Hillsborough County Board of County Commissioners Comprehensive Plan Amendment Public Hearing – August 13, 2026

The Board of County Commissioners (BOCC) held a public hearing on August 13, 2026, to consider multiple comprehensive plan amendments and rezonings, including both small-scale and large-scale map amendments, urban service area expansions, and concurrent rezoning requests. The meeting featured extensive public testimony on several items, particularly the Dorman Road/Lithia Pinecrest proposals (Items C1, C2, and C3). The board approved all items except where noted, with the most contested decisions passing by a 5-2 vote.

Consent Calendar & Early Items

• Item A1 (HCCPA 2607) & Rezoning PD 26-0433: Approved 7-0. A small-scale map amendment (6.7 acres) from Res-6/OC-20 to Light Industrial Plan (LIP), with a concurrent planned development rezoning for warehouse/distribution/manufacturing (up to 100,000 sq ft). The site is near Tampa International Airport and in a coastal high-hazard area. Applicant argued res-6 is inappropriate; planning commission found consistency. No public speakers.
• Item A3 (HCCPA 2613): Approved 7-0. Small-scale map amendment (1.12 acres) from Res-1 to Res-2 at 2909 Dur Road, allowing increased density (1 to 2 units per acre). Applicant Lindy Long sought to split property for a second dwelling. No public opposition.
• Item A4 (HCCPA 2614): Approved 7-0. Small-scale map amendment (9.57 acres) at 15640 Carton Lake Road from Ag-Rural 1:5 to Ag-Estate 1:2.5, allowing higher density. Applicant Josephine Lauder explained the need to subdivide for family home. No public opposition.

Transmittal Items (B1 and B2)

• Items B1 (HCCPA 2602) & B2 (HCCPA 2603): Approved 6-0 for transmittal to the state. Large-scale amendments (81.9 acres) to expand the urban service area and change future land use from Res-1 to Res-2 and Res-4 at Williams Road and Bessie Dix Road. Planning commission found consistency. Applicant noted no opposition letters received. Traffic and emergency management comments were raised but not considered formal objections.

Contested Items: Dorman Road Proposals (C1, C2, C3)

Public Comments & Testimony

Over 70 individuals signed up to speak; the board set a 2-minute limit per speaker. The vast majority of public comment opposed the Dorman Road proposals (Items C1, C2, and the rezoning). Key themes included:

• Traffic & Infrastructure: Many residents cited that Lithia Pinecrest Road has failed level of service for nearly two decades, with no scheduled widening. Commissioner Wastel acknowledged the road is "the worst road in the county" and noted a $100 million commitment for widening, but residents argued that alone is insufficient.
• Emergency Services: Multiple speakers (including a former critical care nurse, a retired firefighter, and a resident) detailed slow response times, with Fire Station 2 being 1.5 miles away but response times already failing. The county's Office of Emergency Management found the application conflicted with the local mitigation strategy.
• School Overcrowding: Residents testified that Newsom High School is at 3,000+ students (capacity 2,500), and buses are overcrowded with children sitting on floors.
• Environmental & Wildlife Concerns: Speakers highlighted the presence of Florida sandhill cranes, gopher tortoises (reclassified as critically endangered), Florida panthers, and other wildlife. The site is part of the Florida Ecological Greenways Network. The agribusiness department warned of impacts on agricultural transport.
• Rural Character & Compatibility: Speakers argued that the proposed density (up to 2 units per acre) is a tenfold increase from the existing 1 unit per 5 acres, violating the comprehensive plan's requirement for gradual transition. Many residents stated they moved to Lithia for the rural lifestyle.
• Stormwater & Flooding: Residents showed photos of flooding from previous developments and cited that the site is in a FEMA high-risk flood zone and a peak-sensitive basin.
• Legal & Procedural: Opponents noted that the planning commission voted 4-3 to find the amendments inconsistent, and that the applicant's site plan changed late in the process, potentially violating due process.

Proponent testimony (from the applicant and the seller of the land) argued that the proposal meets all seven criteria for urban service area expansion, provides a moderate density (1.47 units per acre, reduced from 380 to 280 units), and includes enhanced buffers and landscaping. The applicant also noted that a denial would not preserve the land but could open it to more intensive uses by right, such as a school or industrial uses.

Discussion Items

• Commissioner Miller (District representative) stated she would not support the amendments, citing school capacity, fire response, and traffic issues. She thanked the community for their engagement.
• Commissioner Wastel raised concerns about the roundabout design and mobility fees. He noted that the board had recently approved a YIGBY (Yes In God's Backyard) pilot that could allow dense multifamily on the site, and that the proposed development, though not ideal, provides more control than a state preemption. He indicated he could support with conditions on mobility fees and roundabout design.
• Commissioner Cohen asked detailed questions about the site plan, buffers, and access points. She noted the $100 million for Lithia Pinecrest widening and the $1.8 billion One Water investment.
• Commissioner Myers moved to approve the comprehensive plan amendments, citing that all staff recommendations were for consistency and that the proposal meets housing needs.
• Commissioner Bowles emphasized the community's role in shaping the development, noting the developer made meaningful concessions. He also cited the threat of state preemption (Live Local Act) that could force higher density with less local control.

Key Outcomes

• HCCPA 2605 (Urban Service Area Expansion): Approved 5-2 (Commissioners Miller and Cameta opposed). Requires a supermajority.
• HCCPA 2606 (Future Land Use to Res-2): Approved 5-2 (same opposition).
• Rezoning PD 26-0422 (280-unit planned development): Approved 5-2 with two amendments: (1) removal of the emergency access on Dorman Road, and (2) a condition requiring mobility fees from the development to be used for transportation improvements in the immediate area (consistent with recent approvals). The motion also included a discussion to ensure the roundabout design does not preclude future widening. Commissioners Miller and Cameta voted no.

The board adjourned after the vote.