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One.

Good afternoon, and welcome to the Board of County Commissioner's virtual workshop on the comprehensive plan amendment.

This time we have a roll call, please.

Good afternoon, Commissioners.

Hagen.

Cameron Capeta.

Present.

Cullen.

Here.

Miller.

Myers.

Here.

Oh boy, we sound sad.

I'm I'm here.

Thank you.

Okay, thank you.

I want to read into the records of um Commissioner Hagen and Commissioner Miller's letter from both.

This is from Commissioner Hagen.

Please be advised that due to the previous plan travel to manage county business in Washington, DC.

I would not be able to attend the Juneteenth, June tenth comprehensive plan workshop.

If you have any questions regarding this, please do not hesitate to reach out to me directly.

Warmly regards, Commissioner Miller.

From Commissioner Hagen.

Please be advised that I am unable to attend today's scheduled workshop due to a prior commitment.

Sincerely, Commissioner Hagen.

Okay.

So at this time I'll turn everything over to uh Melissa Linehard.

Good afternoon.

Good afternoon, ma'am, and hello, Commissioners.

Melissa Linehard Planning Commission staff.

I'm here to introduce the items today for our workshop, June tenth, twenty twenty six.

Um, before I do that, I just wanted to update everyone a little matter of cleanup business.

Item A four, which is HCCPA twenty six-twel.

Um, that item on Causeway Boulevard that is asked for a continuance to the July cycle of plan amendments.

So you would see that item scheduled for a uh briefing and a public hearing later this fall.

Um, if there are no questions on that, I can go ahead and introduce item A one, which will be presented by Sophia Garantiva.

Thank you.

Good afternoon.

Good afternoon.

Let me just share my screen.

All right.

Well, thank you, Commissioners.

Sophia Garantiva, Planning Commission staff.

Here presenting a status update on the urban expansion area study for the Little Manatee South NI-4 corridor study areas.

And I just want to confirm that my screen is being shared.

Yes.

Thank you.

Awesome.

So since the last update, which was via memorandum in April, the existing conditions and market analysis work has been completed for both the study areas and the public engagement efforts have continued for the study.

There is a lot of information that I'll be going over from the technical reports.

So I'll just be doing a highly high-level key findings takeaway overview as part of the presentation, but it is going to take a little bit of time.

But any for any of those who are interested in reviewing the reports in more detail, they are available through the links that were provided in the agenda item summary.

And then before I get into the update, I think it's helpful to briefly revisit how the study originated and just refresh everyone's memories.

So this process started with unincorporated Hillsboro counties feature land use update, which updated the urban service area and growth management policies.

During that effort, staff noted that the projections indicated that the policy of accommodating 80% of new growth and redevelopment within the urban service area would not be met by 2050.

So this at this board's direction, staff identified the four areas for potential expansion of the urban service area as shown on the map.

And then again, these areas were initially identified by analyzing the locations outside the USA where population growth was projected to occur.

Additional analysis considered comprehensive plan policy, the concentrations of recent development activity, location of environmental and publicly owned lands, and the distribution of developable and redevelopable land.

This analysis was documented in a report and presented back to the board on March 6th of 2024 and is available on the project website.

And then at that meeting, this board again directed the two-phase approach, which phase one focused on the bomb and waiwama areas, which has since been completed.

And then phase two is the subject of today's update, which are the Interstate 4 Corridor and Little Manatee South study areas.

And again, which brings us back to the goal of the study itself, which is to provide recommendations to this board on whether and where to consider the future expansion of the USA using the urban expansion area or UEA policy framework found in future land use subjective 1.3.

And again, the UEA framework requires a more comprehensive planning effort before any USA expansion is uh is considered, and that includes evaluating infrastructure, transportation, environmental resources, fiscal impacts, uh public facilities, and community input.

And then before we get into the findings of the existing conditions report and market study, this slide provides a quick overview of where we are in the overall study process.

The green represents the Low Manatee South timeline, and the purple represents the I-4 Corridor study area timeline, and the yellow shows where we are today.

Again, public engagement has continued with round run round one being completed and round two currently underway.

The next major phase of the study will focus on developing and evaluating land use scenarios.

And then again, as mentioned, we are currently in the second round of public engagement.

Both study areas are following the same engagement framework with each round building on the previous one.

The uh round one focus on existing conditions and initial community input.

Round two is helping inform scenario development through a place type activity.

Round three, we're present draft scenarios for feedback, and then round four will focus on the preferred scenario and refine recommendations.

In addition to community meetings, the project team has continued outreach to stakeholder and community groups representing a variety of interests in both study areas.

We also have provided updates to the planning commission, and I'll touch a little bit on some of those study area specific efforts and what we've heard from the community later on in the presentation.

Staff and the consultant team have continued coordination with county departments, uh partner agencies, and the adjacent jurisdictions to those study areas throughout the technical uh through the technical advisory committee.

And this group has provided valuable data, uh technical feedback and support throughout the study, including assistance at community meetings, and I just wanted to take a moment to thank them for their time and continued involvement.

So now moving into the existing conditions analysis.

Again, this is the part of the presentation where it will be a little data heavy, but I will do my best to just focus on the key takeaways.

And we'll start with Little Mancy South.

Again, this is the Little Mantee South study area outlined in red.

The areas generally bounded by the Little Manatee River to the north, US 41 to the east, and county line to the south, and interstate 75 to the west.

In total, the study area is approximately 10,213 acres.

In terms of demographics, the Little Manatee South study area is home to approximately 8,860 residents living in about 3,500 households.

The area does have an older population profile than the county overall.

And while the area remains predominantly rural today, it has continued to attract new residents over the past decade and is projected to continue growing through 2050.

In terms of land use and environmental considerations, agriculture remains the dominant land use throughout much of the Little Manatee South study area, with more than two-thirds of the study area designated as agricultural rule one to five future land use category, and residential development is generally concentrated along US 41 and the Little Manatee River.

And this map here shows the environmental sensitivity throughout the study area, with the darker shades representing lands with greater environmental sensitivity.

So in this area, the most environmentally sensitive land is located generally along the Little Manatee River and the Curiosity and Wildcat Creeks.

For transportation, US 41 currently serves as the primary roadway through the study area.

There is limited bicycle and pedestrian infrastructure and relatively few programmed transportation improvements.

The map also shows several long-range planning efforts, including the proposed Fort Hammer Road extension, the potential future I-75 interchange, proposed trail corridors, and the future I-75 widening.

In terms of utilities, there are currently no county water or wastewater facilities serving the study area.

The only exception is a small area in the Sun City subdivision.

The planned service expansions in the greater South County area, which is the one water facility will not serve the Little Mancy South area.

Any future expansion of water or wastewater service to this area would be accomplished one of three ways, either extending the pipes across the Little Manatee River, relying on private developers to build new facilities and then turn them over to the county, or creating an interlocal agreement with Manatee County to the south.

In terms of public and emergency services, they are generally provided by facilities located outside the study area boundary.

There are currently no fire stations, sheriff substantiations, or traditional public schools located within the study area.

There are two future fire stations that have been identified, but they remain unfunded, and the study area currently contains three parks.

So the existing conditions tell us where the study is today.

The market study helps us understand what the market may support in the future.

And because markets operate regionally, the analysis evaluated a broader market area than the Little Manatee South study area itself, as you could see on the map.

The different colored areas are the full extent of the market study.

In terms of the market study takeaways, the residential development represented the larger largest market opportunity.

The analysis also identified support for additional office, industrial and retail development.

It's important to remember that these figures represent the demand within the broader market area and are not development forecasts for the study area itself and are intended to inform the scenario development.

So then going back to public engagement in Little Manatee South, outreach has included two rounds of community meetings and online survey, public comments submitted through email and web forms, and field outreach as performed by the consultant team.

And then this slide just highlights the priorities identified through the survey with protecting natural areas and wildlife and maintaining agricultural land ranking the highest.

The results generally reinforce what we've been hearing out in the Unity.

Again, those two themes have remained consistent throughout the engagement process, but we have also heard concerns related to flooding, water supply, and the proposed I-75 interchange.

Overall, many of the discussions focused how on how future growth could affect the area's character, environmental resources and infrastructure.

With that, we can shift geographies and take a look at some of the key findings from the I-4 corridor area.

Again, the I-4 corridor study area boundary here is shown in purple, which encompasses approximately 37,000 acres.

And this area generally extends from the USA boundary and Tampa Bypass Canal to the west to Plant City City boundaries to the east and from Sam Allen Road and Thanona Sassa Road to the north to State Road 60 to the south.

And for additional context, the plant city vision area here is shown in yellow.

The I-4 corridor is significantly larger than the Little Mantee South area with approximately 31,000 residents and more than 10,000 households today in terms of demographics.

The area also has a younger population profile and larger household size than what we saw in Little Mancy South.

And looking ahead, the corridor is projected to continue growing through 2050 as well.

Terms of land use and environmental considerations, the I-4 corridor has a more diverse mix of land uses than the Little Mancy South area, although agricultural remains lands remain an important part of the area's character.

The environmental environmental sensitivity map shows that the environmental resources are distributed throughout the corridor.

Many of the most environmentally most sensitive areas are shown again, shown in the darker shading, are located north of I-4.

One of the things that stands out from a transportation aspect in the I-4 corridor area is the access to the regional transportation network.

The area has direct access to I-4, I-75 US-92, and State Roads 60 and 574, which support the residents, businesses, and freight movement throughout the region.

The report also identified several planned transportation improvements, including widening projects on I-4 and I-75, and then other capital improvement projects as shown in the county's capital improvement program.

Utility conditions in I-4 again are a little different than Little Mancy South.

There are pockets of utility utility service throughout the area, primarily through Hillsborough County to the west and plant city to the east, but significant portions of the study area still rely on well and septic systems.

And then in terms of public facilities and emergency services, we are in this area is generally more established than the I-4 corridor than what we saw in Little Mancy South.

The area currently has two fire stations, eight parks, and is served by 22 schools, including nine located within the study area.

And there are several planned facility improvements that were identified, though some remain unfunded.

So again, this area has a more developed network of public facilities and services in place, though continued coordination with the service providers will remain important as growth occurs.

And again, like Little Mancy South, the market analysis looked at areas beyond the study boundary to account for the broader regional market trends.

And again, the goal is not to predict what exactly will occur within the study area, but rather to understand what the market may be able to support over time.

Key takeaway from the I-4 corridor area was the strong demand for employment generating uses, particularly industrial development.

The analysis also identified additional demand for office and retail uses, and that's not entirely surprising given the corridor's access to that regional transportation network.

Again, in terms of public engagement activities to date, we have had one round of community meetings in the area with the second round occurring this week, a survey, stakeholder meetings, public comments, and field outreach.

And then again, this slide highlights the priorities identified through the survey with maintaining agriculture and ranking the highest, followed by protecting natural areas and wildlife.

Very similar to Little Manatee South, but the priorities were flipped a little bit.

And again, while the priorities were similar to those identified in the Little Manatee South area, the conversations around those priorities were somewhat different.

The themes identified through public engagement in this area focused on rural character, infrastructure, flooding and drainage, environmental resources, and water quality, and also utility service choice.

In I-4, many of those discussions reflected the challenges associated with existing growth and development pressures as opposed to future growth and development pressures in the Little Mancy South area.

Again, that distinction will be important as we move into scenario development.

So we have established where the studies are today, what the market area must support over time and what we've heard from the community so far.

The next phase is where those pieces are going to come together.

And we will be working to develop and evaluate scenarios for each of the study areas and present them during the round three community meetings.

Based on that feedback, the study team will refine the scenarios, complete the fiscal infrastructure analyses, and then identify the preferred scenario.

Those findings will help inform the final recommendations that ultimately come back to the planning commission and to this board.

And that concludes my presentation.

And staff is available for any questions.

I've I've got my hand up, it just might not be No, I can't see it.

Okay, go ahead.

Commissioner was thank you.

Based off of some observations of the WVR two expansions that we did.

Staff basically used kind of like a default, it's 2,500 acres, and we're assuming R4.

So that's 10,000 homes.

And that's what was advertised repeatedly to the community.

So then they said over and over, oh, you're approving 10,000 homes.

Um, when in fact it'll be nowhere near 10,000 added homes on what we expanded because of the variables that weren't taken into consideration, such as that um over half of that area had already been developed at two homes per acre, on top of the fact, and this is the big variable, Miss Linehart, that I would like to figure out how to in what way you can help plan for the calculation is that we know there's going to be commercial, right?

And that commercial eats at the number of potential homes.

And that number was very deceiving not only to me, the other commissioners, but also the community.

It was it's because we never really did these type of expansions, in my opinion.

And now that I've seen it happen, I want to know if there's a way to incorporate some of that some of those observations that we have added where we we know that, like let's say that this is 2500 more acres of developable land or whatever, that we don't just say, okay, times four, because we're assuming a baseline of residential four, that we know that there might be some area um some ratios of commercial area that we we know are might be typical with with development, and that you can try and apply that so that people get a more reason a more realistic um outcome of what to expect.

Does that make sense?

It absolutely makes sense for the record Melissa Line Hard Planning Commission staff.

I'm sure Sophia, because she was involved in my mama and RP2, as well as the both of the I-4 and the little Manti South studies probably has something to add.

But I will say from a kind of general perspective, when we updated the future land use section a couple of years ago, uh, goal one, which is where all that language is about the urban service area, the rural area, and then also the expansion areas.

The expansion areas were added at that time.

So they were a completely new animal, and that language was crafted for that update.

One of the tests of the urban expansion area is how do you provide things that aren't just housing?

So we are definitely looking at this from a holistic perspective and looking at what kind of jobs are needed, where are people going to shop?

You know, we don't want to be creating food deserts and things like that if you're along I-4 and you don't have a grocery store near you.

Um we're certainly looking at that, and especially with the market analysis, that will inform that piece of the puzzle.

Sophia, did you have anything you wanted to add?

Um, yes, uh, thank you.

And Sophia Garantiva.

Uh for the Y Mama and Bomb area, when we were uh directed to update and go ahead and expand the urban service area and in those two areas, that residential four was also part of the uh direction to not go above that in terms of density or intensity.

So that's what we tried to do in terms of WBR2 and RP2.

And then uh Ms.

Linehart was correct that the market study is part of uh this effort, the urban expansion area studies is going to inform a lot of the non-residential uh recommendations that will hopefully come up from the study.

And it will not just be um residential, there is going to be a mix of recommendations for many types of land uses.

And the only other thing that I would add is that when we're getting um departmental feedback, I remembered asking one of the planning commissioners why they voted um no.

And their only reason for voting no on the other ones that we did is because one of the departments basically said, you know, don't know, need more information or something.

And he was like, well, can't you just take like a best guess of that?

You know you're expanding an estimated amount of homes.

You know how much service each home would add to your department of need.

So can we just make sure that we promote that there's a maybe a more fruitful engagement of feedback from the departments on like this is what we expect will be needed in this area of new service impacts.

Um but other than that, um, I appreciate it and um I I um would make an observation on the I4 corridor that people should be very aware of the city's abilities to continue to annex, um which is out of our purview, and you can kind of see that those lines are merging in that area um one way or the other.

So I would just like to make that observation.

Thank you.

Um Commissioner Myers.

Okay, thank you.

I don't see anyone else.

Okay.

Thank you so much, Sophia, for the overview on the urban expansion area.

Melissa moved it, um HCCPA 2602.

Yes, ma'am.

And if I may just address Commissioner Wolfstool just one just to kind of clean up his comments there, I wanted to say thank you.

Those are very good comments.

We we are engaging with the county departments and all the other um stakeholders that are involved in these two areas continually, and we will continue to do so.

That is great feedback, make making sure that we can actually do what the plan is going to say we should do.

Um, and um we'll be making sure along the way that we keep them in the loop.

So thank you for those good comments.

So that brings us to item A2, which will be presented by Willow Mickey.

Thank you so much.

Good afternoon.

Good afternoon.

I'm Will and Mickey with your planning commission staff.

I'm just gonna have HTV pull up my PowerPoint.

I will be briefing HC CPA 26-02, which is located at 607607 to 7709 Williams Road and Bessie Dix Road.

Next slide.

This request is a privately initiated large-scale map amendment.

It is made up of three parcels that total approximately 81.9 acres.

The applicant is requesting to expand the urban service area.

This amendment is associated with HCCPA 26-03, which is a request to change the future land use category from residential one to residential two and residential four.

Next slide.

This plan amendment is part of the April 2026 cycle located in the rural area, and it's within the limits of the Chinota Sasset Community Plan.

And as I mentioned, it is associated with HC CPA 2603.

Next slide.

And the blue line indicates the urban service area boundary.

It is located north of Interstate 4, east of Williams Road, and south of Joe Ebert Road.

Within the vicinity of the site, there are single family uses surrounding the site on all sides.

To the east, there is a middle school, and to the south are agricultural uses north of the site as a cemetery in front of East is a clinical treatment center.

Next slide.

The amendment would bring 81.9 acres into the urban service area requiring at a minimum connection to public water and sewer.

Next slide.

And that concludes the briefing on this item here for any questions.

Thank you.

Okay.

I don't see any hand, but any commission, if you have something to say, go ahead and speak because I can't see if your hand is up.

So it appears we have no one.

Okay, thank you so much.

We'll we'll move right to A3.

Yes, which is also Willow Mickey.

She'll be doing the next presentation as well.

Thank you.

Good afternoon, the land making again with your planning commission staff.

I'll agree briefing HCCK26-03, located at 67607 to 7709 Willings Road and Bessie Dix Road.

Next slide.

The request is to change the land use designation of these parcels from residential one to residential two and residential four.

Next slide.

This plan amendment is part of the April 2026 cycle located in the rural area and is within the limits of the Tenotis Asset Community Plan.

This also associated with HCCK 2602, which is requesting to bring the same parcels into the urban service area.

There's also a very small portion within the CHHA located on the southeastern portion of one of the parcels.

Next slide.

However, this has since been removed from the application.

Additionally, the initial application saw a res for designation, but this has been revised to res two and res four.

Next slide.

The site is in the residential one lanes category.

Res 1 allows for the consideration of agricultural farms, ranches, residential, neighborhood commercial offices, and multi-purpose projects.

Surrounding lanes categories include rising to the east, south, and west with res four to the north.

Public quasi public is located to the northwest, and additional res floor lies further southeast.

There's also a res two located northeast of the site if you travel from the site approximately one mile north and a half mile.

Next slide.

The request is to change the site to residential two and residential four.

Residential two allows for the consideration of uses such as agricultural, residential, neighborhood commercial, office uses and multi-purpose projects, and residential four allows for uses such as agricultural, residential, neighborhood commercial, office uses and multi-purpose projects.

Next slide.

Currently, under residential one, the site can be considered for up to 81 dwelling units, and 891,891 square feet of non-residential.

A change to residential two and residential four would allow for the consideration of 189 dwelling units and 891,891 square feet of non-residential uses.

The proposed amendment will result in a potential increase in development potential by allowing consideration of higher residential density.

Next slide.

This concludes the briefing on this item.

I'm here for any questions you may have.

Thank you.

We have any commissioner that has a question.

Okay.

Thank you so much, Willow, for that.

We'll move on to A4.

Yes, ma'am.

A4 is continued to the July cycle of plan amendments.

Oh, that's right.

Good afternoon, everyone.

Tyre Coyle.

Uh planning commission staff.

Um, today I'll be presenting a C CPA 2613 at 2909 Dare Road.

Request is a privately initiated small scale map amendment with approximately 1.12 acres.

So request is changed the land use designation from residential one to residential two.

The location of the site is in the eastern portion of Hillsborough County.

This is part of the April 2026 cycle.

It's located within the rural area, not within the limits of the community plan.

So this is an aerial photo of the site outlined in pink.

The plant city boundary is outlined by the blue dashed line.

The site is located west of Durra Road and adjacent to Siegel Family Homes and the church to the east.

The site is currently in the residential one future land use category, which allows for the consideration of agricultural farms, ranches, residential neighborhood commercial offices, and multi-purpose projects.

Commercial uses are subject to locational criteria.

As mentioned, the applicant is requesting to change land use designation from residential one to residential two.

Residential two category allows for agricultural residential neighborhood commercial office uses and multi-purpose projects.

The change from residential one to residential two would allow for an increase in development potential.

This will allow for higher residential density.

The density of one dwelling unit per gross acre would increase to two dual use per gross acre, while the commercial intensity would remain the same.25 F AR or approximately 12,000 square feet in non-residential uses.

And this concludes my briefing on this item.

I'm here for any questions.

Thank you so much.

Of course.

All right, that brings us to another presentation by Tyreek, which will be item A6.

Perfect.

It was pulled up.

Hello again, target rural point community staff, and this is uh item HCCPA2614, located at 15640, Carton Lake Road.

This request is privately initiated, small scale map amendment with approximately 9.57 acres.

The request is to change the land use designation from agricultural role 1 to 5 to agricultural state 1 to 2.5.

The location of the site is in the southeastern portion of Hillsborough County.

This is part of the April 2026 cycle.

It is located within the rural area within the limits of the bomb and South Shore Area Wide Systems Community Plans.

Here is an aerial photo of the site outlined in pink.

The urban service area is represented by the blue line, and it's approximately one half mile away from the site.

Ashton Farms is located to the east of the subject site.

The site is an agricultural rule one to five feature land use category, which allows for the consideration for farms, ranches, feet lots, residential neighborhood commercial offices, industrial uses related to agricultural and mining related activities.

As mentioned, the applicant is requesting a change of land use category from AR 1 to 5 to agricultural estate 1 to 2.5.

Agricultural state 1 to 2.5 future land use category allows for farms, ranches, residential, neighborhood commercial offices, and multipurpose projects.

The change from AR 1 to 5 to AE 1 to 2.5 will allow for an increase in development potential while allowing higher residential density.

The density of one dwelling unit per five gross acres would increase to one dwelling for every two and a half acres.

The commercial intensity will remain the same at a 0.25 FAR or approximately 104,000 square feet.

And this concludes my briefing on this item and I'll available for any questions.

Thank you so much.

Any commissioner any questions?

I don't see anyone or hear anyone.

Go ahead, Melissa.

Thank you.

All right, thank you.

Item A7 will be presented by Lily Ann Lenahan.

Good afternoon.

Good afternoon, Commissioner Celia Lenahan, Planning Commission staff.

I am here to present HCCPA 2615, which is located at 1908 Front Street.

This is a privately initiated map amendment that is small in scale and approximately 0.26 acres.

The applicant is requesting to change the future land use designation from residential four to residential 12.

This is the general location map.

It is located within the urban service area and within the limits of the Valrico Community Plan and is located north of Main Main Street, west of Fern Street, and east of 4th Street.

Here is an area of the site.

The site is outlined in pink.

There are single family residential uses to the northwest and south of the site.

Currently, the future land use designation is residential four.

This category allows for a maximum of four dwelling units per gross acre and a maximum floor area ratio of 0.25.

The residential four designation allows for the consideration of agricultural, residential, neighborhood commercial office uses and multi-purpose projects.

Currently, the site is surrounded by the residential four designation on all sides, and there's some residential six further south of the site.

The applicant is proposing to amend the future land use category to residential 12.

The residential 12 category allows for a maximum of 12 dwelling units per gross acre, a maximum floor error ratio of 0.5.

This designation allows for the consideration of agricultural, residential, neighborhood commercial office uses, multi-purpose projects, and mixed use development.

Under existing conditions with the residential four designation, the site can be considered for a maximum of one dwelling unit or 2,831 square feet of non-residential uses.

And under the proposed future land use designation of residential 12, the site can be considered for a maximum of three dwelling units or 5,662 square feet of non-residential uses.

The proposed amendment would allow for an increase in development potential by allowing higher residential density and greater commercial intensity.

This concludes my presentation.

Okay, do we have any questions?

I don't see any commissioners, and I don't hear any commissioners.

Okay, so we'll move right on.

Melissa.

Yes, ma'am.

Item A8 will be presented by Alexis Myers.

Good afternoon.

Hello, good afternoon.

Alexis Myers Planning Commission staff.

I'm here to present HCCPA 2616 located at 12401 North 22nd Street.

Next slide, please.

This is a privately initiated initiated map amendment that is small in scale and approximately uh 13.83 acres.

The applicant is requesting to change the feature land use designation from residential 20 to residential 35.

Next slide, please.

This is the general location map.

It is in the urban service area and within the limits of the university area community plan.

It is located east of North 22nd Street and south of University Club Drive.

Next slide, please.

Here is an area of the site.

The site is outlined in pink and a blue dotted line indicates the Tampa jurisdictional boundary.

The subject property is the village at Unison Senior Living Living Facility.

The site is in the centers and connections, FEMA Flood Zone X, and currently has wetlands on the property.

The seacoast at Updink Oaks Assisted Living Facility is located to the west, and additional group homes are also located to the northwest across North 22nd Street and further southeast.

The Veridian Apartments in College Town at USF off-campus housing are to the north.

The park at Orbito apartments are to the west, and more multifamily uses are further east and south.

The James A.

Haley Veterans Hospital is to the northeast.

An additional public cause uh quasi public institutional uses are located to the south and southwest.

The University of South Florida is to the east across Fruitsby Downs Boulevard.

Single family uses are to the east and further north.

And lastly, University Mall and the Sun Ray Cinema Movie Theater is directly south.

Next slide, please.

Currently, the future land use designation is residential 20.

The REST 20 designation allows 20 dwelling units per gross acre and a maximum for area ratio of 0.75.

The REST 20 category allows for the consideration of agricultural, residential, neighborhood commercial, office uses, multi-purpose projects, and mixed use developments.

Other future land use categories on this map include innovation corridor mixed use 35 and office commercial 20 to the south and residential six to the east.

Next slide, please.

The applicant is proposing to amend the future land use category to residential 35, which allows 35 dwelling units per gross acre or maximum for area ratio of 1.0.

The REST 35 designation allows for the consideration of agricultural, residential, neighborhood commercial, office uses, multi-purpose projects, and mixed use developments.

Non-residential uses, not part of a vertically integrated building, shall meet established locational criteria.

Next slide, please.

Next are the impacts as far as the existing conditions.

Currently under REST 20, the site could consider up to 276 dwelling units or 451,826 square feet of non-residential uses.

Under the proposed REST 35 designation, the site could consider up to 484 dwelling units or 602,434 square square feet of non-residential uses.

The proposed amendment will result in the increase in development potential by allowing higher residential density and non-residential intensity.

Next slide, please.

And this concludes my presentation for ACCPA 2616.

I'm happy to answer any questions.

Thank you so much.

I don't see anyone in the queue to speak.

Okay.

Thank you.

All right.

We have three items left, and they are independent applications, but they are um there's a relationship among them that Lily will describe.

She's item A9.

Lillian Lenahan will present the first item.

Again, good afternoon.

Good afternoon, Commissioners.

Lillian Lennehang Planning Commission staff here to present HCCPA 2618, located at Causeway Boulevard, and this is sub-area A.

This request comes from the Florida State University future land use map study that was conducted in 2024.

As part of this future land use section update, planning commission staff engaged with students in an FSU capstone class to study four different areas of unincorporated Hillsborough County, where there has been historical and recent development pressure, as well as areas that were identified as needing to be researched based upon current development trends.

These areas included subsets of the university area, the Port of Tampa, Brandon Crossings, and Causeway Boulevard.

This effort is part of that study and the recommendations on next steps.

And due to the size and the varying recommendations in the Causeway Boulevard study area, staff decided to break down the study area into three separate requests.

And this will be the first of three total plan amendments being publicly initiated for this area.

And this map amendment is large in scale on approximately 73.12 acres.

This is the general location map.

This amendment is part of the April 2026 cycle of amendments, is within the urban service area and the limit within the limits of the Palm River Progress Community Plan.

Additionally, a portion of this application is located within the coastal highhouse area.

This map shows the location of all three publicly initiated amendments along Causeway Boulevard with 2618, which is this current amendment outlined in purple.

2619 is outlined in green.

And 2620 is outlined in dark green.

Here is an aerial of the site for 2618.

The site is outlined in pink.

The site is south of the boulevard and is bound by 54th Street to the west and extends to 76th Street to the east.

Existing land uses in the site area include residential, vacant, public, quasi-public, institutional uses.

And the uses to the north of the site along Causeway Boulevard are comprised of mainly industrial and commercial uses.

And so the south of the site is mainly single family residential uses.

Currently, the future land use designation is residential six.

The residential six category allows for a maximum of six dwelling units per gross acre and a maximum floor area ratio of 0.25.

The residential six designation allows for the consideration of agricultural, residential, neighborhood commercial, office uses, multipurpose projects, and mixed use development.

The site is bordered by office commercial 20, so the north and east, directly along Causeway Boulevard, with some light industrial along the western edge of the site, and south of the site is residential six.

It's proposed to change the future land use category to neighborhood mixed use six.

Neighborhood mixed use six category allows for a maximum of six dwelling units per gross acre and a maximum floor area ratio of 0.25 for neighborhood commercial uses, while offices, research corporate parks, multi-purpose, and mixed use projects may achieve a maximum floor area ratio of 0.35.

This designation allows for the consideration of our cultural, residential, neighborhood commercial, office uses, research corporate park uses, multipurpose, and clustered residential and or mixed use projects.

Under the existing conditions with the residential six designation, the site could be considered for a maximum of 438 dwelling units or 796,276 square feet of non-residential uses.

Under the proposed future land use designation of neighborhood mixed use six, the site could be considered for a maximum of 438 dwelling units or approximately 1,100,000 square feet of non-residential uses.

Proposed amendment would allow for an increase in the allowable range of uses and the maximum allowable intensity of specific uses with no increase in density.

This concludes my presentation for 2618, and I'm happy to answer any questions you may have.

Thank you so much.

I don't see any commissioners that have the okay.

All right.

Well, the next item will be presented by me.

Um good afternoon, if HTML.

Good afternoon.

If HTV wouldn't mind sharing this one, thank you so much.

Um, good afternoon, everyone.

Melissa Linehard, Planning Commission staff.

I'm here to present to you item HC CPA 26-19, which is Causeway Boulevard Sub-area B.

Next slide, please.

Um, this request is publicly initiated and it's small in scale at approximately 21.31 acres in size, as Miss Lenahan previously mentioned in her presentation on the last item.

The impetus behind this request is the Florida State University future land use map study that was conducted in the second half of 2024.

This is the second of three total plan amendments being publicly initiated for this area.

And this particular request is for the portion of the study area to go from the currently adopted future land use category of residential nine to community mixed use 12.

Next slide, please.

This request is part of the April 2026 cycle of plan amendments.

The site is located within the urban service area.

It is also located within the limits of the Palm River Progress Village Community Plan.

Next slide, please.

This is an aerial of the site with the site outlined in pink.

Um you can see that the site is separated by a parcel.

Um, the outlined in pink areas are the residential nine that I mentioned, and the area between was omitted from the plan amendment because that already has a residential 20 designation.

So this is an aerial map showing the site along the north side of Causeway Boulevard.

Um 78th Street is the eastern limit, and 66th is the western limit, again in the Palm River area.

Along this portion of Causeway Boulevard, the uses are generally characterized as commercial in nature with various auto sales, auto repair businesses.

They're interspersed with some vacant properties, offices, open storage uses to the east of 86th Street, so beyond the subject site, just off the aerial is the Coca-Cola plant to orient yourself.

And to the north of the subject property, there are mostly single family residential lots.

Next slide, please.

This slide shows the adopted future land use categories in the area with the site outlined in black.

The site again is residential nine, which allows for the consideration of agricultural uses, residential, neighborhood commercial, office uses, multi-purpose projects, and mixed use development.

The maximum maximum density that can be considered is up to nine dwelling units, dwelling units per gross acre, and the maximum intensity in the residential nine category is a 0.05 or 175,000 square feet, whichever is less intense.

In addition, non-residential development that exceeds a 0.35 floor area ratio must be for office or residential support uses like schools or churches.

There's a portion in between the two subject properties that I mentioned that is residential 20, as well as more residential 20 to the east of 78th Street.

Further north, the area is also res 9, like the subject property is today, and again characterized by residential development.

To the south of Causeway in this area, we see Office Commercial 20, which is one of our most intensive future land use categories for those parcels that are mainly fronting to the south directly onto Causeway.

And then those categories transition to a bit lower intensity and density with residential six and residential nine as you travel further southward.

There's also suburban mixed use six to the south, as well as a small portion of public and quasi public.

The request to change the subject from change the subject property from residential nine to community mixed use 12, which is represented by that pink color that you see.

And that would better reflect the uses that are currently in the area and that tend to be more intensive in this Causeway Boulevard area.

The community mixed use 12 future land use category would allow for the consideration of up to 12 dwelling units per gross acre or up to a 0.5 floor area ratio.

The CMU 12 category also allows for the consideration of agricultural, residential, commercial uses, office uses, research corporate park uses, light industrial andor mixed use projects.

Next slide, please.

As far as the impacts are concerned, currently under the residential 9 designation, the site may be considered for up to 191 dwelling units or 464,000 square feet of non-residential uses with a designation of commercial community mixed use 12.

The site could be developed with up to 255 dwelling units, with the non-residential square footage would not change.

The proposed change would allow for an increase in development potential by allowing higher residential density, an increase in the range of commercial uses, and would also introduce the potential of light industrial uses.

Next slide, please.

That concludes my presentation, and I'm here for any questions that you all may have.

And thank you, Melissa.

Thank you.

I don't see anyone in the queue, so we would go to 11.

Yes, that's the last item, and that will be presented by Gillian Massey.

Thank you.

Good afternoon.

Afternoon, Commissioners.

This is Jillian Massey with Planning Commission staff.

I'm here to present HCCPA 26-20, which is the third and final of the three publicly initiated amendments on Causeway Boulevard, and we're calling this sub-area C.

This request is publicly initiated by us as Planning Commission staff.

This particular amendment area is large in scale on approximately 101 acres.

As previously mentioned, the rationale behind this request is the FSU future land use map study that was conducted in 2024.

And as I mentioned, this is the third and of three total plan amendments being initiated for this area.

The request for this portion of the area is to go from the currently adopted future land use category of residential 9 to residential 20.

This request is part of the April 2026 cycle of plan amendments.

The sites located along portions of both the north and south sides of Causeway Boulevard between 78th Street and U.S.

Highway 301 in the Palm River area.

Along this portion of Causeway, the uses are generally characterized as commercial and light industrial in nature, with various auto repair businesses, some vacant properties, offices, and storage uses.

There are single family residential homes within the vicinity of this area, both further north and south off of Causeway.

And a Coca-Cola shipping and receiving area, which is designated as Urban Mixed Use 20 on the map.

It directly abuts a portion of the northern project boundary.

Residential nine allows for the consideration of agriculture, residential, neighborhood commercial, office uses, multi-purpose projects, and mixed use developments.

The maximum density that can be considered in the residential nine is nine trolling units per gross acre, and the maximum intensity for non-residential development is up to 0.50 floor area ratio or 175,000 square feet, whichever is less intense.

In addition, non-residential development that exceeds 0.35 floor area ratio must be for office or residential support uses.

And those parcels uh mainly fronting along uh causeway with a transition to residential nine and travel further south.

There's also community mixed use 12 and urban mixed use 12 uh towards the eastern end of this project boundary.

Um and those are located closer uh to highway U.S.

Highway 301.

The request is to change the subject property from residential nine to residential 20, which is the dark brown color that you see on the map.

Residential 20 allows for the same uses that can be considered in residential nine, um, but it just increases the development potential by increasing the potential density from nine dwelling units per gross acre to up to 20 dwelling units per gross acre.

Um, and with a non-residential intensity, it would go from that.

Um 50 floor area ratio up to the 0.75 floor area ratio.

Um, the proposed change is to better reflect the intensity and density that it's our currently um seen in this area, and that tend to be more intensive in the Causeway Boulevard corridor.

Um, as far as impacts are concerned, currently under the residential nine designation, the site can be considered for up to 916 dwelling units or approximately 2.2 million square feet of non-residential uses.

Um, with the proposed residential 20.

Uh, the site could be considered for up to 2,037 dwelling units or approximately 3.3 million square feet of non-residential uses.

Um, and overall, the proposed change would allow for an increase in development potential by allowing higher residential density and greater commercial intensity.

And that concludes this presentation, and I'd be glad to answer any questions.

Thank you.

Thank you.

I don't see anyone in the commission with any questions.

So this concludes the workshop for the comprehensive plan amendments.

Thanks everyone and continue to enjoy your day.