retention ponds. She asked for speed humps and larger tree replacements. Transportation staff directed her to the county's residential traffic calming program.
• Item D7 (MM 26-0340): Cynthia Godwin Wilson, whose property faces the proposed development on Buster Bean Drive, strongly opposed the warehouse option (Option 2), describing ongoing noise, light, and privacy issues from the existing RV resort. She demanded a block wall and barrier trees as promised. Thomas Godwin, also a nearby resident, questioned traffic impacts on Sly Avenue and Mango Road, citing existing congestion from the Flying J truck stop.
• Item D8 (RZ-PD 26-0426): Jeffrey Berger, co-president of the Tampa JCC and Federation, strongly supported the rezoning, citing thoughtful design by Flournoy Development, reduced traffic impacts compared to the current JCC operations, and benefits to the broader community from sale proceeds. Gary Gould highlighted the Parkinson's program funded by the sale. Lori Metzger, speaking online, opposed the proposal, arguing it would destroy green space, increase flooding, and cause job losses, and submitted a petition with over 100 signatures.
• Item D10 (MM 26-0551): Nashad Sufan, Debbie Hines, Ross Pappers, and Barbara Feight opposed the major modification, citing existing flooding, traffic, crime, and unsanitary conditions from the current smoke shop and prior food trucks. They argued the proposed CN uses would worsen these issues and that the site is unsuitable for additional commercial development.
• Item D11 (RZ-PD 26-0555): Christina Harrison, a former resident of the area, raised concerns about long-standing flooding problems exacerbated by the church's construction and questioned whether the proposed 325 multifamily units would worsen drainage. Todd Boggus, from Courtney Palms, opposed the density, citing traffic congestion on Causeway and Falkenburg, inadequate parking, and existing flooding. He noted over 800 units already in the corridor.
• Item D12 (RZ-PD 26-0560): Approximately 50 residents opposed the rezone for 86 single-family homes on 60-foot lots. Alan Vernick argued it is incompatible with the semi-rural character of Lutz, with lot sizes 4 to 20 times smaller than adjacent properties. Valerie Rebecca and Amy Howe highlighted that the site is in the Lutz Community Plan area, which calls for larger lots (0.5 to 1 acre), and that Livingston Avenue is already a failed two-lane road. They feared emergency access on Curry Road would become a cut-through. Donald Miller noted existing traffic backups on Livingston. Cedriana Jenner, speaking online, formally objected to the reduction of the 150-foot zoning offset and the proposed interconnection to Curry Road.
• Item D7 (MM 26-0340): Planning Commission staff stated that Option 2 (light industrial warehouses) is not compatible with adjacent single-family homes, while Option 1 (existing RV resort) is consistent.
• Item D12 (RZ-PD 26-0560): Planning Commission staff found the proposal consistent with the comprehensive plan, noting the site is within the Urban Service Area and that clustering is encouraged to preserve wetlands.

Discussion Items

• Continuances (Section A): 14 applications were continued to future ZHM hearings (June 22 or July 20, 2026) due to administrative or procedural reasons.
• C.1 – RZ-STD 26-0728 (Darling Garcia Barreto): Request to rezone 4.66 acres from ASC-1 to CI-R for an enclosed mini-warehouse/self-storage. Staff and Planning Commission found it approvable and consistent. No public testimony. The hearing officer recommended approval. (Note: One person arrived late wishing to speak but was unable as the case had closed.)
• C.2 – RZ-STD 26-0740 (Justin T. Wilkerson): Request to rezone 1.21 acres from ASC-1 to RSC-6 to subdivide and build an additional house. Staff found it compatible. No opposition. Recommended approval.
• D.1 – MM 26-0045 (United Rentals, Inc.): Major modification to allow open storage and rental of commercial equipment on 3.89 acres. Staff supported with conditions. No public opposition. Recommended approval.
• D.2 – RZ-PD 26-0217 (75BB, LLC): Rezone 124.017 acres to Planned Development for a mixed-use village (460 dwelling units) with three villages (single-family, multifamily, and agricultural/storage). The hearing officer questioned access, buffering, and wetland preservation. Staff and Planning Commission found it approvable with conditions. No public opposition. Recommended approval.
• D.3 – RZ-PD 26-0303 (Todd Pressman): Rezone 0.46 acres from CG to PD to allow a tow yard with open storage. The applicant argued cross-access was impractical due to security requirements. Transportation staff clarified that the cross-access variance is a separate administrative process. Staff and Planning Commission found it approvable. No public opposition. Recommended approval.
• D.4 – RZ-PD 26-0329 (Todd Pressman): Rezone 0.99 acres from CG to PD for a 40-bed professional residential facility adjacent to an existing approved facility. Staff supported with waivers for compatibility setbacks and separation. No public opposition. Recommended approval.
• D.5 – RZ-PD 26-0338 (Richmond American Homes): Rezone 11.43 acres to PD for 49 single-family homes (reduced from 130 units, now 4.3 units/acre). The hearing officer noted a reduction from the original 130 lots to 86 larger lots (minimum 60 feet, 6,000 sq ft). A transportation condition was added for a turn lane and right-of-way dedication. The applicant argued the density (1.8 units/acre) is semi-rural and compatible.
• D.6 – RZ-PD 26-0339 (Mark Bentley): Rezone 0.71 acres from CG to PD to expand an existing veterinary clinic with a 1,700 sq ft CT building. Staff found it approvable. No public opposition. Recommended approval.
• D.7 – MM 26-0340 (Jacob T. Cremer / Barbas Cremer, PLLC): Major modification to allow either continued RV resort (Option 1) or up to 750,000 sq ft of light industrial warehouses (Option 2) on 37.87 acres (Lazy Days site). The companion comprehensive plan amendment (CPA) to change land use to SMU-6 and expand the Urban Service Area was unanimously recommended by the Planning Commission on January 12, 2026. The hearing officer questioned compatibility with nearby single-family homes. Staff supported Option 1 only. Planning Commission staff found Option 2 inconsistent due to scale, lighting, noise, and truck traffic. The applicant provided enhanced buffering conditions (8-foot masonry wall, 15-foot trees). The hearing officer heard testimony and left the record open for the BOCC. Note: This case was continued to the July 16, 2026 Comprehensive Plan Amendment Meeting for the CPA companion, but the zoning recommendation will go to BOCC July 21.
• D.8 – RZ-PD 26-0426 (Flournoy Development Group, LLC): Rezone 22.08 acres from AS-1 and PD to allow 346 multifamily units with a flex from R-4 to R-20. The site was formerly a JCC campus. The applicant emphasized gradual building height transition (20 ft to 60 ft away from single-family homes) and preservation of wetlands and lakes north of the site. Supporters included JCC leaders and a neighbor. Opponents cited loss of open space, traffic, and flooding. The hearing officer noted about 15 supporters stood. Staff and Planning Commission found it approvable. Recommended approval.
• D.9 – RZ-PD 26-0528 (Florida Home Partnership, Inc.): Rezone 1.98 acres from RMC-6 to PD for seven single-family homes (affordable housing). Staff found it compatible. No public opposition. Recommended approval.
• D.10 – MM 26-0551 (Pressman & Assoc., Inc.): Major modification to replace a dry cleaner with 6,000 sq ft of restricted CN commercial uses (professional services, health practitioners) on 0.86 acres. The applicant emphasized reductions from a prior denied application (removal of food trucks, buffering variations). Opponents cited flooding, traffic, and the existing smoke shop's nuisances. The hearing officer noted opposition letters appeared to come from owners of the adjacent PD. Staff and Planning Commission found it approvable with enhanced buffering. Recommended approval.
• D.11 – RZ-PD 26-0555 (Royal Palm Multifamily, LLC / Kamil Salame): Rezone 53.66 acres to PD for 325 multifamily units (reduced from potential 536) and recognition of an existing church campus. The site is between Selman Expressway and I-75. The applicant argued it is an infill opportunity with a significant reduction in trips compared to existing zoning entitlements. Opponents raised flooding, traffic congestion on Causeway and Falkenburg, and overdevelopment in the corridor. The engineer testified that the site lies in a volume-sensitive basin, requiring retention of the 100-year storm to a 10-year rate. Staff and Planning Commission found it approvable. Recommended approval.
• D.12 – RZ-PD 26-0560 (Meritage Homes): Rezone 45.89 acres to PD for 86 single-family homes (reduced from 130, with minimum 60-foot lots, 6,000 sq ft). The site is south of I-275 in the Lutz area. The applicant argued for compatibility through lower density (1.8 units/acre), clustering to preserve wetlands, and buffering. Planning Commission staff found it consistent with the comprehensive plan. Strong public opposition (approx. 50 speakers) argued it violates the Lutz Community Plan's semi-rural character, would increase traffic on already-failing Livingston Avenue, and that the emergency access on Curry Road could become a cut-through. Transportation staff confirmed Livingston is planned for future four-laning but not in the CIP, and the emergency access is locked with Knox box. The hearing officer recommended approval despite opposition, citing expert testimony on compatibility and the applicant's voluntary reduction.

Key Outcomes

• All 14 continuances were granted as listed on the agenda.
• Items Heard and Pending Recommendation (all to BOCC July 21, 2026, unless noted):
  • C.1 (RZ-STD 26-0728): Heard and Pending Recommendation.
  • C.2 (RZ-STD 26-0740): Heard and Pending Recommendation.
  • D.1 (MM 26-0045): Heard and Pending Recommendation.
  • D.2 (RZ-PD 26-0217): Heard and Pending Recommendation.
  • D.3 (RZ-PD 26-0303): Heard and Pending Recommendation.
  • D.4 (RZ-PD 26-0329): Heard and Pending Recommendation.
  • D.5 (RZ-PD 26-0338): Heard and Pending Recommendation.
  • D.6 (RZ-PD 26-0339): Heard and Pending Recommendation.
  • D.7 (MM 26-0340): Heard and Pending Recommendation for the zoning component; companion CPA continued to July 16, 2026 Comprehensive Plan Amendment Meeting.
  • D.8 (RZ-PD 26-0426): Heard and Pending Recommendation.
  • D.9 (RZ-PD 26-0528): Heard and Pending Recommendation.
  • D.10 (MM 26-0551): Heard and Pending Recommendation.
  • D.11 (RZ-PD 26-0555): Heard and Pending Recommendation.
  • D.12 (RZ-PD 26-0560): Heard and Pending Recommendation.
• The hearing officer will file recommendations by June 16, 2026. The BOCC will hold a Land Use Meeting on July 21, 2026 to render final decisions.