Hillsborough County BOCC Public Hearing – June 11, 2026 – CPA, Rezoning, DRI Amendments
Hillsborough County Board of County Commissioners Public Hearing – June 11, 2026
On Thursday, June 11, 2026, at 6:00 PM, the Hillsborough County Board of County Commissioners held a public hearing to consider comprehensive plan amendments (CPAs), development of regional impact (DRI) modifications, and a rezoning. The meeting covered the adoption of a small-scale CPA for Bird and Sunken Islands (49.72 acres), related DRI amendments and rezoning for Mosaic’s Riverview phosphogypsum stack extension (178.5 acres), and the transmittal of two large-scale CPAs for 190 acres at 18308 Dorman Road.
Public Comments & Testimony
- Bird & Sunken Islands (A1): Jeff Lighty, sanctuary manager for Audubon Florida, expressed support for the natural preservation designation, noting that up to 10,000 nesting pairs of 17 water bird species (including five state-threatened species) rely on the islands as critical nesting habitat.
- Mosaic Stack Extension & Related Items (A2–A4): Four speakers expressed support: Reverend Mack Ray Mangum (pastor, Victory AME Church), Devin Ray Sr. (25-year Mosaic mechanic and Progress Village resident), Jeff Ryman (U.S. Navy veteran and Mosaic employee), and Marlise Talbert Jones (member of Progress Village Civic Council and CAP). All cited Mosaic’s community investments, safety practices, and economic benefits. One speaker, Teresa Corden (Brandon small business owner), opposed the expansion, citing environmental and health concerns about phosphogypsum stacks, historical sinkholes (referencing a 2016 incident at New Wales), and questioning Mosaic’s long-term storage plans. She requested denial and called for a contingency plan for anomalies.
- Dorman Road CPA Transmittal (B1–B2): Forty-three speakers signed up; the board allotted two minutes each. The overwhelming majority opposed the expansion. Key points included: loss of rural character and agricultural land; increased traffic on already congested Lithia Pinecrest Road (F-level of service); inadequate emergency response times (fire rescue, EMS); school capacity issues (Newsome High School overcapacity); environmental concerns (wildlife corridor for Florida panthers, flooding risks, ecological fragmentation); and inconsistencies with the comprehensive plan. Speakering attorneys (Jane Graham representing Preserve Rural Lithia, Susan Swift, AICP planner) detailed policy failures. A few speakers (e.g., one resident) asked for responsible development but did not explicitly support the proposal. The applicant (attorney Cammy Corporate for Homes by West Bay) argued that the CPA meets all seven criteria for urban service area expansion and that the residential-two designation provides a transitional buffer.
Discussion Items
- A1 – CPA 26-04 (Bird & Sunken Islands): Erica Larson (Planning Commission staff) presented the 49.72-acre map amendment from undesignated to Natural Preservation. The islands are critical wildlife habitat (Audubon and Port Tampa Bay supportive). No objections from agencies. The planning commission found it consistent. Applicant Vanette Gadelia (Stearns Weaver Miller) noted the islands were currently unclassified. Public comment: one speaker (Jeff Lighty) supported.
- A2–A4 – DRI Modifications and Rezoning (Mosaic Riverview Stack Extension): Brian Grady (Development Services) introduced the three items: DRI-DO 26-0434 (expansion of stack system by 178.5 acres, relocation of 14.28 acres from adjacent DRI), DRI-DO 26-0435 (corresponding modification to DRI #68), and RZ PD 26-0436 (rezoning to Planned Development for the stack extension and zoning for Bird & Sunken Islands). Mosaic’s team (Shelley Thornton, Shannon Gonzalez, Jackie Barron) presented: the Riverview plant produces ~18% of North American phosphate fertilizers; the extension provides 16 more years of storage; 280 employees, $150M annual wages, $32M payroll taxes, $11M ad valorem taxes; wetland impacts offset by mitigation bank credits and a 347-acre conservation easement south of the Alafia River; community investment of $6M (2021–2025). Staff and zoning hearing master recommended approval. Public comment: four supporters, one opponent (Teresa Corden). Rebuttal: none.
- B1–B2 – CPA 26-05 & 26-06 (Dorman Road): Lilyann Linehan (Planning Commission staff) presented the two large-scale amendments: 190 acres proposed for urban service area expansion and future land use from Agricultural/Rural-1/5 to Residential-2 (up to 380 dwelling units, up from 38). Staff identified concerns: fire rescue response times, agribusiness (road upgrades), inadequate road capacity (Lithia Pinecrest at F-level). The planning commission found the amendments inconsistent with the comprehensive plan (vote 4-3). Applicant Cammy Corporate argued the site is adjacent/contiguous to the urban service area, meets all seven criteria, and that the planning commission’s vote was skewed by absent countywide representatives. He cited planned infrastructure (widening of Lithia Pinecrest, intersection improvements, $1.2B One Water investment). Commissioner discussion: Commissioner Wilson moved to transmit, noting the low density (Residential-2, semi-rural) acts as a buffer and that rejecting it could lead to state preemption via an agricultural enclave bill. Commissioner Cameron Sapeta opposed, citing emergency response and infrastructure strain.
Key Outcomes
- A1 – CPA 26-04 (Bird & Sunken Islands): Motion to approve by Commissioner Myers, seconded by Commissioner Wilson. Vote: 7-0 (approved).
- A2–A4 – DRI amendments & Rezoning (Mosaic): Motion to approve by Commissioner Myers, seconded by Commissioner Cohen. Vote: 7-0 (approved).
- B1 – CPA 26-05 (USA Expansion): Motion to transmit by Commissioner Wilson, seconded by Commissioner Myers. Vote: 5-2 (Commissioners Miller and Cameron Sapeta dissenting).
- B2 – CPA 26-06 (Future Land Use Change): Motion to transmit by Commissioner Myers, seconded by Commissioner Cohen. Vote: 5-2 (Commissioners Miller and Cameron Sapeta dissenting).
- Resolution for Transmittal: Motion by Commissioner Myers, second. Vote: 5-2 (same dissenting). The transmittal will send the amendments to state agencies for review, with a final adoption hearing expected in future months.
Meeting Transcript
Welcome to the works. In today's episode, we're taken to the skies with Hillsborough County Mosquito Control to find out how they combat the spread of disease and the rise of mosquito population. So when it comes to mosquitoes, how exactly are we combating them in the sky? Nobody complains about larvae. They complain about mosquitoes, and specifically adult mosquitoes, female excuse. What we do is we use a larva side product that attacks the larval and the swaps of the micro areas along the coast here. Good evening. Welcome to the June 11, 2026 Board of County Commissioners Comprehensive Plan Amendment Public Hearing. The board will consider an application for rezoning and related applications for development of regional impact development order amendments, which will be considered concurrently with a related application for a comprehensive plan amendment. Additionally, the board will consider the transmittal of comprehensive plan amendments to the state and agencies for review for amendments that are considered for transmittal this evening. Please note that if these amendments are approved for transmittal, there will be a second and final public hearing for consideration of the adoption of the amendments. So with that, uh give it the planning commission to introduce uh the first amendment. Good evening. Melissa Linehard for the record. Good evening. Good good evening, Erica Larson, Planning Commission staff. I'm here to present HCCPA 26-04, located at Bird Island and Sunken Island. This is a privately initiated map amendment that is small in scale and approximately 49.72 acres. During the briefing on this amendment, planning commissioners asked about other islands without feature land uses. GIS analysis identified seven islands, the majority of which are owned by Mosaic and the port. Finally, the applicant has also submitted a rezoning alongside this amendment associated with Mosaics River View facility on a different mainland property, which is a part of the considerations later tonight. This slide shows the general location map. The site is in the rural area and within the limits of the Gibson Ton Community Plan. This amendment is located in the southwestern Hillsborough County region, west of the Alafaya River and southwest of the Mosaic Fertilizer Plant. The Florida Fish and Wildlife Commission has designated these islands as critical wildlife areas, home to thousands of birds during nesting season. This slide shows the adopted feature land use map. The subject site is outlined in black, and as you can see here, it is not classified. There is heavy industrial to the northeast and residential one uses are east of the subject site. This slide shows the proposed future land use change with the islands taking the natural preservation designation. Next are the impacts. No residential development is permitted, except our facilities determined necessary to serve a caretaker of the recreational slash environmental property, or for the compatible recreational slash educational development. There were no objections received on the agency review. However, we have a few comments of note. This is not a part of the plan amendment and would be worked out by the EPC and the county in the future. The water resources department noted that the area is outside of the urban service area, so potable water and wastewater services will not be provided, which is not a part of this request. Finally, both Audubon and Port Tampa Bay are supportive of this amendment, noting the ecological importance of the islands, including the role as critical nesting habitat. The port has noted that they have an easement to add spoil slash fill to the island. For the consistency review, the proposed amendment is consistent with the following goals, objectives, and policies of the comprehensive plan on this slide and the next. In terms of the future land use section, the amendment is consistent with requirements that new development and redevelopment avoid adverse impacts to environmentally sensitive areas and other significant natural systems. Looking at the capital improvements section, the comprehensive plan limits infrastructure in the coastal high hazard area to specific circumstances, including restoration or enhancement of natural resources. Given the islands' location with the within the CHHA, the proposed designation is in line with this policy direction. Looking at the coastal management section, the county is directed to protect, maintain, and enhance the abundance and diversity of living marine resources within Tampa Bay. Continuing on with the consistency review, looking at the environmental and sustainability section. The plan's intent is to protect sensitive environmental resources, including wetlands, and preserve ecological integrity. Finally, looking at the Gibson 10 community plan, the amendment is aligned with the vision established in the community plan and encourages the protection and enhancement of public lands for conservation and recreation purposes. With that, the planning commission found HCCPA 26-04 consistent with the goals, objectives, and policies of the unincorporated Hillsborough County Comprehensive Plan. This concludes my presentation. And the applicant is here and available for questions, and I'm happy to answer any questions as well. Thank you. Great, thank you.
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