Hillsborough County Board of County Commissioners Workshop on Comprehensive Plan Amendments - June 10, 2026

The Hillsborough County Board of County Commissioners held a virtual workshop on Wednesday, June 10, 2026, at 1:30 PM to discuss comprehensive plan amendments. Commissioners Cameron, Capeta, Cullen, Miller, and Myers were present, with Commissioners Hagen and Miller absent due to prior commitments (letters read into record). The workshop covered a status update on the urban expansion area study and a series of map amendment proposals (HC/CPA 26-02 through 26-20), with one item (HC/CPA 26-12) continued to the July cycle. No votes were taken; the workshop was informational.

Discussion Items

A.1 Urban Expansion Area Planning Study (I-4 Corridor and Little Manatee South) Status Update

• Presented by Sofia Garantiva, AICP. The update covered completed technical reports (existing conditions and market analysis) and ongoing public engagement. Key findings:
  • Little Manatee South (approx. 10,213 acres) has a predominantly rural character, an older population, and limited infrastructure. Environmental sensitivity is concentrated along the Little Manatee River and creeks. Market analysis identified residential development as the largest opportunity.
  • I-4 Corridor (approx. 37,000 acres) has a more diverse land use mix, a younger population, and better access to regional transportation. Strong demand for employment-generating uses, particularly industrial. Both areas projected to continue growing through 2050.
  • Public engagement priorities: top concerns in Little Manatee South were protecting natural areas/wildlife and maintaining agricultural land; in I-4 Corridor, maintaining agriculture ranked highest, followed by protecting natural areas. Flooding, water supply, infrastructure, and rural character were common themes.
• Commissioner Wolfstool (name inferred from transcript) expressed concern that previous urban expansion projections (e.g., 2,500 acres, assuming RES-4 at 10,000 homes) oversimplified development potential by not accounting for commercial uses or existing development. He asked staff to incorporate more realistic ratios in future projections. Staff (Melissa Linehard and Sophia Garantiva) acknowledged the feedback and noted the market analysis will inform land-use mixes. They also committed to continued departmental coordination.

A.2 HC/CPA 26-02 – Proposal to expand Urban Service Area (USA) boundary on 81.9± acres at 7607-7709 Williams Road and Bessie Dix Road

• Presented by Willow Michie. The request is privately initiated, large-scale, and associated with HC/CPA 26-03. The site is north of I-4, east of Williams Road, and south of Joe Ebert Road. Expansion would require connection to public water and sewer. No commissioner questions.

A.3 HC/CPA 26-03 – Map amendment from RES-1 to RES-2 and RES-4 on same 81.9± acres

• Presented by Willow Michie. Current RES-1 allows up to 81 dwelling units and 891,891 sq ft non-residential. Proposed amendment would allow consideration of up to 189 dwelling units with same non-residential square footage. No questions.

A.4 HC/CPA 26-12 – Map amendment on 5.26± acres at 9027 Causeway Boulevard

• Staff announced this item was continued to the July 2026 cycle of plan amendments.

A.5 HC/CPA 26-13 – Map amendment on 1.12± acres at 2909 Der Road from RES-1 to RES-2

• Presented by Tyrek Royal. The site is west of Durra Road, adjacent to church and residential. Change would increase density from 1 to 2 du/acre. No questions.

A.6 HC/CPA 26-14 – Map amendment on 9.57± acres at 15640 Carlton Lake Road from A/R-1/5 to A/E-1/2.5

• Presented by Tyrek Royal. Site is in southeastern Hillsborough County, approximately 0.5 mile from USA boundary. Change increases density from 1 du/5 acres to 1 du/2.5 acres. No questions.

A.7 HC/CPA 26-15 – Map amendment on 0.26± acres at 1908 Front Street from RES-4 to RES-12

• Presented by Lilyann Linehan. Site is within urban service area, north of Main Street. Proposed change allows up to 3 dwelling units (vs. 1 under RES-4). No questions.

A.8 HC/CPA 26-16 – Map amendment on 13.83± acres at 12401 North 22nd Street from RES-20 to RES-35

• Presented by Alexis Myers. Site is the Village at Unison Senior Living facility. Proposed increase from 276 to 484 dwelling units or from 451,826 sq ft to 602,434 sq ft non-residential. No questions.

A.9 HC/CPA 26-18 – Map amendment on 73.12± acres (Causeway Blvd Sub-area A) from RES-6 to NMU-6

• Presented by Lilyann Linehan. This is the first of three publicly initiated amendments from an FSU capstone study. Change would allow same residential density (438 du) but increase non-residential potential to ~1.1 million sq ft (from ~796,276 sq ft). No questions.

A.10 HC/CPA 26-19 – Map amendment on 21.31± acres (Causeway Blvd Sub-area B) from RES-9 to CMU-12

• Presented by Melissa Lienhard, AICP. Proposed change would allow up to 255 dwelling units (vs. 191) and introduce light industrial uses. No questions.

A.11 HC/CPA 26-20 – Map amendment on 101.87± acres (Causeway Blvd Sub-area C) from RES-9 to RES-20

• Presented by Jillian Massey. Proposed change increases density from 9 to 20 du/acre and intensity from 0.50 to 0.75 FAR. Maximum dwelling units would increase from 916 to 2,037; non-residential from ~2.2 to ~3.3 million sq ft. No questions.

Key Outcomes

• No votes were taken; all items are scheduled for future public hearings and board actions.
• HC/CPA 26-12 (Causeway Boulevard, 5.26 acres) was continued to the July 2026 cycle.
• The urban expansion area study will proceed to scenario development with additional public engagement (Rounds 3 and 4) before final recommendations return to the Planning Commission and Board.
• Staff committed to incorporating Commissioner Wolfstool's feedback on more realistic development projections when presenting future USA expansions.
• The meeting adjourned after A.11 was presented.