Hillsborough County Zoning Hearing Master Meeting – July 20, 2026

On Monday, July 20, 2026, the Hillsborough County Zoning Hearing Master (ZHM) convened a public hearing at 6:00 PM in the County Center, 2nd Floor. Hearing Officer Susan Finch presided. The meeting addressed 20 agenda items, including one remand, three standard rezonings, and several planned development rezonings and major modifications. The hearing was the first step in a two-step rezoning process; the ZHM will file recommendations by August 10, 2026, for final action by the Board of County Commissioners on September 22, 2026.

Continuances and Withdrawals

• Withdrawn: RZ-STD 25-0174 (Todd Pressman) was withdrawn.
• Continued to August 24, 2026 ZHM Hearing: 14 applications were continued for various reasons (out of order, applicant/staff requests): RZ-PD 26-0206 (Karla Llanos), MM 26-0215 (Florida Conference Association of Seventh‑Day Adventists), RZ-PD 26-0237 (The Disbrow Corporation & Mini Vacations LLC), RZ-PD 26-0281 (Equity Trust Company), RZ-PD 26-0363 (Todd Pressman), MM 26-0546 (Crown Castle USA), RZ-PD 26-0665 (Greentek Property Solutions), RZ-PD 26-0671 (Balm Rd, LLC), RZ-PD 26-0673 (Corporation to Develop Communities of Tampa), RZ-PD 26-0706 (Samia Asset Management), MM 26-0735 (Hillary Hass/VP Development), RZ-PD 26-0799 (Jacob T. Cremer/Barbas Cremer), MM 26-0800 (Perfection Partners Limited Partnership), RZ-PD 26-0801 & 26-0802 (Learning Gate Community School), RZ-PD 26-0803 (22nd Avenue Tampa), RZ-STD 26-0979 (Todd Pressman), and MM 26-0062 (Chris Doherty).
• Continued to September 28, 2026 ZHM Hearing: RZ-PD 26-0672 (Wimauma Grove) and RZ-STD 26-0785 (GLH Enterprises).
• Continued during the hearing: RZ-PD 26-0445 (Todd Pressman) was continued to August 24, 2026, to allow the applicant to work with Natural Resources on buffer issues.

Remands

• MM 23-0132 – G.L. Acquisitions Corporation: This remand was limited to addressing ex parte communications that occurred between a golf course owner and several county commissioners. The applicant’s attorney noted the landowner had apologized via letter. Two residents spoke in opposition, arguing the multiple ex parte communications violated Florida Statute 286.0115 and that the hearing scope was too narrow. The ZHM closed the item after hearing testimony; the recommendation to the BOCC is pending.

Public Comments & Testimony

• MM 23-0132 (Remand): Emma Zemborski and Leslie Green, adjacent property owners, testified against the project, citing procedural improprieties due to ex parte communications. They asked the board to recommend denial.
• RZ-STD 26-0811 (Cribben): Three supporters (Ray and Tom Mims, Kevin Zimmerman) spoke in favor of the rezoning. No opposition testimony was offered.
• RZ-STD 26-0901, 26-0918, RZ-PD 26-0437, MM 26-0556, RZ-PD 26-0660, MM 26-0805: No public testimony from proponents or opponents was given.
• RZ-PD 26-0558 (TC Florida Development): No public testimony was offered, though the applicant’s team presented extensive arguments for compatibility.

Discussion Items

• RZ-STD 26-0811 – Robert & Tamara Cribben: Request to rezone 6.489 acres from ASC-1 to CN (Restricted) at 19135 N Dale Mabry Hwy. The applicant argued commercial development is foreseeable along the corridor and that the property is surrounded by commercial uses. Staff found the request not supportable because the site is not within one of the three designated activity centers of the North Dale Mabry Overlay District and does not meet commercial locational criteria. Planning Commission staff found the rezoning inconsistent with the Comprehensive Plan. The ZHM questioned staff about the locational criteria; the applicant noted the property’s proximity to existing commercial uses. Heard and pending recommendation.
• RZ-STD 26-0901 – Ofelia Ramirez Rojas & Catalino Mendiola: Request to rezone 0.98 acres from CN and RSC-3 to CN (Restricted) at 1115 E Shell Point Rd to allow continued operation of a food truck. Staff and Planning Commission found the request approvable and consistent with the Comprehensive Plan, subject to restrictions limiting uses and trip generation. Heard and pending recommendation.
• RZ-STD 26-0918 – Peter Piacenti: Request to rezone 3.35 acres from AI to M (Manufacturing) at 5960 Jensen Rd for a construction company. Staff and Planning Commission found the rezoning compatible and consistent with the Comprehensive Plan. Heard and pending recommendation.
• RZ-PD 26-0437 – Ravi Patel: Request to rezone 13.79 acres from AI and AR to Planned Development for an RV/boat storage facility with an accessory office. Staff and Planning Commission supported the request, citing compatibility and wetland preservation. Conditions included a 30‑foot buffer, height cap, and prohibitions on certain uses. Heard and pending recommendation.
• MM 26-0556 – Jacob T. Cremer / Barbas Cremer, PLLC: Request for a major modification of PD 19‑1421 on 9.99 acres at 6605 E Hillsborough Ave to allow additional commercial general uses on lots 2‑4, with two development options. Staff recommended approval subject to conditions limiting trip generation and retaining buffers. Planning Commission found the modification consistent. The ZHM questioned the rationale for reducing a 20‑foot buffer to 5‑feet; staff explained the existing site layout pre‑dated the 2019 PD. Heard and pending recommendation.
• RZ-PD 26-0558 – TC Florida Development, Inc.: Request to rezone 9.78 acres from AR and PD 12‑0032 to Planned Development for a warehouse/distribution facility. The applicant proposed two options, enhanced landscaping (14‑foot live oaks), noise limits, and prohibition of heavy industrial uses. Staff expressed compatibility concerns due to adjacent single‑family residential, citing insufficient setbacks (45‑foot building height requires 80‑foot setback, not met) and the intensity of M‑uses. Planning Commission staff found the rezoning inconsistent with the Comprehensive Plan for failing to provide a gradual transition. The applicant argued that the proposed buffering and operational conditions mitigated impacts. Heard and pending recommendation.
• RZ-PD 26-0660 – Velair Development Company: Request to rezone 11.66 acres from AS‑1 to Planned Development for 228 multifamily dwelling units at Sheldon Rd and Citrus Park Dr. Staff and Planning Commission found the request consistent, noting it provides an alternative to strip commercial development and preserves wetlands. A variation to eliminate the eastern landscape buffer (where wetlands exist) was supported. Heard and pending recommendation.
• MM 26-0805 – PSS, LLC: Request to increase the maximum square footage of commercial general uses from 81,690 sq ft to 100,000 sq ft within PD 05‑1787 at 6520 & 6528 S US Hwy 301, allowing two new flex‑space buildings. Staff and Planning Commission recommended approval, finding the modification compatible with the existing commercial corridor and consistent with the Comprehensive Plan. Heard and pending recommendation.

Key Outcomes

• All items on the agenda were formally opened, heard, and closed. The ZHM will file a Recommendation or Final Decision for each application by August 10, 2026.
• For rezoning and major modification applications (RZ, MM), the ZHM’s recommendation will go to the Board of County Commissioners for final decision on September 22, 2026.
• Recommendations rendered (all “Heard and Pending Recommendation” to the BOCC Land Use due back on 09/22/2026):
  • MM 23-0132 (Remand)
  • RZ-STD 26-0811
  • RZ-STD 26-0901
  • RZ-STD 26-0918
  • RZ-PD 26-0437
  • MM 26-0556
  • RZ-PD 26-0558
  • RZ-PD 26-0660
  • MM 26-0805
• Continuances granted for numerous applications to August 24, 2026 (or September 28, 2026 for two items), as listed above.
• Individuals wishing to speak before the BOCC must qualify as a Party of Record by presenting testimony or evidence at this hearing, being mailed notice, or submitting evidence two business days prior.