Planning Commission Public Hearing on Comprehensive Plan Amendments – September 14, 2026

The Planning Commission held a public hearing on September 14, 2026, to consider two comprehensive plan map amendments: one for a 1.34-acre parcel at 3541 North Boulevard in Tampa (TACPA 26-005) and another for a 0.26-acre parcel at 1908 Front Street in unincorporated Hillsborough County (HCCPA 26-15). The hearing began at approximately 7:32 p.m. and adjourned at 7:59 p.m.

Public Comments & Testimony

• Tampa Item (3541 North Boulevard): Several members of the public spoke in opposition. Eileen Henderson, founder of the Cemetery Society, argued the site is historic cemetery land and should not be developed, citing personal family ties to Woodlawn Cemetery. Adrian Rodriguez opposed, stating that burials historically occurred across the entire 40-acre Woodlawn Cemetery and that the northwest section (Showman's Rest) was designated for Black burials in 1900. Curtis Carlin, the applicant's son (a retired Marine), expressed support for the project, stating he commissioned a ground-penetrating radar study from USF that found no evidence of graves, and emphasized the family's intention to build a single-family home. John Carlin, his son, also spoke in support, noting the family's desire for a permanent home.
• Hillsborough County Item (1908 Front Street): No public comments were submitted.

Discussion Items

• Tampa Item (TACPA 26-005): The request was to change the future land use designation from Public Semi-Public (PSP) to Residential-3 (R3) to allow a maximum of four dwelling units. Staff presented that the property was historically owned by the city and later transferred to the Greater Showman's Association; three ground-penetrating radar studies (including one by USF) found no evidence of burials. Staff recommended consistency, citing compatibility, infill development, and housing objectives. City of Tampa staff objected, favoring a more cautious approach around cemeteries. Commissioners discussed the sensitivity of the site, the density proposed (lowest possible), and the lack of city action to acquire the land. Policy references to Objective 19.5 and 19.6 (cemetery preservation) were raised by Commissioner Orton. The vote followed a motion by Commissioner Cardenas, seconded by Commissioner Lincas.
• Hillsborough County Item (HCCPA 26-15): The request was to change from Residential-4 (suburban) to Residential-12 (urban) to allow up to three dwelling units on a quarter-acre lot. Staff found the amendment inconsistent with the Valrico Community Plan (adopted January 2026) and policies regarding compatibility and gradual density transitions, citing the low-density single-family character of the surrounding area. The applicant, Rogel Mirales, argued for modest infill and noted the site's proximity to commercial uses (a restaurant, a park, and a social club) and that the existing Residential-4 designation allows non-residential uses. Commissioners noted the odd shape of the lot and the commercial nature of the immediate area. Commissioner Sink supported the proposal as a missing-middle housing opportunity. Staff confirmed that water, sewer, and road capacity were adequate. A motion to find consistency was made by Commissioner Lauk (initially misstated as North Boulevard, corrected) and seconded by Commissioner Kugler.

Key Outcomes

• Tampa Item (3541 North Boulevard): The Planning Commission voted 6-2 to find the map amendment consistent with the Comprehensive Plan. Voting yes: Cardenas, Jemison, Kugler, Lincas, Lauk, Joseph. Voting no: Sink, Seabin. The recommendation will be forwarded to Tampa City Council.
• Hillsborough County Item (1908 Front Street): The Planning Commission voted 8-0 to find the map amendment consistent with the Comprehensive Plan, citing land use objectives 2.1, 2.1.1, and 2.1.2. The recommendation will be forwarded to the Hillsborough County Board of County Commissioners.