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Zoning Hearing Master

January 26, 2026 ·6:00 PM Final

County Center, 2nd Floor

Agenda PDF Minutes PDF 📹 Watch video Official record ↗

Agenda — 45 items

  1. 1 WELCOME AND THANK YOU FOR YOUR PARTICIPATION IN COUNTY GOVERNMENT. HEARING SCHEDULE: The Following Items on the ZHM Agenda Will Be Heard Beginning at 6:00 P.M. With No New Petitions Starting After 12:00 A.M.: Rezonings (RZ) and Major Modifications (MM) to Planned Developments HEARING ORDER: • CALL TO ORDER BY THE HEARING OFFICER • CONSIDERATION OF CHANGES TO THE AGENDA • HEARING FOR INDIVIDUAL CASES WHEN ADDRESSING THE HEARING OFFICER, PLEASE STATE YOUR NAME AND ADDRESS INTO THE MICROPHONE. IF YOU WISH TO SUBMIT ADDITIONAL MATERIALS REGARDING YOUR APPLICATION TO THE HEARING OFFICER, PLEASE PROVIDE A MINIMUM OF FIVE (5) COPIES OF EACH ITEM. PLEASE BE ADVISED THAT MATERIALS SUBMITTED BECOME PART OF THE PERMANENT RECORD AND CANNOT BE RETURNED.
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  3. 3 The following dates pertain only to applications heard at the January 26, 2026 hearing. The Hearing Officer shall file a Recommendation or Final Decision for each application on February 16, 2026. For Rezoning (RZ) and Major Modification (MM) applications, the Hearing Officer makes a recommendation to the Board of County Commissioners, which renders a final decision. These applications (RZ, MM) are currently scheduled to be heard by the Board of County Commissioners at the March 10, 2026 Land Use Meeting. The participants at the ZHM public hearing shall consist of the Applicant, County Staff, County Agencies, Proponents, and Opponents, including the public and witnesses with relevant testimony. Each participant’s presentation shall be limited in time as described below; however, the ZHM may grant additional time provided that good cause is shown. The order of presentation for each petition is as follows: a. Applicant and witnesses; proposal: 15 minutes b. Administrator, summary of the applicant, County Staff and department findings: 5 minutes c. Planning Commission Staff; statement of compliance or non-compliance: 5 minutes d. Proponents; argument for the application: 15 minutes e. Opponents; argument against the application: 15 minutes f. Staff; amended recommendations, if any: 5 minutes g. Applicant; rebuttal and summation: 5 minutes To the maximum extent practicable, the public hearing shall be informal. The ZHM’s decision or recommendation must be filed with the Clerk of the BOCC within fifteen (15) working days after the conclusion of the public hearing. Anyone wishing to receive a copy of the recommendation or decision by mail must supply the Clerk of the BOCC with his/her name, address, and a stamped, self-addressed envelope for that purpose. Please call 813-272-5600 for further information.
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  5. 5 REVIEW PROCESS & STANDING TO SPEAK BEFORE THE BOCC FOR REZONING (RZ) REQUESTS, AND MAJOR MODIFICATIONS (MM) TO PLANNED DEVELOPMENTS
  6. 6 The Land Development Code (LDC) requires that a public hearing be conducted on certain land development requests (RZ, MM) prior to final decision by the Hillsborough County Board of County Commissioners (BOCC). Land Use Hearing Officers (LUHOs) conduct hearings. LUHOs do not make final decisions, but instead render recommendations to the BOCC. Final decisions by the BOCC are made at a public meeting governed by the requirements of the LDC. The BOCC considers the recommendation of the LUHO at a public meeting. The BOCC can, by law, consider only the record of the proceedings before the LUHO. Additional evidence requests may be filed pursuant to the criteria in the LDC. The BOCC will consider the requests and may grant them if the appropriate criteria are met by the party making the requests. Those persons wishing to speak before the BOCC at the public meeting may only do so if they qualify as a Party of Record. A Party of Record is a person that meets one of the following criteria: A. A person who was present at the hearing before the Land Use Hearing Officer (LUHO) and presented with oral testimony or documentary evidence. B. A person who was notified by Proof of Mailing on the hearing before the LUHO. This includes the Designated Representative(s) of the registered Neighborhood Organizations within 1 mile of the site for which the request was made. C. A person who submitted documentary evidence to the master file two (2) business days prior to the LUHO hearing or by proxy during the LUHO hearing. Testimony from Parties of Record will be permitted at the BOCC public meeting for those applications placed on the Regular Agenda. Applications that do not meet the criteria for placement on the Regular Agenda are placed on the Consent Agenda. Testimony is not provided on Consent Agenda items. As no new evidence or testimony is permitted at the BOCC Land Use Meeting, qualifying Parties of Record can only speak to the oral testimony and/or documentary evidence submitted at the LUHO hearing or placed into the master file two (2) business days prior to the LUHO hearing. The BOCC Land Use Meeting Agenda can be viewed at HCFLGov.at least 5 days prior the meeting. Requests for Additional Evidence must be filed on the appropriate forms within ten (10) calendar days after the date of the filing of the LUHO’s recommendation. All requests for Additional Evidence must be filed with the Clerk to the BOCC no later than close of business on 02/26/2026. You can file Request for Additional Evidence with the Clerk via email boccrec@hillsclerk.com or in person at 601 E. Kennedy Blvd, Tampa, FL 33601 or 419 Pierce Street, Room 140, Station 14 and 15, Tampa, FL 33602; fax (813) 272-5044; telephone: (813) 276- 8100, ext. 4567. The appropriate forms will be available at the LUHO Hearing.
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  8. A. WITHDRAWALS AND CONTINUANCES
  9. A.1. Application Number: RZ-PD 24-0921 Applicant: TRUE BUILDERS, INC. / ISSAC J. TURPIN Location: 4020 N Frontage Rd. Folio Number: 90391.0600 Acreage: 2.45 acres, more or less Comprehensive Plan: RES-1 Service Area: Rural Community Plan: None Existing Zoning: ASC-1 Request: Rezone to PD RECOMMENDATION: Zoning Hearing Master: Approval Development Services: Approvable, Subject to Conditions Planning Commission: Inconsistent with Plan RZ-PD 24-0921 Continued
  10. A.2. RZ-PD 25-0785 FLORIDA DESIGN CONSULTANTS, INC. This application is being Withdrawn by the Zoning Administrator in accordance with LDC Sec 10.03.02.C.2 RZ-PD 25-0785 Continued
  11. A.3. RZ-PD 25-0836 DAVID WRIGHT / TSP COMPANIES, INC This application has been Withdrawn from the hearing process. RZ-PD 25-0836 Withdrawn
  12. A.4. Application Number: RZ-PD 25-0882 Applicant: DAVID WRIGHT / TSP COMPANIES, INC. Location: 1410 & 1414 SE 33rd St. Folio Number: 55074.0300 & 55074.0400 Acreage: 9.66 acres, more or less Comprehensive Plan: CMU-12 Service Area: Urban Community Plan: Sun City Center & SouthShore Areawide Systems Existing Zoning: AS-1 Request: Rezone to PD RECOMMENDATION: Zoning Hearing Master: Approval Development Services: Approvable, Subject to Conditions Planning Commission: Consistent with Plan RZ-PD 25-0882 Continued
  13. A.5. Application Number: RZ-PD 25-0939 Applicant: LEDBETTER MHP, LLC Location: 11017 E 92 Hwy & 11024 Old Hillsborough Ave. Folio Number: 63010.5000 & 63013.0000 Acreage (+/-): 8.85 acres, more or less Comprehensive Plan: R-9 & SMU-6 Service Area: Urban Existing Zoning: CG Request: Rezone to Planned Development RZ-PD 25-0939 Continued
  14. A.6. MM 25-1261 ANISLEY LANZA DIAZ This application is being Withdrawn by the Zoning Administrator per LDC Section 10.03.02.C. MM 25-1261 Continued
  15. A.7. Application Number: MM 25-1372 Applicant: TOROSE 6302 LLC Location: 6302 E Dr Martin Luther King Jr Blvd. Folio Number: 41779.0000 Acreage: 50.01 acres, more or less Comprehensive Plan: UMU-20 Service Area: Urban Community Plan: East Lake-Orient Park Existing Zoning: PD (83-0173) Request: Major Modification to PD RECOMMENDATION: Zoning Hearing Master: Approval Development Services: Approvable, Subject to Conditions Planning Commission: Consistent with Plan MM 25-1372 Continued
  16. A.8. Application Number: RZ-PD 25-1382 Applicant: BRENT & HANNAH TOWNEND Location: 911 Bryan Rd. Folio Number: 70658.0000 Acreage: 1.42 acres, more or less Comprehensive Plan: RES-6 Service Area: Urban Community Plan: Brandon Existing Zoning: RSC-6 Request: Rezone to PD RECOMMENDATION: Zoning Hearing Master: Approval Development Services: Approvable, Subject to Conditions Planning Commission: Consistent with Plan RZ-PD 25-1382 Continued
  17. A.9. Application Number: RZ-PD 25-1386 Applicant: HIGHLAND HOMES Location: Bishop Rd 100ft E of W Lake Dr & Bishop Rd Intersection, Both Sides of the St & NW of SW Corner of S County Rd 579 & Bishop Rd Intersection. Folio Number: 79525.02000, 79525.0250, 79525.0300 & Multiple Acreage: 634.66 acres, more or less Commissioner District: District 4 Comprehensive Plan: RES-4 Service Area: Urban Community Plan: SouthShore Areawide Systems Existing Zoning: AR, AS-1, & PD (18-1048) Request: Rezone to PD RECOMMENDATION: Zoning Hearing Master: Approval Development Services: Approvable, Subject to Conditions Planning Commission: Consistent with Plan RZ-PD 25-1386 Continued
  18. A.10. Application Number: RZ-PD 25-1387 Applicant: E SLIGH LLC Location: 6214 E Sligh Ave. Folio Number: 38295.0000 Acreage: 4.98 acres, more or less Comprehensive Plan: R-20 Service Area: Urban Community Plan: East Lake-Orient Park Existing Zoning: ASC-1 & RSC-3 Request: Rezone to PD RECOMMENDATION: Zoning Hearing Master: Approval Development Services: Approvable, Subject to Conditions Planning Commission: Consistent with Plan RZ-PD 25-1387 Continued
  19. A.11. Application Number: MM 25-1415 Applicant: TODD PRESSMAN Location: 2122 & 2134 S 78th St. Folio Number: 44608.0000 & 44610.0050 Acreage: 2.3 acres, more or less Comprehensive Plan: RES-16 Service Area: Urban Community Plan: Palm River-Progress Village Existing Zoning: PD (00-0533) Request: Major Modification to PD RECOMMENDATION: Zoning Hearing Master: Approval Development Services: Approval Planning Commission: Consistent with Plan MM 25-1415 Continued
  20. A.12. Application Number: MM 26-0045 Applicant: UNITED RENTALS, INC. Location: 6350 Pinegrove Rd. Folio Number: 40111.5062 & 40111.5066 Acreage: 3.89 acres, more or less Commissioner District: District 3 Comprehensive Plan: RCP Service Area: Urban Community Plan: East Lake-Orient Park Existing Zoning: PD (85-0215) Request: Major Modification to PD RECOMMENDATION: Zoning Hearing Master: Approval Development Services: Approvable, Subject to Conditions Planning Commission: Consistent with Plan MM 26-0045 Continued
  21. A.13. Application Number: MM 26-0062 Applicant: CHRIS DOHERTY Location: Apollo Beach Blvd 900ft SE of Golf & Sea Blvd & Apollo Beach Blvd Intersection E side of the street. Folio Number: 51578.6000 & 51583.0550 Acreage: 9.48 acres, more or less Commissioner District: District 4 Comprehensive Plan: OC-20 Service Area: Urban Community Plan: Apollo Beach & SouthShore Areawide Systems Existing Zoning: PD (77-0123) Request: Major Modification to PD RECOMMENDATION: Zoning Hearing Master: (Delete and Enter Text) Development Services: Not Supported Planning Commission: Consistent with Plan MM 26-0062 Continued
  22. A.14. Application Number: MM 26-0063 Applicant: ASHLEY GLOBAL RETAIL, LLC Location: W side of Broadway Center Blvd & Williams Rd Intersection. Folio Number: 65681.3050, 65681.3055, 65683.5706, & 65683.5716 Acreage: 54.15 acres, more or less Commissioner District: District 4 Comprehensive Plan: CMU-12 Service Area: Urban Community Plan: Brandon Existing Zoning: IPD-1 Request: Major Modification to PD RECOMMENDATION: Zoning Hearing Master: Approval Development Services: Approvable, Subject to Conditions Planning Commission: Consistent with Plan MM 26-0063 Continued
  23. A.15. RZ-PD 26-0069 BARBAS CREMER, PLLC This application has been Withdrawn from the hearing process. RZ-PD 26-0069 Withdrawn
  24. A.16. Application Number: RZ-PD 26-0070 Applicant: JACOB T. CREMER / BARBAS CREMER, PLLC Location: NE corner of Hershey Rd & Ripley Rd. Folio Number: 61147.0000, 61149.0000, 611550.0000, & 61151.0000 Acreage (+/-): 6.8 acres, more or less Comprehensive Plan: R-4 Service Area: Urban Existing Zoning: AR Request: Rezone to Planned Development RZ-PD 26-0070 Continued
  25. A.17. Application Number: RZ-PD 26-0095 Applicant: CHURCH ARBOR LUX LLC / JEFF SARDISCO Location: N Grady Ave, 150' S of W Hanna Ave & N Grady Ave intersection, E side of the street. Folio Number: 29265.0100 & 30387.0524 Acreage (+/-): 2.49 acres, more or less Comprehensive Plan: R-20 Service Area: Urban Existing Zoning: PD (85-0325) & RMC-20 Request: Rezone to Planned Development RZ-PD 26-0095 Continued
  26. A.18. RZ-STD 26-0290 WIMAUMA COMMERCIAL, LLC This application has been Withdrawn from the hearing process. RZ-STD 26-0290 Continued
  27. B. REMANDS
  28. C. REZONING STANDARD (RZ-STD):
  29. C.1. Application Number: RZ-STD 25-1026 REMAND Applicant: ROBERT MARTIN Location: 4512 S 66th St. Folio Number: 48858.9000 Acreage: 1.54 acres, more or less Comprehensive Plan: R-6 Service Area: Urban Community Plan: Palm River-Progress Village Existing Zoning: RSC-6 (MH) Request: Rezone to CG-R RECOMMENDATION: Zoning Hearing Master: Denial Development Services: Approvable, Subject to Restrictions Planning Commission: Inconsistent with Plan RZ-STD 25-1026 Heard and Pending Recommendation
  30. C.2. Application Number: RZ-STD 25-1350 Applicant: TODD PRESSMAN Location: 1604 Lithia Pinecrest Rd. Folio Number: 71175.0000 Acreage: 2.58 acres, more or less Comprehensive Plan: R-4 Service Area: Urban Community Plan: Brandon Existing Zoning: ASC-1 Request: Rezone to BPO(R) RECOMMENDATION: Zoning Hearing Master: Denial Development Services: Approvable, Subject to Proposed Restrictions Planning Commission: Inconsistent with Plan RZ-STD 25-1350 Heard and Pending Recommendation
  31. C.3. Application Number: RZ-STD 26-0128 Applicant: JUAN PIZANO & CELIA ARROYO Location: Maggie St, 260ft S of Center St & Maggie St Intersection, W side of the street. Folio Number: 79193.0000 & 79195.0050 Acreage: 0.84 acres, more or less Comprehensive Plan: R-6 Service Area: Urban Community Plan: Wimauma Village & SouthShore Areawide Systems Existing Zoning: RSC-6 Request: Rezone to RSC-6(MH) RECOMMENDATION: Zoning Hearing Master: Approval Development Services: Approval Planning Commission: Consistent with Plan RZ-STD 26-0128 Heard and Pending Recommendation
  32. C.4. Application Number: RZ-STD 26-0163 Applicant: KELLI CONTE Location: 406 Railroad St. Folio Number: 79129.0000 Acreage: 0.52 acres, more or less Comprehensive Plan: R-6 Service Area: Urban Community Plan: Wimauma Village Existing Zoning: RSC-6 Request: Rezone to RSC-6(MH) RECOMMENDATION: Zoning Hearing Master: Approval Development Services: Approval Planning Commission: Consistent with Plan RZ-STD 26-0163 Heard and Pending Recommendation
  33. D. REZONING-PLANNED DEVELOPMENT (RZ-PD) & MAJOR MODIFICATION (MM):
  34. D.1. Application Number: RZ-PD 25-0809 Applicant: RIVERBREEZE TAMPA MHP, LLC Location: W Side of Clewis Ave & In Ct Intersection. Folio Number: 40489.0000, 40490.0000, & 40492.0000 Acreage: 10.15 acres, more or less Comprehensive Plan: CMU-12 Service Area: Urban Community Plan: East Lake-Orient Park Existing Zoning: AS-0.4 & PD (92-0076) Request: Rezone to PD RECOMMENDATION: Zoning Hearing Master: Approval Development Services: Approvable, Subject to Conditions Planning Commission: Consistent with Plan RZ-PD 25-0809 Heard and Pending Recommendation
  35. D.2. Application Number: MM 25-0810 Applicant: UNIVERSITY ENERGY PARK, LLC Location: SW Corner of Turkey Creek Rd & Edward Medard Pkwy; S of Sydney Washer Rd & E SR 60 Intersection &Turkey Creek Rd, 1500ft S of Turkey Creek Rd & E SR 60 Intersection, W side of the street. Folio Number: 86121.0000, 86122.0000, 86128.0000, 86131.50000 & Multiple Acreage: 2978.04 acres, more or less Comprehensive Plan: EIP Service Area: Urban Community Plan: None Existing Zoning: PD (10-0692) Request: Major Modification to PD RECOMMENDATION: Zoning Hearing Master: Approval Development Services: Approvable, Subject to Conditions Planning Commission: Consistent with Plan MM 25-0810 Heard and Pending Recommendation
  36. D.3. Application Number: MM 25-0849 Applicant: MISTY MOON PROPERTIES LLC Location: 6010 & 6102 Duncan Rd. Folio Number: 73993.0000 & 73993.0500 Acreage: 5.55 acres, more or less Comprehensive Plan: CMU-12 Service Area: Urban Community Plan: Riverview & SouthShore Areawide Systems Existing Zoning: PD (06-0491) Request: Major Modification to PD RECOMMENDATION: Zoning Hearing Master: Approval Development Services: Approvable, Subject to Conditions Planning Commission: Consistent with Plan MM 25-0849 Heard and Pending Recommendation
  37. D.4. Application Number: RZ-PD 25-0934 Applicant: JIM PORTER / AKERMAN, LLP Location: NW corner of W Lutz Lake Fern Rd & Cypress Bridge Dr. Folio Number: 12933.0000, 12934.0000, 12935.0000, + Multiple Acreage (+/-): 316.66 acres, more or less Comprehensive Plan: AR Service Area: Rural Existing Zoning: AR Request: Rezone to Planned Development RZ-PD 25-0934 Continued (Other)
  38. D.5. Application Number: MM 25-1239 Applicant: TODD PRESSMAN / PRESSMAN & ASSOC., INC. Location: NW corner of N 30th St & E Bearss Ave. Folio Number: 34916.0050 & 34916.0100 Acreage (+/-): 3.51 acres, more or less Comprehensive Plan: R-20 Service Area: Urban Existing Zoning: PD (85-0355) Request: Major Modification to Planned Development MM 25-1239 Continued
  39. D.6. Application Number: MM 25-1247 Applicant: 11202 DEWHURST LLC Location: NE Corner of Patterson Rd & Bloomingdale Ave. Folio Number: 73703.0010 & 73778.7444 Acreage: 14.66 acres, more or less Comprehensive Plan: R-12 & R-6 Service Area: Urban Community Plan: Brandon & SouthShore Areawide Systems Existing Zoning: PD (04-0459) Request: Major Modification to PD RECOMMENDATION: Zoning Hearing Master: Approval Development Services: Approvable, Subject to Conditions Planning Commission: Consistent with Plan MM 25-1247 Heard and Pending Recommendation
  40. D.7. Application Number: MM 25-1354 Applicant: ASTON COURT LLC Location: Sheldon Rd, 300ft N of Mohr Rd & Sheldon Rd intersection, W side of the road. Folio Number: 7015.0000 & 7017.0000 Acreage: 0.77 acres, more or less Comprehensive Plan: R-20 Service Area: Urban Community Plan: Northwest Area and Town and Country Existing Zoning: PD (89-0061) Request: Major Modification to PD RECOMMENDATION: Zoning Hearing Master: Approval Development Services: Approvable, Subject to Conditions Planning Commission: Consistent with Plan MM 25-1354 Heard and Pending Recommendation
  41. E. ZHM SPECIAL USE
  42. 42 ADJOURNMENT
  43. NOTE: Future zoning application information can be accessed directly on the internet at the following web address http://www.hillsboroughcounty.org/index.aspx?nid=904
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