Zoning Hearing Master - 2026-02-23
Meeting Intelligence Preview
Meeting Summary
The February 23, 2026 Zoning Hearing Master hearing approved six rezoning and major modification applications. Key approvals included a rezoning from RSC-9 to RMC-20 at the Southeast Corner of West Lye Avenue and North Ives Avenue for six apartment units, and a 57-acre industrial expansion at the Southwest Corner of East Hillsborough Avenue and Interstate 75 for up to 760,000 square feet of warehousing and distribution uses. A contractor's office expansion on I-4 Frontage Road in Plant City received staff support despite not meeting commercial locational criteria.
Key Decisions (7)
Rezoning at Southeast Corner of West Lye Avenue and North Ives Avenue
Rezoning from RSC-9 to RMC-20 for six apartment units (one and two bedroom) on property at Southeast Corner of West Lye Avenue and North Ives Avenue. Applicant Aileen Rosario representing property owner. Site is within Rez 20 future land use category. Staff recommended approval with no objections from reviewing agencies.
PD Rezoning at I-4 Frontage Road, Plant City - Contractor's Office
Rezoning case 24-0921 from ASC-1 to Planned Development for 2.45 acres at 4000 North Frontage Road, Plant City. Applicant True Builders (Isaac Turpin) requesting contractor's office without open storage with maximum 20,000 square feet building area. FAR of 0.187 proposed. Development Services recommended approval; Planning Commission found inconsistent due to commercial locational criteria (site is 2,750 feet from qualifying intersection vs required 660 feet).
PD Rezoning at Chelsea Street - Contractor's Office with Open Storage
Rezoning case 25-0582 from PD to PD for property on North Side of Chelsea Street directly South of I-4. Applicant ProTech Thirty Fourth Holdings LLC requesting contractor's office with and without open storage plus warehouse uses. Site has Light Industrial Plan future land use category. Maximum 40,000 square feet proposed. Both Development Services and Planning Commission recommend approval.
Major Modification at MLK Boulevard - Industrial/Warehouse Uses
Major modification 25-1372 to PD 83-0173 on North Side of Dr. Martin Luther King Boulevard, Northwest of I-4. Applicant requesting second development option allowing M zoning district uses at FAR of 0.27 (current PD approved for industrial and commercial at FAR 0.22). Site in UMU future land use category. Both staff recommend approval.
PD Rezoning at 911 Brian Road - Dance Studio
Rezoning case 25-1382 from RSC-6 to Planned Development for neighborhood-scale dance studio at 911 Brian Road, Brandon. Applicant The Dance Center (Brentwood and Hannah Townend). One-story structure approximately 18 feet height. No expansion of building footprint. Removal of driveway access to Lumsden Road proposed. Both Development Services and Planning Commission recommend approval.
Major Modification at Waters Avenue - Mobile Home Community Compliance
Major modification 26-0216 to PD 13-0377 for 45.5 acres in Town and Country area. Applicant ProTech Thirty Fourth Holdings LLC seeking to redefine property from community residential home/ALF to standard single family use with 669 equivalent dwelling units. Companion comp plan amendment CPA 25-34 from Rez 9 to Rez 16 required. Density of 14.99 dwelling units per acre proposed. Both staff recommend approval subject to comp plan amendment approval.
PD Rezoning at East Hillsborough Avenue/I-75 - Industrial Expansion
Rezoning case 26-0220 from AR, AS-1, PD 22-0692 and PD 97-0251 to Planned Development for 57.85 acres at Southwest Corner of East Hillsborough Avenue and Interstate 75. Expansion of existing industrial development under construction. Phase 1 approved for 380,000 SF; Phase 2 adds 380,000 SF for total 760,000 SF maximum. Uses include warehousing, distribution, manufacturing, processing. FAR of 0.3. Both staff recommend approval.
Zoning Changes (7)
Southeast Corner of West Lye Avenue and North Ives Avenue
Aileen Rosario (representative)
4000 North Frontage Road, Plant City (I-4 Frontage Road)
True Builders (Isaac Turpin)
North Side of Chelsea Street, South of I-4
ProTech Thirty Fourth Holdings LLC
North Side of Dr. Martin Luther King Boulevard, Northwest of I-4
Hill Ward and Henderson (Cammy Corbett)
911 Brian Road, Brandon
The Dance Center (Brentwood and Hannah Townend)
Waters Avenue, Town and Country area
ProTech Thirty Fourth Holdings LLC
Southwest Corner of East Hillsborough Avenue and Interstate 75
Stearns Weaver Miller (Nicole McInnis, David Smith)
Development Activity (7)
Six-Unit Apartment Development
Six apartment units - four one-bedroom and two two-bedroom units. Rezoning from RSC-9 to RMC-20.
True Builders Expansion
Contractor's office without open storage on 2.45 acres. Maximum 20,000 square feet building area. FAR of 0.187.
ProTech Industrial Development
Contractor's office with and without open storage plus warehouse. Maximum 40,000 square feet. Existing structure to remain with proposed new building.
MLK Boulevard Industrial/Warehouse
Major modification allowing M zoning district uses. FAR increased from 0.22 to 0.27. Option B allows warehousing and light industrial uses.
The Dance Center Studio
Neighborhood-scale dance studio. Interior build-out of non-impact partitioning walls to create multiple studio spaces. One-story, approximately 18 feet height. No building footprint expansion.
Waters Avenue Mobile Home Community
45.5 acres with 669 equivalent dwelling units. Existing mobile home/modular home park. No physical changes - bringing into compliance with current standards.
I-75/Hillsborough Avenue Industrial Park Expansion
57.85 acres. Phase 1: 380,000 SF (under construction). Phase 2: 380,000 SF additional. Total 760,000 SF maximum. Uses: warehousing, distribution, manufacturing, processing. FAR of 0.3.
Market Signals (6)
Housing Demand
Applicant cited need for apartments in the area to address homelessness, indicating demand for affordable multifamily housing.
Commercial Demand
True Builders seeking expansion of contractor's office facilities indicates growth in home services sector following back-to-back hurricanes in late 2024.
Commercial Demand
Industrial/warehouse development along I-4 and I-75 corridors continues with multiple large-scale projects totaling over 800,000 square feet approved.
Infrastructure
FDOT coordination required for multiple projects including signalization at East Hillsborough Avenue access point, indicating infrastructure investment following development.
Sentiment
No opposition recorded for any of the six applications heard, with multiple adjacent neighbor statements of no objection submitted.
Commercial Demand
Dance studio relocated after Hurricane Milton flooding, demonstrating business resilience and demand for recreational/commercial space in Brandon area.