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Zoning Hearing Master

December 15, 2025 ·6:00 PM Final

County Center, 2nd Floor

Agenda PDF Minutes PDF 📹 Watch video Official record ↗

Agenda — 48 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 December 15, 2025 hearing. The Hearing Officer shall file a Recommendation or Final Decision for each application on January 8, 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 February 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 01/16/2026. 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 24-1257 Big Bend Lakes, LLC. This application has been Withdrawn from the hearing process. RZ-PD 24-1257 Continued
  11. A.3. RZ-STD 25-0174 TODD PRESSMAN This application has been Withdrawn from the hearing process. RZ-STD 25-0174 Continued
  12. A.4. 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
  13. A.5. 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 Continued
  14. A.6. 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 Continued
  15. A.7. 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 Continued
  16. A.8. 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
  17. A.9. 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
  18. A.10. 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 Continued
  19. A.11. Application Number: RZ-PD 25-1061 Applicant: TODD PRESSMAN / PRESSMAN & ASSOC., INC. Location: Symmes Rd 600ft E of Symmes Rd & North St Intersection N side of the St. Folio Number: 50679.0000, & 50681.6000 Acreage: 15.6 acres, more or less Comprehensive Plan: RES-6 Service Area: Urban Community Plan: Gibsonton & Southshore Areawide Systems Existing Zoning: PD (05-1783) & RSC-2 (MH) Request: Rezone to PD RECOMMENDATION: Zoning Hearing Master: Approval Development Services: Approvable, Subject to Conditions Planning Commission: Consistent with Plan RZ-PD 25-1061 Continued
  20. A.12. 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 Continued
  21. A.13. 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
  22. A.14. MM 25-1341 APPOSTOLERES PROPERTIES INC This application has been Withdrawn from the hearing process. MM 25-1341 Withdrawn
  23. A.15. 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 Continued
  24. A.16. 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
  25. A.17. 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
  26. A.18. 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
  27. A.19. 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
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  29. B. REMANDS
  30. B.1. Application Number: RZ-PD 25-0500 Applicant: TODD PRESSMAN Location: 2002 W. 60 Hwy. Folio Number: 92481.0000 Acreage (+/-): 9.7 acres, more or less Comprehensive Plan: R-1 Service Area: Rural Existing Zoning: AS-1 Request: Rezone to Planned Development RZ-PD 25-0500 Continued (Other)
  31. C. REZONING STANDARD (RZ-STD):
  32. C.1. Application Number: RZ-STD 25-1281 Applicant: TODD PRESSMAN Location: Shady Acres Rd, 200' N of Shady Acres Rd & Dr Martin Luther King Blvd Intersection, W side of the street. Folio Number: 84729.0000 & 84730.0000 Acreage (+/-): 4.45 acres, more or less Comprehensive Plan: R-1 Service Area: Rural Existing Zoning: CG Request: Rezone to CI RZ-STD 25-1281 Continued (Other)
  33. C.2. Application Number: RZ-STD 25-1320 Applicant: RU PROJECT MANAGEMENT GROUP, LLC / RUTH LONDONO Location: 13930 Downing St. Folio Number: 84555.0000 Acreage: 0.34 acres, more or less Comprehensive Plan: OC-20 Service Area: Rural Community Plan: None Existing Zoning: RSC-6 Request: Rezone to CG(R) RECOMMENDATION: Zoning Hearing Master: Approval Development Services: Approvable, Subject to Proposed Restrictions Planning Commission: Inconsistent with Plan RZ-STD 25-1320 Heard and Pending Recommendation
  34. C.3. Application Number: RZ-STD 25-1418 Applicant: FARMER ENTERPRISE FLORIDA LLC Location: 206 W 92 Hwy Folio Number: 63523.0100 Acreage: 1.03 acres, more or less Comprehensive Plan: RES-4 Service Area: Urban Community Plan: Seffner-Mango Existing Zoning: ASC-1 & CG Request: Rezone to CG RECOMMENDATION: Zoning Hearing Master: Approval Development Services: Approval Planning Commission: Consistent with Plan RZ-STD 25-1418 Heard and Pending Recommendation
  35. C.4. Application Number: RZ-STD 26-0037 Applicant: MELVA RODRIGUEZ Location: 7916 Benjamin Rd. Folio Number: 27418.0000 Acreage: 0.66 acres, more or less Comprehensive Plan: LI Service Area: Urban Community Plan: Town and Country Existing Zoning: AI Request: Rezone to M RECOMMENDATION: Zoning Hearing Master: Approval Development Services: Approval Planning Commission: Consistent with Plan RZ-STD 26-0037 Heard and Pending Recommendation
  36. C.5. Application Number: RZ-STD 26-0124 Applicant: TAMPA ELECTRIC COMPANY Location: Horton Rd 1700’ S of Old Hopewell Rd & Horton Rd intersection W side of the St. Folio Number: 93105.0000, 93112.0000, & 93128.0000 Acreage: 1620.20 acres, more or less Comprehensive Plan: AM Service Area: Rural Community Plan: None Existing Zoning: PD (82-0223) Request: Rezone to AM RECOMMENDATION: Zoning Hearing Master: Approval Development Services: Approval Planning Commission: Consistent with Plan RZ-STD 26-0124 Heard and Pending Recommendation
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  38. D. REZONING-PLANNED DEVELOPMENT (RZ-PD) & MAJOR MODIFICATION (MM):
  39. D.1. Application Number: RZ-PD 25-0582 Applicant: PROTEK 34TH HOLDINGS, LLC Location: 6920 E Chelsea St. Folio Number: 41138.0000 Acreage: 3.54 acres, more or less Comprehensive Plan: LI-P Service Area: Urban Community Plan: East Lake-Orient Park Existing Zoning: PD (92-0096) Request: Rezone to PD RECOMMENDATION: Zoning Hearing Master: Approval Development Services: Approvable, Subject to Conditions Planning Commission: Consistent with Plan RZ-PD 25-0582 Continued
  40. D.2. Application Number: MM 25-0586 Applicant: RAED PETRUS Location: 5524 Van Dyke Rd. Folio Number: 14804.0000 Acreage: 2.28 acres, more or less Comprehensive Plan: R-4 Service Area: Urban Community Plan: Lutz Existing Zoning: PD (92-0099) Request: Major Modification to PD RECOMMENDATION: Zoning Hearing Master: Approval Development Services: Approvable, Subject to Conditions Planning Commission: Consistent with Plan MM 25-0586 Heard and Pending Recommendation
  41. D.3. Application Number: RZ-PD 25-1245 Applicant: RAGHAVA MUMMANENI & SRIDEVI PARVATHANENI Location: Paul Buchman Hwy, 660' S of E County Line Rd & Paul Buchman Hwy Intersection, W side of the street. Folio Number: 79880.0000 & 89035.0100 Acreage (+/-): 10.97 acres, more or less Comprehensive Plan: AR & A Service Area: Rural Existing Zoning: AR & A Request: Rezone to Planned Development RZ-PD 25-1245 Continued (Other)
  42. D.4. Application Number: RZ-PD 25-1250 Applicant: HILL WARD HENDERSON, P.A. Location: 11528 672 Hwy. Folio Number: 77793.0100 Acreage: 20 acres, more or less Comprehensive Plan: RES-4 Service Area: Urban Community Plan: Balm, Riverview & Southshore Areawide Systems Existing Zoning: AR & RSC-2 Request: Rezone to PD RECOMMENDATION: Zoning Hearing Master: Approval Development Services: Approvable, Subject to Conditions Planning Commission: Consistent with Plan RZ-PD 25-1250 Heard and Pending Recommendation
  43. D.5. Application Number: RZ-PD 25-1338 REMAND Applicant: SYED L ALI Location: 7814 E Elm St. Folio Number: 40362.0000 Acreage: 0.91 acres, more or less Comprehensive Plan: CMU-12 Service Area: Urban Community Plan: East Lake-Orient Park Existing Zoning: RSC-6(MH) Request: Rezone to PD RECOMMENDATION: Zoning Hearing Master: Approval Development Services: Approvable, Subject to Conditions Planning Commission: Consistent with Plan RZ-PD 25-1338 Heard and Pending Recommendation
  44. D.6. Application Number: MM 25-1362 Applicant: DNR CAPITAL LLC Location: 5510 Carmack Rd. Folio Number: 62850.0000 Acreage: 2.52 acres, more or less Comprehensive Plan: CMU-12 Service Area: Urban Community Plan: East Lake-Orient Park Existing Zoning: PD (98-1269) Request: Major Modification to PD RECOMMENDATION: Zoning Hearing Master: Approval Development Services: Approvable, Subject to Conditions Planning Commission: Consistent with Plan MM 25-1362 Heard and Pending Recommendation
  45. D.7. Application Number: MM 25-1375 Applicant: LLC PHILLIPS EDISON & COMPANY Location: 11607 & 11609 Boyette Rd. Folio Number: 76681.0050 & 76681.0100 Acreage: 3.07 acres, more or less Comprehensive Plan: RES-4 Service Area: Urban Community Plan: Riverview & SouthShore Areawide Systems Existing Zoning: PD (15-0694) Request: Major Modification to PD RECOMMENDATION: Zoning Hearing Master: Approval Development Services: Approvable, Subject to Conditions Planning Commission: Consistent with Plan MM 25-1375 Heard and Pending Recommendation
  46. E. ZHM SPECIAL USE
  47. 47 ADJOURNMENT
  48. 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