This morning's land use hearing officer hearing, conducted by Hearing Master Steve Luce, addressed ten agenda items including variance requests and a special use permit. The hearing began with the Pledge of Allegiance and procedural instructions. All testimony was given under oath. The hearing officer will file decisions within 15 working days after the hearing.
G1 – Variance 26-1268 (Total Line and More): Applicant Joe Weir requested a variance to increase permitted building sign area from 100 sq ft to 175 sq ft for a new tenant in the Paz at Judges Park Shopping Center. The applicant cited the store's extreme setback (820 ft from Citrus Park Drive) and mature oak tree canopies obstructing views. Staff presented the code requirements (LDC 703082A). No public testimony. Hearing officer will issue a decision.
G2 – Variance 26-1275 (Town & Country Plaza LLC): Applicant Andrew Davis requested a variance to replace a 60-year-old tenant sign destroyed by Hurricanes Helene and Milton. The proposed sign (94 sq ft per face) is substantially smaller than the original (approx. 30 ft tall). A pre-existing KFC sign remains unchanged. Staff noted the Hillsborough Avenue Overlay District limits. Applicant argued hardship due to the plaza's 500-ft setback and legal obligations to provide tenant signage. No public testimony. Decision pending.
G3 – Variance 26-1276 (Chase Bank): Applicant Jennifer Ronnenberger (appearing virtually) requested a 15-ft variance from the 25-ft front setback for a monument sign along Gunn Highway, citing the property's horizontal layout and parking lot constraints. Staff presented LDC 7030C1C requirements. No public testimony. Decision pending.
H1 – Variance 26-1092 (Steve Koscher): Applicant Steve Koscher requested variances to allow an existing stairway (2 ft 4 in side yard), AC unit (3 ft 5 in), and deck (1 ft) built to meet flood zone requirements on a narrow non-conforming lot. Staff noted the structure had already received a certificate of occupancy. No public testimony. Decision pending.
H2 – Variance 26-1093 (Carmen Rosario Veras): Applicant Veronica Veras (on behalf of her mother) requested a 5-ft rear yard setback variance for a mother-in-law suite addition. During the hearing, staff discovered the addition is only 14.3 ft from the rear property line (not 15 ft). The hearing master advised continuing the case. The applicant agreed, and the case was continued to November 9, 2026, to allow an updated variance application.
H3 – Variance 26-1160 (Gretchen & Matthew Ruby): Applicant Matt Ruby requested a 35-ft variance to allow a 15-ft rear setback for an accessory dwelling intended for his 83-year-old widowed aunt. The corner lot has two front yards. Staff presented requirements for RSC-1 zoning. No public testimony. Decision pending.
H4 – Variance 26-1197 (Jody Clayton): Applicant Jody Clayton requested variances for side and rear setbacks and height (35 ft) for a large detached garage on a 1.71-acre non-conforming lot. The structure will be used for personal storage (boat, RV) with a bathroom but no kitchen or living space. Staff noted adjacent properties have tall buildings. No public testimony. Decision pending.
H5 – Variance 26-1216 (Vivian Mejia): Applicant Vivian Mejia requested variances to subdivide her property into two lots using an existing non-conforming flag lot and reduced easement width. The flag lot pre-dates the LDC. Staff had no objections. The hearing master noted that the existing driveway used for access is partially on a neighbor's property. No public testimony. Decision pending.
H6 – Variance 26-1226 (Neil & Judith McFarland): Applicant Chad Need (on behalf of the McFarlands) requested variances for an existing home (1-ft side yard variance), an existing shed (37-ft front yard variance), and a proposed detached garage (7-ft side yard variance). The shed is pre-existing and used for storage and a home gym. No public testimony. Decision pending.
H7 – Variance 26-1257 (Elizabeth Cancio): Applicant Elizabeth Cancio requested a 5.54-ft rear yard variance to allow an existing 760 sq ft mobile home to remain as an accessory dwelling while a new principal mobile home is built. She stated that relocating the mobile home would destroy it. Staff presented AS-1 district requirements. No public testimony. Decision pending.
I1 – Special Use 26-1281 (PRP Wine International Inc.): Applicant Amanda Hassin requested a 3PS alcoholic beverage permit (off-premises consumption) and a distance separation waiver for a new suite in the same business park, located within 1,000 ft of more than three permitted alcohol uses (including the fairgrounds and Comfort Suites). Operations are for wine distribution via phone/internet, not retail walk-in sales. No public testimony. Decision pending.
Good morning, everyone. Welcome to this morning's land use hearing officer hearing. My name is Steve Luce. I'm the hearing master today, and I'll be conducting today's cases. This point in time, if we could all rise for the Pledge of Allegiance. Pledge allegiance to the flag of the United States of America and to the Republic. Thank you. You all may be seated. This point in time, I'd like to introduce Colleen Marshall from Development Services, and she will introduce everyone that's at the Dais, and let us know if there are any changes to this morning's agenda. Morning, Colleen Marshall Development Services. To my left is Mary Dorman and Jared Delfina of the Hillsborough County County Attorney's Office. Carmen Mason of Development Services staff is joining us virtually. During the course of the hearing, a number of other staff planners will be presented, will be presenting their findings for various cases and will be introduced for each item. We have no changes to the published agenda. All right, very good. All right, I have a few instructions to read into the record. It'll take a few minutes. County attorney's office staff has a few instructions, and then we'll get started for the first case on this morning's agenda. Our hearing today consists of agenda items that require a public hearing by the land use hearing officer. I will conduct a hearing on each agenda item and will file a decision within 15 working days after the conclusion of today's hearing. Evidence may be presented in written form, and all testimony must be under oath. Regarding the order of presentation, first, development services presents their staff report, and they have five minutes for that purpose. Then the applicant will come forward and present their case, and they have 15 minutes for that purpose. Then if anyone in the audience wishes to speak in opposition, there's 15 minutes for that purpose. And then if there's anyone in the audience wants to speak in opposition to the case, it's 15 minutes. When you come up to the podium to speak, please start by giving your name and address for the record. The meeting is being recorded, and we want to make sure we accurately document who is speaking on the record. When you are done speaking, please sign in with a clerk's office with your name, address, and the application number of the agenda item you are speaking to. There's a sign-in pad at that at the end of the dais. And if the clerk could raise your hand, that's where you go to sign in. At this point in time, the county attorney's office will now provide the legal requirements for appealing a decision made by the land use hearing officer. Good morning. This is Mary Dorman from the County Attorney's Office. This land use hearing officer public hearing is for variance and special use requests. This is the time for interested parties to present evidence and testimony. Once the land use hearing officer has closed a case, the record of that case is also closed, and no new evidence regarding that case may be submitted thereafter. Any decision by the land use hearing officer may be appealed to the land use appeals board. Should a decision be appealed, the record evidence, including the testimony presented at this public hearing, shall be the only evidence that is subject to review by the land use appeals board. In reaching a final decision on petitions, the land use appeals board will only consider the decision of the land use hearing officer and the record evidence, including any evidence from this public hearing. If an appeal is filed, the land use appeals board hearing shall consist of oral argument by the party appealing the decision, county staff, and any interveners, each of whom may be represented by legal counsel. The following shall have standing to appeal a decision of the land use hearing officer or to intervene in an appeal. One, the applicant, or two, anyone who appeared before the land use hearing officer presented testimony or other evidence and is adversely affected by the decision of the land use hearing officer. It is the role of the county attorney's office to ensure that no new evidence or testimony is allowed before the land use appeals board that was not presented to the land use hearing officer today's hearing. The county attorney will recommend that the land use appeals board disregard evidence or testimony that is outside the record made today made at today's public hearing. Any evidence presented to the land use appeals board that is outside the record could jeopardize the legality of the land use appeals board decision, and the presenter of that evidence could hurt their own cause. The safest course of action then is for you to write down any comments you make today and repeat them to the land use appeals board. Okay, thank you. All testimony must be provided under oath. Therefore, if you plan to speak today, please stand and raise your right hand so I may swear you in. Okay, if you could raise your right hand.