BOCC Land Use - 2025-12-09
Meeting Intelligence Preview
Meeting Summary
The Hillsborough County BOCC Land Use meeting on December 9, 2025 approved a rezoning at 4901 Memorial Highway from BPO to Planned Development for 71 residential units (8.51 units/acre) by Mattamy Homes, significantly below the allowed 20 units/acre density. The board also adopted LDC Amendment 26-0189 implementing state requirements for certified recovery residences and received a Live Local Act status report showing two new applications including contested sites at Sheldon Road/Gunn Highway and the Hillsborough Racetrack location.
Key Decisions (6)
Consent Agenda Changes Including Continuances
Staff requested continuance of PURIST 26-0008 and applicant requested continuance of PRS 25-1360, both to January 13, 2026 BOCC land use meeting. Motion approved unanimously.
Minor Modification to PD at Garden Drive and Big Bend Road
PRS 26-0005 approved for minor modification to parcel at Southeast Corner of Garden Drive and Big Bend Road West of I-75. Changes include modification of circulation design, stormwater locations, maximum townhome units, and permanent location of CI Zoning District uses with CG transition uses required.
Rezoning at 4901 Memorial Highway for Mattamy Homes
PD 25-0929 approved to rezone 8.34 acres on South Side of Memorial Highway, West of Veterans Expressway from BPO (Business Professional Office) to Planned Development for 71 units (54 townhomes, 17 single family detached) at 8.51 units/acre density. Applicant Mattamy Homes represented by Cammie Corbett of Hill Ward Henderson. Site currently developed with Tampa Scottish Rite Masonic Center.
Live Local Act Monthly Status Report
Staff presented monthly status report on Live Local Act projects showing two new applications filed since last update. Commissioner Willstell noted contested applications at Sheldon Road/Gunn Highway, Hillsborough Racetrack site, and Apollo Beach locations.
LDC Amendment 26-0189 for Certified Recovery Residences
Adopted ordinance implementing Senate Bill 154 requirements for certified recovery residences, adding section 202.07 to development code specifying requirements and review procedures for reasonable accommodation requests. Planning Commission found consistent with comprehensive plan.
Development Review Procedures Manual Amendment for Recovery Residences
Approved resolution amending DRPM section 9.8 to add procedures for review process of certified recovery residences as required by state law.
Zoning Changes (2)
4901 Memorial Highway, South Side, West of Veterans Expressway
Mattamy Homes
Southeast Corner of Garden Drive and Big Bend Road West of I-75
Not specified
Development Activity (4)
Mattamy Homes Memorial Highway Development
71 total units on 8.34 acres: 54 townhomes on eastern boundary, 17 single family detached on western side. Density of 8.51 units/acre, well below allowed 20 units/acre. Site currently has Tampa Scottish Rite Masonic Center.
South Wastewater Conveyance and Treatment Project
$1.15 billion investment including new wastewater treatment plant, associated pipeline, reclaimed water system, and super lift station capable of pumping 22 million gallons per day average.
Balm Area Drinking Water Plant
Nearly $500 million project for new drinking water plant to address pressure, system resiliency, and capacity needs in fast-growing area.
Falkenberg Plant Improvements
Permanent installation to increase capacity to 15 MGD, with additional improvements planned as plant will near capacity by 2028-2029.
Market Signals (5)
Housing Demand
Hillsborough County ranks third in Florida for population growth with 115,000 new residents over past five years, with 57,000 of that growth concentrated in South Central Service Area.
Infrastructure
Water demands increased 61% since 2017 and 22% since 2022 in South Central Service Area, with utility system nearing capacity at multiple treatment plants.
Infrastructure
Construction costs for wastewater treatment facilities have increased over 300% and pipeline projects over 200% in recent years, driving $2 billion in planned expansion infrastructure.
Sentiment
Commissioner Willstell expressed strong opposition to Live Local Act developments, calling specific applications 'intentionally disrespectful' to commissioners and signaling potential board action on December 17.
Housing Demand
Live Local Act creating development pressure with automatic entitlements for higher density projects, influencing applicants to propose lower-density alternatives to gain approval.