Hillsborough County BOCC Land Use Meeting Summary – July 21, 2026

The Hillsborough County Board of County Commissioners (BOCC) held a Land Use meeting on July 21, 2026, at 9:00 AM at the County Center in Tampa, Florida. Five commissioners were present (Hagan, Cohen, Wostal, Miller, Boles) and two were absent (Myers, Cameron Cepeda). The meeting covered continuances, consent agenda approvals, public hearings on right-of-way vacations, land use modifications, rezonings, and staff reports. All items were approved except one withdrawal and one item that passed with a 4-1 vote.

Consent Calendar

• Continuances (A.1–A.5): Five items were continued to the August 11, 2026, BOCC Land Use meeting. Three were continued by the board (Cape Stone LLC, Southcreek LLC, Sloan Engineering Group Inc) and two by the applicant (Audrey Rivera, Lifestyle Communities Ltd.). All motions carried 5-0.
• Consent Agenda (B.1–B.15): Approved unanimously. Included major modifications, rezonings to planned developments, standard rezonings, off-site road improvement facility acceptances, plat dedications, and a resolution for denial of previous application RZ 25-0383. All recommendations from the Zoning Hearing Master, Development Services, and Planning Commission were for approval.

Public Comments & Testimony

• Item C1 (Vacation – Smith): No public testimony; approved 5-0.
• Item C2 (Vacation – Abuqaraa/Almagatha): No public testimony; approved 5-0.
• Item E1 (PRS 26-0173 – Mark Bentley): One opponent spoke via virtual line: Ronald E. Scaglione requested a condition requiring dedication of three roads (Alify Preserve Avenue, Fernhill Drive, north-south access) within six months. The applicant agreed to the concept but noted the dedication was off-site and not fully within its control. The board approved 5-0.
• Item E2 (PRS 26-0798 – SP MON Dental Investor LLC): No public testimony; approved 5-0.
• Item E3 (PRS 26-0868 – Paresh Joshi/Build Well LLC): No public testimony; approved 5-0.
• Item E4 (PRS 26-0880 – Anand Nilay LLC): No public testimony; approved 5-0.
• Item E5 (PRS 26-0926 – Waleed Ahmed): Withdrawn by applicant before hearing.
• Item E6 (PRS 26-0950 – Todd Pressman): No public testimony; approved 5-0.
• Item F1 (RZ-PD 26-0338 – Richmond American Homes): No public testimony; approval supported by Planning Commission; approved 5-0.
• Item F2 (RZ-PD 26-0426 – Flournoy Development Group): One proponent (Jeffrey Berger, immediate past president of Tampa JCCs & Federation) spoke in strong support, highlighting the nonprofit’s decision to close its campus, the careful site design by Flournoy, reduced density near neighbors, and that the property would become taxable. No opposition; approved 5-0.
• Item F3 (MM 26-0551 – Pressman & Assoc.): One opponent (Nashad Sulfan, adjacent property owner) spoke against the modification, citing prior issues with smoke shop noise, loss of privacy, and insufficient buffers. He stated he did not own the gas station across the street. Applicant Todd Pressman rebutted that the earlier objectionable uses (food trucks, heavy commercial) were removed and enhanced buffers added. The board approved with a condition added to prohibit food trucks. Approved 5-0.
• Item F4 (RZ-PD 26-0555 – Royal Palm Multifamily LLC): One proponent (Jonas Alday, executive pastor of The Crossing Church) spoke in support, noting the sale would fund improvements for the church. No opposition; approved 5-0.
• Item G1A (RZ-PD 25-1386 – Highland Homes), G1B (V26-0006), G1C (Mobility Fee Agreement): No public testimony; all approved 5-0.
• Item G2A (RZ-PD 26-0560 – Meritage Homes) and G2B (PRS 26-0632): Three opponents spoke: Alan Vernick argued the recommendation misapplied the Lutz Community Plan, compatibility standards, and that the proposed 6,000 sq ft lots were incompatible with the surrounding half-acre plus lots. Valerie Rubicki raised traffic concerns: Livingston Avenue is a failed road (Level of Service F), and the project would increase daily trips from 621 to 959, with cumulative impacts from other pending projects. Maria Elena Demico emphasized the community plan’s intent to protect East Lutz’s semi-rural character. The applicant’s traffic engineer, Michael Yates, presented data showing capacity at Level of Service D and noted road improvements (turn lane, sidewalk, right-of-way dedication). The board approved with a 4-1 vote; Commissioner Hagan opposed, citing incompatibility of lot sizes.

Discussion Items

• Item E1 (PRS 26-0173): Minor modification to a PD at I-75 and Gibsonton Dr. Requested adjustments to building height setback (from 2:1 to 1:1 ratio), increased minimum setback from 30 to 40 feet, and modified parking standards. The applicant also agreed to improve a private access road (Alify Preserve Avenue) as a condition. Approved.
• Item F3 (MM 26-0551): Major modification to split a PD at Sinclair Hills Rd and Livingston Ave. Requested 6,000 sq ft of neighborhood commercial uses (CN) with restrictions (no gas sales, no drive-throughs). The applicant had previously been denied; this revised plan removed food trucks, increased buffers, and reduced permitted uses. The board added a condition prohibiting food trucks. Approved.
• Item F4 (RZ-PD 26-0555): Rezone of 53.66 acres on Causeway Blvd for a church (Parcel B) and 325 multifamily units (Parcel A). The Planning Commission noted the site is in the Urban Mixed Use 20 and Residential 9 categories, and the development meets the required mix of uses. Approved.
• Item G1A (RZ-PD 25-1386): Large rezone (634.66 acres) in Wimauma to add 106 acres to an existing PD, converting a school site to residential, and realigning a road. The project proposes up to 2,000 dwelling units (density 1.9 units/acre). A mobility fee alternative satisfaction agreement (G1C) funds a roundabout at West Lake Dr and Bishop Rd. Approved.
• Item G2A (RZ-PD 26-0560): Rezone of 45.89 acres on Livingston Ave for 86 single-family homes (density 1.87 units/acre, below the maximum 4 units/acre). The applicant reduced density from 130 to 86 units after neighborhood meetings and increased lot sizes to minimum 60 feet. The Planning Commission found the project consistent with the Lutz Community Plan’s semi-rural character. The board approved with conditions: removal of the emergency access connection to Curry Road, and direction to apply mobility fees to Livingston Avenue improvements near the development. Passed 4-1 (Hagan opposed).

Key Outcomes

• All consent items (B.1–B.15) and continuances (A.1–A.5) approved unanimously.
• Vacation petitions C.1 and C.2 approved 5-0.
• Public hearing land use items E.1–E.4 and E.6 approved 5-0; E.5 withdrawn.
• Regular agenda items F.1, F.2, F.3 (with added condition), F.4 approved 5-0.
• Related items G.1A, G.1B, G.1C approved 5-0.
• Related items G.2A and G.2B approved 4-1 (Commissioner Hagan voted no).
• Staff item I.1 (Live Local Act status report) accepted 5-0.
• Staff item I.2 (Agricultural Enclave status report) accepted 5-0. The two applications received will be processed within 30 days and likely go to the August 11, 2026, BOCC Land Use meeting for a public hearing.