Welcome to the works. In today's episode, we're going beneath the surface with Hillsborough County's Jet Vac and Underground Camera Crew. Stormwater systems are made of ditches, swales, ponds, reservoirs, thousands of miles of pipe. Our guys have been face to face with alligators in the pipes, snakes. We've pulled out cell phones, computers, anything you could think of. It is really a two part system utilizing the jet vac to clean the pipe and then the robotics to inspect it. These inspections also give you a better idea of what can be repaired or replaced, which definitely reduces costs. These guys cleaned last year over 100 miles of pipe alone. It is essential with all the sediment, vegetation, litter that goes into these stormwater systems that you keep them flowing. We can mitigate stormwater damage to not only our assets, but to citizens' property as well. And just keep the county as a whole safer. Good afternoon and welcome to the September 23rd, 2026 Hillsborough County Board of County Commissioners Comprehensive Planning and Amendment workshop. Before I pass things over to the Planning Commission, I'd ask the clerk to call the roll to establish attendance. Good afternoon. Hagan? Here. Bowles? Present. Cameron Cepeda? Cohen? Miller? Here. Myers? Here. Wolfstil? Thank you, sir. Okay, thanks. Ms. Leinhart, would you like to introduce the first item? Sorry, I was having some technical difficulties. Good afternoon, Mr. Chair and Commissioners. Today we have seven items for our July cycle of plan amendments to brief for you all. Our first item is item A1, which will be presented by Victoria Durand. Thank you. Good afternoon, HTV. Are you guys able to share the presentation? Thank you. Good afternoon, Commissioners. Victoria Durand, Planning Commission staff. I'm here to present HCCPA 26-21, located at 3701 East Trapnel Road. Next slide, please. This is a privately initiated map amendment that is small in scale and approximately 8.89 acres. The applicant is requesting to change the future land use designation from agricultural estate to rural light industrial. This is a new future land use category in response to Board of County Commission direction given last year. In the July cycle of plan amendments, there are three separate applications requesting this new category, two of which you will hear about, actually three of which you will hear about today and subsequent agenda items. The new rural light industrial category allows for the consideration of uses that are more intensive than neighborhood serving commercial but not as intensive as the full range of light industrial or heavy industrial uses. Next slide, please. This is the general location map. The subject site is in the rural area and not within a community plan, but it is within the plant city vision boundary. It is located west of South County Line Road, south of East Trapnel Road, and east of Old Mulberry Road. Next slide, please. Here is an aerial view of the site. The subject property is outlined in pink. Agricultural uses are currently on the property. Surrounding the property, you will find single family residential uses, and additionally, there are some industrial and commercial uses located to the north. Next slide, please. Currently, the subject site is designated as agricultural estate on the future land use map. The agricultural estate future land use category allows one dwelling unit per 2.5 gross acres and a maximum floor area ratio of 0.25. The typical uses in the agricultural estate category includes farms, ranches, residential, neighborhood commercial, offices, and multi-purpose projects. Other future land use categories shown on this map include residential one to the north and public quasi-public to the northwest within the unincorporated Hillbrook County boundary. Commercial, industrial, and transitional area to the north within the plant city boundary. Rural, business park center, city, neighborhood activity center, residential low, and residential suburban within the Polk County boundary. And community activity center, conservation, public and institutional, residential high and residential low in the Lakeland boundary. Next slide, please. The applicant is proposing to amend the future land use category, future land use designation, to rural light industrial. The newly created rural light industrial future land use category includes a 0.25 floor area ratio maximum and allows no residential development, but for limited accessory residential such as an on-site security guard. This category allows for consideration of limited light industrial uses, which is defined as uses that are compatible with rural residential development patterns and that do not produce significant noise, dust, odor, smoke, or vibration as specified in the Hillsborough County Land Development Code. Examples include small-scale manufacturing, fabrication, and assembly of refined products, as well as warehousing or wholesale operations. Next slide, please. Next are the impacts. As far as existing conditions currently under agricultural estate, the site could consider up to three dwelling units or 96,812 square feet of non-residential uses. Under the proposed rural light industrial designation, the site could still consider up to 96,812 square feet of non-residential uses. The proposed amendment will eliminate any potential residential density and would not change the maximum potential non-residential intensity. However, the amendment would increase the allowable range of non-residential uses due to the consideration of commercial intensive zoning district uses and limited industrial uses as described on the previous slide. Next slide, please. And this concludes my presentation for HCCPA 26-21. I'm happy to answer any questions. Thank you. Okay. Thank you. Do we have any questions? Commissioner Miller. See you're in the queue. Thank you. Thank you, Chair. Can you just explain what it means to be in the Plant City's vision, the future vision boundary? Yes. So currently, the Planning Commission staff is updating the Plant City Comprehensive Plan. And a part of that update, they are updating their vision map. And so this site is within the vision map. I believe that map, I can pull it up if you would like to see, but it is on the plan website. Yeah. I guess I'll have to go and check it out. I just want to see how far down they're coming because that's like our, you know, commercial corridor. If you know, there's been a plan to move the commercial all the way down the Polk County boundary there. Just folks are not super happy about it either. So I was just kind of wondering if this is a better option than being a part of Plant City's expansion, which would likely be large commercial. Yeah. This one, it goes pretty far down. I can pull up a map if that would be helpful. Mr. Chair, if I may. Sure. Thank you. Commissioner Miller, we can also address that in a more detailed manner when we come back for the public hearing. We are going to the Planning Commission in October for the public hearing, so we will see you after that later this fall. We can certainly bring that information back. This future land use map that's proposed does include four jurisdictions, so it's pretty busy. But we can work on clarifying that and drilling that down a little bit if you'd like. That would be fantastic. That would be fantastic. Thank you very much. Just for expediency today, because we do have six other items, if you don't mind. And I can also talk online with you or your aides as well. That would be great. Thank you very much. Thank you. The convenience of doing all the long-term planning for all of Hillsborough County, because inside the Planning Commission, we also have the liaisons for Plant City, Temple Terrace, Unincorporated County, of course, and then the City of Tampa. So we're all talking. Thank you. Great. Thanks. I'm going to turn the queue so we can go to the next item. Yes, sir. Item A2 will be presented by Willow Mickey. Thank you. Can I just have HTV pull it up, please? Thank you. Good afternoon. I'm Willow Mickey with Planning Commission staff. I will be briefing HCCPA 2622, which is located at 10610 Davis Road in Cricket Lane. Next slide. Thank you. This request is a privately initiated small-scale map amendment. It is made up of four parcels that total approximately 13.8 acres. The request is to change the land use designation from Residential 6 and Residential 12 to Residential 16. Next slide. The plan amendment is part of the July 2026 cycle, located in the urban service area and within the limits of the Eastlake-Orient Park Community Plan. Next slide. Here is an aerial photo with the site outlined in pink. It is located east of Davis Road and south of Macoray Road. Within the vicinity of the site, there are single-family residential uses to the east and north, with multifamily uses to the south. To the north and northeast, there are public communications utilities owned by TECO. Next slide. The site is in the residential 6 and residential 12 future land use categories. Both categories allow for the consideration of uses such as agricultural, residential, neighborhood commercial, office uses, multipurpose projects, and mixed-use development. Surrounding land uses include RES 6 and RES 12 to the north, east, and south. To the north and west, the site borders the city of Temple Terrace, which is a future land use designation of public-semi-public. And to the south, the Temple Terrace jurisdiction includes a residential 18 future land use designation. Next slide. The request is to change the site to residential 16. RES 16 allows for the consideration of uses such as agricultural, residential, neighborhood commercial, office uses, multipurpose projects, and mixed-use development. Next slide. This slide outlines the impacts of the requested land use change. Currently, under RES 6 and RES 12, the site can be considered for up to 91 dwelling units and 165,745 square feet of non-residential. The change to residential 16 would allow for the consideration of 220 dwelling units and 300,563 square feet of non-residential uses. The proposed amendment will result in a potential increase in development potential by allowing consideration of higher residential density and greater commercial intensity. Next slide. Next slide. This concludes the briefing on this item. I'm here for any questions you may have. Thank you. All right. Thank you. Any questions, comments? I don't see any. We can go to the next item. Yes, sir. Our next item is item A3, and the presenter is Jillian Massey. Thank you. Good afternoon. Can you see my presentation? Not yet. How about now? Yes. Yes. Okay. Great. Thank you so much. Good afternoon, commissioners. I'm going to be briefing you on HCCPA 26-23, which is 12711 East US Highway 92. This is a privately initiated small scale map amendment. It's under 50 acres, which was what makes it small scale. And it's approximately 2.8 acres. It's made of one parcel. The request is to change the future land use designation from residential one to the new rural light industrial category that we heard about in the first item. And this is the second of three requests that is requesting this new land use category. This plan amendment is part of the July 2026 cycle. It's located within the limits of the Sacramento community plan. It's located east of Castlewood Road and south of East US Highway 92. The site is located in the rural area, as mentioned. It's about 0.8 miles outside of the urban service area. But just something to note is that this site is within the I-4 corridor, the urban service area expansion area study. This is an aerial photo where you can see the site outlined here in pink. The site is currently an industrial business doing business as aqua tech, dewatering and pumping technologies. East of the site is mobile homes and agricultural uses. South of the site, there are vacant lots and mobile homes. West of the site, there are single family and mobile home parks. And north, there's light commercial and also mobile home and RV park to the northeast. The site is designated as residential one on the future land use map, which allows for one dwelling unit per gross acre. It also allows for consideration of neighborhood commercial, office, or multipurpose projects up to 30,000 square feet or at a floor area ratio of 0.25. And as you can see, it's generally surrounded by the residential one future land use designation, except for up in the northeast corner, there's suburban mixed use six, which is currently existing as a mobile home and RV park. The request is to change the site to the new rural light industrial category. This category allows for consideration of limited light industrial uses, which is defined as uses that are compatible with rural residential development patterns and do not produce significant significant disturbances listed in the Hillsborough County Land Development Code. This includes uses such as agricultural, commercial intensive uses, office uses, limited light industrial uses, research corporate park uses, and or mixed use development, limited to the uses described above. The rural light industrial future land use category allows for a maximum of 0.25 floor area ratio, and it does not allow for any residential development, despite a limited accessory residential, such as an on-site security guard. This slide outlines the potential impacts of the requested land use change. Currently under the residential one future land use designation, only one residential unit could be considered or up to 30,492 square feet of non-residential development. If the site were to be changed to the rural light industrial category, it would eliminate the potential for any residential development. And the non-residential development potential would remain the same, but it increases the range of uses allowed by allowing consideration for certain commercial intensive or light industrial uses. This concludes my briefing, and I'd be happy to answer any questions. Thank you. Thank you. Any questions? Comments? I don't see any, so next item. Okay. Item A4 will be presented by Alexis Myers. Thank you. Good afternoon, commissioners. Alexis Myers, planning commission staff. I'm just sharing my screen. I'm here to present HCCPA 2624, located at 12559 North US Highway 301. This is a privately initiated map amendment that is large in scale and approximately 74.34 acres. The applicant is requesting to change the future land use designation from residential one and office commercial 20 to rural light industrial. This is a third amendment requesting this new future land use category. This is the general location map. The subject site is in the rural area within the limits of the Tononotasa community plan. It's located south of North US Highway 301 and east of County Road 579. Here is the aerial view of the site. The subject property is outlined in pink. The property is currently characterized by vacant land and public communication slash utility uses. Surrounding the property, vacant land is located to the north along North US Highway 301, as well as to the northeast, south, and southwest. Immediately to the west are heavy industrial uses with open storage. This property is also owned by the applicant. Additional heavy industrial uses are located to the north across North US Highway 301 and farther south across Grovewood Avenue. Light industrial uses are also present to the north, east, and south. Agricultural uses are located to the north, east, and south, as well. Single-family residential uses are to the south to the east across Fort King Highway and to the northwest across North US Highway 301. Natural uses are located immediately north of the property. Finally, several light commercial uses are located to the north and farther south along Florence Avenue. Currently, the subject site is designated as residential 1 and office commercial 20 on the future land use map. The residential 1 future land use category allows one dwelling unit per gross acre and a maximum floor area ratio of 0.25. The typical uses in the rest one category include agricultural, farms, ranches, residential, neighborhood commercial, offices, and multipurpose projects. The office commercial 20 future land use designation allows 20 dwelling units per gross acre and a maximum floor area ratio of 0.75. The typical uses in the OC20 category includes agricultural, many commercial type uses, office uses, mixed use developments, and compatible residential uses. Other future land use categories shown in this map include light industrial and residential 2 to the west and natural preservation to the north across North US Highway 301. The applicant is proposing to amend the future land use designation to rural light industrial. The newly created rural light industrial future land use category includes a 0.25 floor area ratio. No residential development is allowed, but limited accessory residential such as an on-site security guard. This category allows for the consideration of limited light industrial uses, which is defined as uses that are compatible with rural residential development patterns and that do not produce significant noise, dust, odor, smoke, or vibration as specified in the Hillsborough County Land Development Code. Examples include small-scale manufacturing, fabrication, and assembly of refined products, as well as warehousing or wholesale operations. Next are the impacts. As far as existing conditions, currently under Res 1 and Office Commercial 20, the site could consider up to 234 dwelling units or 993,821 square feet of non-residential uses. Under the proposed rural light industrial designation, the site could consider up to 809,562 square feet of non-residential uses. The proposed amendment will eliminate any potential residential density, decrease the potential of commercial intensity, and introduce intensive commercial and light industrial uses on the area designated as residential one. And this concludes my presentation for HCCPA 2624. I'm happy to answer any questions. All right. Thank you. Any board member questions or comments? I don't see anyone's hand up. So, next item. Yes, sir. Thank you. Item A5 will be presented by Ms. Lillianne Linehan. Thank you. Can everyone see my screen on the presentation? Yes. Good afternoon, Commissioners. Lillianne Linehan, Planning Commission staff. Here to present HCCPA 2625, which is located at 1107 to 11101 East Highway, or East U.S. Highway 92. This is a privately initiated map amendment that is small in scale and approximately 6.77 acres. The applicant is requesting to change the future land use designation from Residential 9 to Suburban Use 6. This is the general location map. It is in the urban service area and within the limits of the Sefner-Mango Community Plan. And it is located south of East U.S. Highway 92, east of Williams Road, and west of East Mobley Village Drive. Here is an area of the site. The site is outlined pink, and the blue line indicates the urban service area boundary. There are some light commercial uses to the north, east, and west of the site, with some heavy commercial to the west of the site. Single-family uses are located to the east, west, and south of the site. And there are public, quasi-public, and institutional uses to the north, and one educational use to the east of the site. Currently, the future land use designation is Residential 9. The Residential 9 category allows for 9 dwelling units per gross acre and a maximum floor area ratio of 0.5. This designation allows for the consideration of agricultural, residential, neighborhood commercial, office uses, multipurpose projects, and mixed-use development. Other future land use categories near the subject site include suburban mixed-use 6 to the north, residential 9 and community mixed-use 12 to the east and west, and urban mixed-use 20 to the west. The applicant is proposing to amend the future land use category to suburban mixed-use 6. The suburban mixed-use 6 category allows for 6 dwelling units per gross acre and a maximum floor area ratio of 0.5. This designation allows for the consideration of agricultural, residential, neighborhood commercial, office uses, research corporate park uses, light industrial, multipurpose, and clustered residential, and or mixed-use development. Currently, under the Residential 9 future land use, the site could be considered for a maximum of 60 dwelling units or 147,450 square feet of non-residential uses. Under the proposed future land use designation of suburban mixed-use 6, the site could be considered for a maximum of 40 dwelling units or 147,450 square feet of non-residential uses. This proposed amendment would decrease the potential residential density and leave the maximum commercial square footage unchanged, but would increase the allowable range of uses to include the introduction of commercial intensive and light industrial uses. This concludes my presentation for HCCPA 2625, and I'm happy to answer any questions. All right. Thank you. Any questions, comments? Seeing none. Next item. Okay. That brings us to item A6, which will be presented by Tyreek Royal. Thank you. Good afternoon, Commissioners. Tyreek Royal, Planning Commissioner Staff. Today, I'll be presenting HCCPA 2626 at 13750 Reptron Boulevard. This request is privately initiated, small-scale, with approximately 37 acres. The request is to change the land use designation for neighborhood mixed-use floor and research corporate park to light industrial plan. The location on the site is the northwest portion of Unacquared for Hesburgh County within the 2026 cycle of July in the urban service area and within the limits of the Northwest Area Community Plan. On your screen, you can see an aerial photo of the site outlined in pink. It's located north of Bravestrack Road, east of McCormick Drive. The site is adjacent to Pinellas County, with nearby uses in Pinellas, being public and natural land. The site is located in the research corporate park, a neighborhood mixed-use floor of future land use categories, which allow for consideration for agricultural activities, residential neighborhood commercial, and mixed-use development, along with research development activities, research corporate park uses, related educational facilities, electronic component production, light restricted manufacturing and warehousing, along with offices, including corporate headquarters, which are not subject to locational criteria. The applicant is requesting to change the future land use designation from neighborhood mixed-use floor and RCP to light industrial plan. The light industrial plan allows for the consideration for agricultural, light industrial uses, such as processing, manufacturing, recycling, and storage of materials as the predominant use, including support offices, warehousing, and retail uses. On to the impacts, the proposed amendment will eliminate any potential residential density, allow for higher commercial intensity. The commercial intensity will increase from approximately 770,000 square feet to approximately 1.2 million square feet. And that concludes my briefing on this item. I'm here for any questions. Thank you. All right. Thank you. Commissioner Wilstil. Thank you, Mr. Chair. I'm very familiar with this street. I built one of the new townhouses there in 2012 as I was getting out of the military, actually. It looks like a huge increase to the square footage entitlements. And it's, Reptron is just a tiny, tiny little one lane road. There's no way it can be expanded. We pled forever to get a stoplight there. Finally, someone got killed, which is the requirement most of the time to get a stoplight, unfortunately. And we, we got it after a little while. So, um, can you expand on what type of uses are allowed there right now? Um, I know it's been vacant for a while. I still pass it, um, all the time. Um, but can you expand on what this light industrial plan, it looked like, um, near doubling the square footage. I know it's a large footprint. Most of it is a concrete parking lot right now, but what are those usages going to be? Yeah. So currently under the RCP neighborhood mix use, um, they both allow, um, research and manufacturing uses. Um, basically what this proposed will do is increase the level floor area ratio, but it limits it to more of a light industrial specific, um, where the adopted is more of a resource corporate park and mixed use development. So this is kind of just narrowed down to more, um, industrial specific related uses with a increase of floor area ratio. I don't think that's your question, commissioner. Okay. I'd say, so even, I mean, it, it's going to increase the, the FAR, but these types of uses are going to have probably less amount of daily users. Um, I guess in an industrial then, and what's already allowed there, I guess that's how they would be able to get away with taking away parking lots. Is that fair? Yeah. It'll be, yeah. The uses would be more, uh, specific to light industrial. This is running concurrently with the rezoning and, um, preliminary reviews show that, um, the applicant is seeking to do open storage on the, um, Southwest portion. And they're adding an initial building, uh, to the northeastern portion of the site. Oh. Hmm. Okay. They're going to put a building right next to those town homes. Interesting. Yes, sir. Yeah. And, um, the maximum floor area ratio they're proposing is 0.13 or where the current future, uh, the proposed future way of use category can allow to 0.25. Hmm. All right. Well, I'll be interested to see, um, that, um, building location. Thank you very much, Mr. Chair. Thank you. Any other questions, comments from commissioners? I don't see any. So, uh, last item. Yes, sir. Our last item will be presented by Alexis Myers. Thank you. Good afternoon, commissioners. Alexis Myers, planning commission staff. I'm here to present HCCPA 2627, located at 3030 Cockroach Bay Road. This is a privately initiated map amendment that is small in scale and approximately 6.9 acres. The applicant is requesting to change a portion of the subject sites. A future land use designation from agriculture rule 1 to 5 to light industrial planned. This is the general location map. The subject site is in the rural area and within the limits of the Little Manatee South community plan, as well as the South Hillsborough County plan. It is located northwest of South US Highway 41 and south of Cockroach Bay Road. Here's an aerial view of the subject site. The subject property is outlined in pink. The coastal high hazard area is to the west and to the north of the site. The subject property is part of a municipal solid waste, yard waste, and composting facility. Other light industrial uses are also located east across South US Highway 41 and farther south. Light commercial uses are to the east across South US Highway 41. Agriculture extends to the north across Cockroach Bay Road, west and farther south. Vacant land is to the west, east, south, and farther north. Residential uses are further east across South US Highway 41 to the south and to the north. And lastly, public quasi-public institutional uses are also to the east and south. Currently, the subject site is designated as Agricultural Rural 1 to 5 on the future lane use map. The AR 1 to 5 future lane use category allows one dwelling unit per five gross acres and a maximum floor area ratio of 0.25. The typical uses in the category include farms, ranches, feedlots, residential, neighborhood commercial, offices, industrial uses related to agricultural uses, and mining related activities. Other future lane use categories shown in this map include residential 2 to the east across South US Highway 41, and light industrial plan to the south. The applicant is proposing to amend the future lane use designation to light industrial plan. The light industrial plan category allows a maximum floor area ratio of 0.75. However, no residential development is allowed, but limited accessory residential, such as an on-site security guard. This category allows for the consideration of agricultural, light industrial uses such as processing, manufacturing, recycling, and storage of materials as the predominant uses including subject offices, warehousing, and retail uses. Next are the impacts. As far as existing conditions, currently under AR 1 to 5, the site could consider up to one dwelling unit or 75,141 square feet of non-residential uses. Under the proposed LIP designation, the site could consider up to 225,423 square feet of non-residential uses. The proposed amendment will eliminate any potential residential density, allow greater commercial intensity, and introduce the potential of intensive commercial and light industrial uses. And this concludes my presentation for ATCPA 2627. I'm happy to answer any questions. All right. Thank you. Any questions or comments? All right. Seeing none, we are adjourned. Thank you. Thank you. Thank you.