Hillsborough County Zoning Hearing Master Meeting – June 23, 2026

The Zoning Hearing Master (ZHM) convened on June 23, 2026 at 6:00 PM in the County Center to hear a series of rezoning and major modification applications. Hearing Officer Susan Finch presided. The meeting began with the Pledge of Allegiance, procedural instructions from the County Attorney's Office, and a review of administrative items. A total of 17 applications were addressed: 2 withdrawn, 13 continued to later dates, and 8 heard on their merits (with some tied to companion Comprehensive Plan amendments). The hearing officer will file recommendations by July 14, 2026, with final decisions expected at the Board of County Commissioners Land Use Meeting on August 11, 2026 (or for CPA-linked items on August 13, 2026).

Consent Calendar

• Withdrawals: RZ-PD 24-1257 (Big Bend Lakes, LLC) and MM 25-1261 (Anisley Lanza Diaz) were withdrawn from the hearing process.
• Continuances: Thirteen applications were continued to future ZHM hearings. Notable continuances included:
• MM 26-0062 (Chris Doherty) to July 20, 2026.
• MM 26-0154 (Todd Pressman) and RZ-PD 26-0283 (Todd Pressman) to August 24, 2026.
• RZ-PD 26-0437 (Ravi Patel), RZ-PD 26-0445 (Todd Pressman), MM 26-0546 (Crown Castle USA), MM 26-0556 (Jacob Cremer), RZ-PD 26-0558 (TC Florida Development), RZ-PD 26-0660 (Velair Development), RZ-PD 26-0665 (Greentek Property Solutions), RZ-PD 26-0671 (Balm Rd, LLC), RZ-PD 26-0672 (Wimauma Grove, LLC), RZ-PD 26-0673 (Corporation to Develop Communities of Tampa), RZ-STD 26-0785 (GLH Enterprises), and RZ-STD 26-0811 (Robert & Tamara Cribben) were all continued to July 20 or August 24, 2026.
• MM 26-0553 (Potomac Land Company) was continued to October 19, 2026 upon applicant's request due to traffic analysis issues.

Public Comments & Testimony

• RZ-STD 25-1026 (Robert Martin – Remand): Opposition from Gordon Schiff (representing Scott and Rebecca Hendry) argued the proposed CG rezoning was incompatible with the surrounding residential area, cited ongoing code enforcement violations, and contended the use (pallet storage) would not be cured by CG with restrictions. Scott Hendry testified that the business has grown and is not compatible.
• RZ-STD 26-0892 (Princess G Holdings): Multiple residents (Anita Kong, Arturo Talwood, Alan Schobert, Marcy Victor, Linda Kent, Stephen Suarez) spoke in opposition, raising concerns about increased traffic on Hutchison Road (a two-lane road with accidents), safety, and incompatibility with the residential character.
• RZ-PD 26-0422 (HBWB Development Services): Jane Graham (attorney for Preserve Rural Lithia) led opposition, arguing the 280-home subdivision on 6,000 sq ft lots is incompatible with surrounding 5–10 acre rural parcels, the site plan is deficient, and the project depends on comprehensive plan amendments found inconsistent by the Planning Commission (though later transmitted by BOCC). Susan Swift (planner) detailed density and design incompatibilities. Miles Scott, Mia Stutzman, Lisa Wolfson, Erica Taylor, Michaela McFadden, and others testified against the rezoning, citing traffic, wildlife corridors, flooding, and lack of infrastructure.
• RZ-PD 26-0651 (Souad Mansour): Danielle Cambrill, Darrell Meyer, Joseph Wallhour, Lori Walker, and Jolie Gabbiola (via video) opposed, emphasizing dangerous road conditions on Thonotosassa Road (substandard, flooding, high traffic), well contamination risks, loss of farmland, and inadequate notification.

Discussion Items

• RZ-STD 25-1026 (Robert Martin – Remand): Applicant presented for a CG rezoning with restrictions (no high-intensity uses, limited hours, enhanced buffers). Development Services recommended approval due to added restrictions. Planning Commission staff found inconsistency due to incompatibility with adjacent residences and failure to meet commercial locational criteria. The hearing officer noted the remand was due to incorrect prior notice.
• RZ-STD 26-0786 (Jan De Luz): Unopposed request to rezone from RSC-4 to RSC-6 (restricted to 4 du/ac) to allow smaller single-family lots. All staff recommended approval; no public testimony.
• RZ-STD 26-0892 (Princess G Holdings): Request to rezone from RSC-4 to BPO (Business Professional Office) on a 0.87-acre site at Hutchison and Rawls Roads. Development Services and Planning Commission staff supported approval. Opposition focused on traffic and safety. Applicant rebuttal argued traffic impacts are minimal and site distance is adequate.
• MM 26-0063 (Ashley Global Retail): Major modification to expand warehouse distribution by ~52,000 sq ft, relocate a stormwater pond, and clarify light industrial uses. Staff and Planning Commission found consistency; no public testimony. Granted continuance not needed.
• RZ-PD 26-0095 (Church Arbor Lux LLC): Rezoning to allow 35 townhome units (25 new, 10 existing) on 2.49 acres. Staff found compatibility with surrounding mixed residential. Unopposed.
• RZ-PD 26-0270 (Todd Pressman): Rezoning of 0.27 acres to PD for contractor's office with open storage. Supported by staff and a neighboring property owner (Rod Fisher). Unopposed.
• RZ-PD 26-0422 (HBWB Development Services): Proposed 280 single-family homes on 190 acres at Lithia Pinecrest Road, contingent on comprehensive plan amendments (urban service expansion and Res-2 land use). Applicant offered 90x130 ft lots along the south and enhanced screening. Staff supported; Planning Commission staff found consistency assuming CPA approval. Public opposition detailed above. Applicant rebuttal argued the project meets urban infill goals and transportation improvements are planned.
• RZ-PD 26-0433 (Cadence Partners): Request to rezone 6.7 acres to PD for light industrial (100,000 sq ft) at George Road, north of Hillsborough Avenue. Contingent on CPA to LIP. Development Services recommended approval; Planning Commission staff found inconsistency due to adjacency to residences. Applicant argued buffering (30 ft buffer, double row of trees, 8 ft wall, plus county drainage easement) mitigates impacts. No public testimony.
• RZ-PD 26-0651 (Souad Mansour): Proposed 11 single-family homes on 14.6 acres on Thonotosassa Road, with one-acre lots. Staff and Planning Commission found consistency with rural residential character. Opponents cited traffic, flooding, and well concerns. Applicant rebuttal noted road improvements (widening and repaving) and stormwater retention.
• MM 26-0670 (Jacob Cremer / Barbas Cremer, PLLC): Major modification to allow 40,000 sq ft warehousing/light manufacturing on U.S. 301, with a buffer reduction from 30 ft to 15 ft along the north. Staff and Planning Commission supported; no public testimony.

Key Outcomes

• Recommendations to BOCC: For all eight applications heard on their merits, the hearing officer filed recommendations of approval (subject to conditions) to the Board of County Commissioners. The BOCC is scheduled to make final decisions on August 11, 2026 for standard rezonings and major modifications, and on August 13, 2026 for those tied to comprehensive plan amendments (RZ-PD 26-0422 and 26-0433).
• Continuances Granted: 13 applications were continued to future ZHM hearings as noted in the consent calendar. These will be heard later and not yet recommended.
• Notable Conditions: Many approvals included restrictions on uses, hours, buffering, and transportation improvements. Specific conditions for RZ-PD 26-0422 included larger lot sizes along the south and additional screening. For RZ-PD 26-0433, enhanced buffering with a double row of trees and an 8-ft masonry wall was required.
• Next Steps: The hearing officer will file written recommendations by July 14, 2026. Parties of record may submit requests for additional evidence within 10 days of that filing. The BOCC land use meetings will be the final decision point.