OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Hillsborough County and City of Tampa Planning Commission Public Hearing - July 13, 2026

Hillsborough County Archive View Page — Monday, July 13, 2026
BodyHillsborough County, Florida
SessionHillsborough County Archive View Page
DateMonday, July 13, 2026
StatusFILED
Video Record
0:00 / 1:38:22

Transcript — Verbatim
3:01

Welcome to a meeting of your planning commission, the official local planning agency for the cities of Tampa, Temple Terrace, Plan City, and unincorporated Hillsboro County.

3:13

The Planning Commission provides innovative leadership and long-range vision that contributes to the creation of a thriving, prosperous community that offers opportunity, fairness, and choice in how we live, move, learn, work, and play.

3:32

For more information about the Planning Commission, please call eight one three two seven two five nine four zero.

3:42

Follow us on social media or visit our website at Plan Hillsborough.

4:19

Planning Commissioners should unmute themselves to indicate that they would like to speak.

4:23

Please be sure to state your name at the beginning of your remarks for the benefit of the clerk.

4:34

Please wait until the chair calls on you to begin speaking.

4:37

State your name at the beginning of your comments and adhere to the time limits.org.

4:50

For those of you who are not familiar with our process, the meeting will be conducted as follows.

5:00

The applicant will be given the opportunity to make a presentation with a 15-minute time limit.

5:03

Following presentations, members of the public may address the planning commission when recognized by the chairman.

5:08

Public comment will be heard for three minutes per person.

5:11

The applicant will be afforded a three-minute period for rebuttal response.

5:14

Planning commissioners will then ask questions.

5:16

Public comment will be closed.

5:18

Then upon a motion, a second and discussion of what will be taken.

5:21

To all participants, please note that tonight's hearing concerns proposed changes to the comprehensive plan.

5:27

Presentation should not include matters related to zoning applications and site plans that are not before the commission.

5:32

Zoning conditions are not relevant to plan amendments and may not be considered by the planning commission.

5:37

The planning commission's purview in making a recommendation is limited to consistency or inconsistency with the comprehensive plan.

5:44

With that, I'd like to ask ask the clerk's representative to please call role.

5:50

Yeah.

5:52

Cardenas.

5:53

Here.

5:56

Here.

5:56

Kugler?

5:58

Here.

5:59

Lankos?

6:00

Here.

6:01

Lauk.

6:02

Here.

6:03

Seben?

6:04

Here.

6:06

Sink.

6:07

Here.

6:08

Orton?

6:09

Here.

6:10

Rodriguez?

6:11

Here.

6:12

Chair Joseph?

6:13

Here.

6:14

You have a core.

6:16

Thank you.

6:16

Before we jump into it, I just wanted to announce that item 2E, HCCPA 26-15, comprehensive plan map amendment 1908 Front Street has been continued.

6:26

So we will not be hearing that item tonight.

6:30

All right.

6:30

On to our first item of business is 2A, HCCPA 26-02 Comprehensive Plan Map Amendment 7607 through 7709 Williams Road and Bessie Dix Road, Urban Service Area Expansion, and the presenter is Willow Mickey.

6:48

Good evening, Commissioners.

6:49

My name is Willow Mickey with Planning Commission staff.

6:51

I'm here to present HCCPA 2603, located at 7607 to 7709 Williams Road and Bessie Dix Road.

7:00

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

7:03

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

7:07

The applicant is requesting to expand the urban service area.

7:10

This amendment is associated with HCCPA 2603, which is a request to change the future lane use category from residential one to residential two and residential four.

7:21

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

7:28

And as I mentioned, it is associated with HCCPA 2603.

7:32

There's also a very small portion within the coastal high hazard area located on the southeastern portion of one of the parcels.

7:43

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

7:47

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

7:52

To the east, there is a middle school, and to the south are agricultural uses.

Discussion Breakdown — Share of Meeting
Urban Planning█████████████████████████████████████████████53%
Zoning██████████████████21%
Procedural██████████12%
Public Engagement███4%
Transportation Safety███4%
Environmental Protection███3%
Affordable Housing███3%
Summary of Proceedings

The Planning Commission held a joint public hearing on July 13, 2026, to consider five Hillsborough County comprehensive plan amendments and one City of Tampa amendment. The commission heard staff presentations, applicant presentations, and had no public comments. The commission voted on each item, with majority recommendations to the Board of County Commissioners or Tampa City Council. Key outcomes include approval of two contested items (USA expansion and land use change on Williams Road) and one waiver on Carleton Lake Road, while denying staff recommendations on those items.

Discussion Items

HCCPA 26-02: Urban Service Area Expansion at 7607-7709 Williams Road and Bessie Dix Road

  • Staff Recommendation: Inconsistent with the comprehensive plan, citing policy 1.1.10 (criteria for USA expansion), Objective 3.1 (compatibility), and the Tenota Sassa Community Plan's opposition to USA expansions.
  • Applicant Argument: Todd Pressman argued the site is contiguous to the USA, abuts R4, and the Board of County Commissioners approved a study of USA expansion in the I-4 corridor. The site includes a landfill requiring remediation, and there were no community objections. He cited opportunity zones and housing need.
  • Commissioner Discussion: Commissioner Sink noted the community plan is 22 years old. Commissioner Lauk questioned the inconsistency recommendation given the lack of community pushback and the area's growth. Chair Joseph expressed support. Commissioner Bowden raised concerns about infrastructure and opportunity zones.
  • Motion: Commissioner Lauk moved to find consistent, citing policies 1.1.5, 1.3.4, 2.2.1, and 2.3.1. Seconded by Commissioner Cardenas.
  • Vote: 7-2 (Bowden and Kugler dissenting).

HCCPA 26-03: Land Use Map Amendment at 7607-7709 Williams Road (Res1 to Res2 and Res4)

  • Staff Recommendation: Inconsistent, as the USA expansion was not supported, and the Tenota Sassa Community Plan rejects USA expansion. Also noted traffic capacity concerns and emergency management comments.
  • Applicant Argument: Todd Pressman noted the reduction from original density, clustering, and landfill remediation. Cited policy 2.1.3 (location near interstates) and 3.1.3 (compatibility).
  • Motion: Commissioner Lauk moved to find consistent, citing policies 2.1.3, 3.1, and 3.1.3. Seconded by Commissioner Jamison.
  • Vote: 7-2 (Bowden and Kugler dissenting).

HCCPA 26-13: Land Use Map Amendment at 2909 Durr Road (Res1 to Res2, 1.2 acres)

  • Staff Recommendation: Consistent, citing rural area enclave policy and compatibility with adjacent Plant City.
  • Applicant Argument: Lindy Long, property owner, explained she wants to split the 1.12-acre lot. The area is changing, with new development nearby. No public opposition.
  • Motion: Commissioner Kugler moved to find consistent. Seconded by Commissioner Jamison.
  • Vote: Unanimous.

HCCPA 26-14: Land Use Map Amendment at 15640 Carleton Lake Road (AR1/5 to AE1/2.5, 9.57 acres)

  • Staff Recommendation: Inconsistent, citing rural area policies and the Bomb Community Plan's goal of preserving 1/5 acre densities. The parcel was split after 1989, so not eligible for density exception.
  • Applicant Argument: Isabel Albert explained the parcel was split in 1996 via deed, creating a 4.3-acre parcel that is now non-conforming. The owners want to build one house. The Bomb Community Plan includes a bullet allowing property owners with existing parcels to change land use to match lot size.
  • Commissioner Discussion: Commissioner Sink noted this is a common issue. Commissioner Kugler clarified ownership. Commissioner Lincoln asked about precedent. Staff noted each case is unique.
  • Motion: Commissioner Lincoln moved to find consistent, citing policy 1.2 and Bomb Community Plan goal 1, bullet 3. Seconded by Commissioner Lauk.
  • Vote: 8-1 (Chair Joseph dissenting).

HCCPA 26-16: Land Use Map Amendment at 12401 North 22nd Street (Res20 to Res35, 13.83 acres)

  • Staff Recommendation: Consistent, citing compatibility with surrounding multifamily and university area community plan goals.
  • Applicant Argument: Cami Core stated the existing senior living facility will be revitalized for multi-generational use.
  • Motion: Commissioner Kugler moved to find consistent. Seconded by Commissioner Bowden.
  • Vote: Unanimous.

TACPA 26-03: City of Tampa Land Use Map Amendment at 4002 North Dale Mabry Highway (Public/Semi-public to UMU60 and RMU100, 121.73 acres)

  • Staff Recommendation: Consistent, promoting mixed-use infill near transit and employment centers.
  • Applicant Argument: Jim Schimberg described a public-private project including a ballpark and mixed-use development. A 6.18-acre area stepped down to UMU60 adjacent to residential.
  • Commissioner Discussion: Commissioner Bowden noted the 11,924 dwelling units would generate significant school demand.
  • Motion: Commissioner Lauk moved to find consistent. Seconded by Commissioner Kugler.
  • Vote: Unanimous (9-0).

Key Outcomes

  • HCCPA 26-02: Found consistent (7-2) – recommendation to BOCC for USA expansion.
  • HCCPA 26-03: Found consistent (7-2) – recommendation to BOCC for land use change.
  • HCCPA 26-13: Found consistent (unanimous) – recommendation to BOCC.
  • HCCPA 26-14: Found consistent (8-1) – recommendation to BOCC.
  • HCCPA 26-16: Found consistent (unanimous) – recommendation to BOCC.
  • TACPA 26-03: Found consistent (unanimous) – recommendation to Tampa City Council.
  • No public comments were received on any agenda item.
  • The meeting adjourned at 7:38 PM.

Meeting Transcript

Welcome to a meeting of your planning commission, the official local planning agency for the cities of Tampa, Temple Terrace, Plan City, and unincorporated Hillsboro County. The Planning Commission provides innovative leadership and long-range vision that contributes to the creation of a thriving, prosperous community that offers opportunity, fairness, and choice in how we live, move, learn, work, and play. For more information about the Planning Commission, please call eight one three two seven two five nine four zero. Follow us on social media or visit our website at Plan Hillsborough. Planning Commissioners should unmute themselves to indicate that they would like to speak. Please be sure to state your name at the beginning of your remarks for the benefit of the clerk. Please wait until the chair calls on you to begin speaking. State your name at the beginning of your comments and adhere to the time limits.org. For those of you who are not familiar with our process, the meeting will be conducted as follows. The applicant will be given the opportunity to make a presentation with a 15-minute time limit. Following presentations, members of the public may address the planning commission when recognized by the chairman. Public comment will be heard for three minutes per person. The applicant will be afforded a three-minute period for rebuttal response. Planning commissioners will then ask questions. Public comment will be closed. Then upon a motion, a second and discussion of what will be taken. To all participants, please note that tonight's hearing concerns proposed changes to the comprehensive plan. Presentation should not include matters related to zoning applications and site plans that are not before the commission. Zoning conditions are not relevant to plan amendments and may not be considered by the planning commission. The planning commission's purview in making a recommendation is limited to consistency or inconsistency with the comprehensive plan. With that, I'd like to ask ask the clerk's representative to please call role. Yeah. Cardenas. Here. Here. Kugler? Here. Lankos? Here. Lauk. Here. Seben? Here. Sink. Here. Orton? Here. Rodriguez? Here. Chair Joseph? Here. You have a core. Thank you. Before we jump into it, I just wanted to announce that item 2E, HCCPA 26-15, comprehensive plan map amendment 1908 Front Street has been continued. So we will not be hearing that item tonight. All right. On to our first item of business is 2A, HCCPA 26-02 Comprehensive Plan Map Amendment 7607 through 7709 Williams Road and Bessie Dix Road, Urban Service Area Expansion, and the presenter is Willow Mickey. Good evening, Commissioners. My name is Willow Mickey with Planning Commission staff. I'm here to present HCCPA 2603, located at 7607 to 7709 Williams Road and Bessie Dix Road.

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