[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6280573,"mediaKeyId","2614049-8827581f02b9bdbffc95413630d0eab0","parentId",2614049,"title","Commissioners transmit Waimama and Balm urban‑service‑area expansion proposals to state despite planning commission finding them inconsistent","audioSeconds",3279,"startMs",1819000,"endMs",5098000,"viewUrl","/Search/View?dp=1&key=2614049-8827581f02b9bdbffc95413630d0eab0&start=1819&end=5098","thumbnailUrl","https://assets.pipeline.soar.com/2614049-8827581f02b9bdbffc95413630d0eab0/thumbnail_1819000.jpg","articleUrl","/articles/6280573/Hillsborough-County/Florida/Commissioners-transmit-Waimama-and-Balm-urbanservicearea-expansion-proposals-to-state-despite-planning-commission-finding-them-inconsistent","mediaUrl","https://secure.pipeline.soar.com/6280573-967a3d3154af069fe94757b7572df894/orig.mp4?Expires=1771168976&Signature=iL~Qm9NxbDeO9xXFm~EtnEMoUQHAuM7QVaSL9ubHYxlUV45zk-GMVtEYjtldhNXvcfIjRIyN-6khNcfXCTzUNpbxuNxPp90s2dHRsMLW0A~gtqP28a5xgIsXxldQme5KOuCELr06OoAdlvxLGa8e2UlrPijAfB1v40I7ej6QJ3hmsrakFue9S7T1tfR5XlE20Sa~l-eilaR2APzsFVOiKsqEvLCWScTiu2GlM~1gciAgBUodgbFMVOKcb2tsQxFkKUcvbN8emwOylFLpEnqFkuv9k-2Ia040npiuQ5df4WH44pHt6~0dVX1Yz0azZDlpnBKCi3dWoafSNet7AJETIw__&Key-Pair-Id=KUT5TJCACFTXG","author","Hillsborough County, FL","date","2025-03-14T00:53:19Z","article","Hillsborough County commissioners on Thursday voted to transmit four publicly initiated comprehensive‑plan amendments — two for the Waimama area and two for the Balm/Riverview area — to state and regional reviewing agencies for comment, after a multi‑hour public hearing that included widespread public testimony both opposing and supporting expansion.

The four items are HCCPA 24‑44 (text) and HCCPA 24‑45 (map) for the Waimama/VWVR‑2 area and HCCPA 24‑46 (text) and HCCPA 24‑47 (map) for the Balm/Riverview (RP‑2) area. Planning Commission staff presented detailed maps and an inventory of agency comments and concluded the applications were, under the newly adopted comprehensive‑plan language, inconsistent with several plan policies (staff cited future land use policy 1.1.9 and sections of Goal 6 addressing environmental protection and clustering). The Planning Commission recommended the board find the amendments inconsistent and provided letters requesting additional study.

Melissa Zornita, executive director of the Planning Commission, briefed the board on the multi‑year process that led to the amendments and on staff outreach. ‘‘In November of 2023, the Board asked us to identify whether it was time to consider expanding the urban service area,’’ Zornita said, and she summarized outreach, community meetings, and technical coordination with agencies including the School District, the Transportation Planning Organization (TPO), Public Utilities, Conservation and Environmental Land Management, Fire Rescue, and agribusiness representatives.

Sofia Guarantiva of planning staff presented the four amendments and the staff findings. Waimama text HCCPA 24‑44 proposed an urban‑service‑area expansion of approximately 4,212 acres (map HCCPA 24‑45 covered roughly 5,661 acres, staff said). The Balm/Riverview text HCCPA 24‑46 proposed approximately 8,041 acres of expansion and the companion map HCCPA 24‑47 covered roughly 10,151 acres; many of the affected lands would be redesignated primarily to Residential 4 (R‑4) while some parcels would remain or be designated as natural preservation or public/quasi‑public.

Planning staff reported that a broad set of county and regional agencies reviewed the proposals and provided comments; no agency registered an outright objection but staff concluded the applications were inconsistent with the newly adopted future‑land‑use review criteria and recommended additional study and evaluation. The Planning Commission voted to forward letters to the BOCC noting the need for further infrastructure and environmental analysis.

Public commenters were divided. The Waimama Community Plan Advisory Council (CPAC) and several residents asked the board to pause the amendments and require a comprehensive infrastructure study that would evaluate flood risk, stormwater, roads and traffic, school capacity, and emergency services. Ted Canty, representing the Waimama CPAC, said the council ‘‘would like to partner with the Planning Commission . . . to help provide community input’’ and asked for a study prior to approval.

Other residents described concerns about property taxes, vacant‑home risk, traffic and evacuation capacity on two‑lane roads, water supply and aquifer recharge, and school capacity. Speakers asked for a moratorium or a pause while the county conducts detailed infrastructure and fiscal‑impact studies.

Several agricultural and land‑owner speakers testified in favor of the expansions, saying the areas have historically been planned for future urban growth, that water and sewer infrastructure exists in portions of the study areas, and that an urban‑service‑area designation would allow more orderly planning and make it easier for farmers to monetize some land and reinvest in agricultural operations. ‘‘This is an opportunity to plan for future growth rather than be surprised by it,’’ said Bear McCullough, a long‑time Balm resident and rancher.

Commissioners discussed planning objectives and the legal process. Several asked staff to return additional materials to the Planning Commission so that the Planning Commission could consider agency comments and produce an updated recommendation. Commissioner Whistell proposed a policy to require that mobility fees collected from development in newly expanded urban service areas be spent in or within a quarter mile of those areas; after discussion the board substituted a direction to have staff brief the board and Planning Commission on the proposal and to include the topic in the agency review so that state agencies would see the county’s draft approach. The substitution was briefed and supported by the board; a more detailed action or ordinance would require additional study and a future public hearing.

Despite the planning‑staff inconsistency finding and the CPAC calls for a pause, the board voted 7–0 to transmit HCCPA 24‑44, 24‑45, 24‑46 and 24‑47 to state and regional reviewing agencies for comment. The board also approved a separate motion requesting that staff present to the Planning Commission the additional agency and departmental information the Planning Commission said it needed to revisit its recommendation; that motion passed 7–0.

What happens next: Transmittal sends the proposed amendments to state and regional agencies (including the Florida Department of Economic Opportunity, the regional planning council, the School District, and water and transportation agencies) for formal review and comment. The comments will be returned to the county, and the board will hold another public hearing to consider adoption (or modification) after staff compiles responses and additional analyses.

Clarifying details from staff and public testimony: Waimama text HCCPA 24‑44 was described as approximately 4,212 acres; the Waimama map HCCPA 24‑45 was presented as roughly 5,661 acres. Balm/Riverview text HCCPA 24‑46 was described as approximately 8,041 acres and map HCCPA 24‑47 roughly 10,151 acres. Planning staff listed involved reviewers (Conservation and Environmental Land Management, Environmental Protection Commission, Hillsborough County School District, Affordable Housing Department, TPO with modeling, Public Utilities/Water Resources, Fire Rescue, Agribusiness, and Development Services). Planning staff said they used the newly adopted Future Land Use Section for review and identified specific comprehensive‑plan objectives (including Policy 1.1.9 and Goal 6 policies) under which they found inconsistency.

Votes at a glance: HCCPA 24‑44 (Waimama text) — transmit for agency review (7–0). HCCPA 24‑45 (Waimama map) — transmit for agency review (7–0). HCCPA 24‑46 (Balm text) — transmit for agency review (7–0). HCCPA 24‑47 (Balm map) — transmit for agency review (7–0). Motion requesting staff present additional agency/department materials to the Planning Commission — approved (7–0).

The board’s transmittal does not itself change permitted uses or authorize construction; it initiates the statutorily required agency review and begins the process that could lead, after further study and a later adoption hearing, to a change in the county’s urban‑service‑area boundary.","mediaType","Video","parentTitle","Board of County Commissioners: CPA Public Hearing - 3.13.25","oneSentenceSummary","Hillsborough County commissioners voted 7–0 to transmit four large comprehensive‑plan amendments proposing expansion of the urban service area in the Waimama and Balm/Riverview areas to state and regional agencies for review.","taxTitle","Hillsborough County, Florida","taxId",2865,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6280583,"Commissioners adopt future‑land‑use change in Greater Palm River to allow higher‑density housing",813,77000,890000,"/Search/View?dp=1&key=2614049-8827581f02b9bdbffc95413630d0eab0&start=77&end=890","https://assets.pipeline.soar.com/2614049-8827581f02b9bdbffc95413630d0eab0/thumbnail_77000.jpg","/articles/6280583/Hillsborough-County/Florida/Commissioners-adopt-futurelanduse-change-in-Greater-Palm-River-to-allow-higherdensity-housing","https://secure.pipeline.soar.com/6280583-3eb6d8ea5792fc62b50f36337818a543/orig.mp4?Expires=1771168976&Signature=HfOHrH0y2qQnf-58ltyxMyKCA1RGfOmpIFFADw12Qq-HI53Hv7TPLUdEVkr2fX9P07EdgBdrD01un4RKx4KsXET1Fj2Q256ZaQLz38uVlk6pjQMc8TVltVIIQqLG-ksh-Hn8j3Chqw-f27RK2FeVOASDHl-~SZK0BstRyG032SpkrItueRFyEwn12pixr1jq-QQoTOIBIh8ig603vHi2LzoyuM4wYUeIYHOcrKRS2qJyXVXNz8Qgcg069KuR1946olPXHxSUE0bEky0n3kda2HtPC2Q0ooqmJg25plOMxNtzUF8qWrjHcHV6tx~JjCdd7WURz7xjW5WrZaN0Vea6cg__&Key-Pair-Id=KUT5TJCACFTXG","Hillsborough County commissioners on Thursday adopted a future‑land‑use map amendment to change a 2.29‑acre site at 2212 South 70 Eighth Street from Residential 9 to Residential 16.

The change was adopted by a 7–0 vote on item HCCPA 02/1942 after Planning Commission staff presented the application and the applicant described community outreach. The amendment will allow considerations of higher residential density on the parcel; follow‑on zoning and development approvals would be required before construction.

Planning commission staff Alexis Myers told the board the privately initiated map amendment is a small‑scale change inside the urban service area and within the Greater Palm River community plan. ‘‘This is HCCPA 02/1942 located at 2212 South 70 Eighth Street. This is a privately initiated map amendment that is small in scale and approximately 2.29 acres,’’ Myers said.

Applicant Todd Pressman said the site is appropriate for multifamily housing and that the planning commission had previously found the amendment consistent. ‘‘We are in the Greater Palm River, Clermell area. 2 separate parcels, 2.24 acres, R9 seeking R16,’’ Pressman said, adding the site abuts commercial and institutional uses and that he was not aware of opposition at the community meeting.

A nearby resident, Dennis Chaney, spoke during public comment and urged that the location remain commercial. ‘‘I say no. No to apartment complexes or property houses,’’ Chaney said. He raised traffic and noise concerns and said the site is about 208 feet from his home.

Commissioner Meyers moved to adopt the amendment; a second was offered by Commissioner Whistell. Commissioner Whistell said the change represented, in his view, ‘‘a down zoning’’ relative to existing commercial entitlements and that the site’s arterial location made it a reasonable candidate for denser residential. The motion carried 7–0.

What this means next: adoption of the comprehensive plan amendment allows county staff to transmit the change to state and regional reviewing agencies and, ultimately, enables the applicant to pursue rezoning and site‑plan review. The adopted future‑land‑use category does not itself authorize building; separate zoning procedures and permits would be required.

Clarifying details drawn from staff presentation: under the current Residential 9 category the staff presentation said the site could consider up to 9 dwelling units per gross acre; under the requested Residential 16 it would allow consideration of up to 16 dwelling units per gross acre. Staff presented site capacity figures during the hearing: under the existing designation the site could consider 20 dwelling units or certain nonresidential square‑footage figures; under the proposed designation the presentation listed an increased residential capacity and a larger nonresidential floor‑area potential. Planning staff noted agency review comments and neighborhood context in their consistency analysis.

The board moved on to other land‑use items following the vote.","Hillsborough County commissioners on Thursday adopted a future‑land‑use map amendment to change a 2.29‑acre site at 2212 South 70 Eighth Street from Residential 9 to Residential 16.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6280578,"Board approves office‑commercial map change and restricted commercial‑intensive rezoning on Causeway Boulevard",962,858000,1820000,"/Search/View?dp=1&key=2614049-8827581f02b9bdbffc95413630d0eab0&start=858&end=1820","https://assets.pipeline.soar.com/2614049-8827581f02b9bdbffc95413630d0eab0/thumbnail_858000.jpg","/articles/6280578/Hillsborough-County/Florida/Board-approves-officecommercial-map-change-and-restricted-commercialintensive-rezoning-on-Causeway-Boulevard","https://secure.pipeline.soar.com/6280578-41ed0dfa30fbef9affb6c094554931b0/orig.mp4?Expires=1771168976&Signature=lWE~~feV9ngBrtHSB3HL3sAZpI1DgkW5f3CjYRk26MoYoecJiee2UJdA-8qaftnRtWIdbYwzdW3WUuyYGJ1En4tTDrB5pl15ucy4iTiJfitNIbDBwvfrJd24k7vPZwR7r6p-entURYFAR9Pqm4054V3109E7e7~xPER2NrvOyXadFMufBnze-qi7U8cAVdIbzHifF3AOhCEGMX9L2PM3mwlfIqAVtcgxXvhE~lFDSo~1yAErICXo8pWNa~29zr3Vlj7diHtUdgkyPywtbIsDXXh7Kfa-wwZxNgsOxq0vg8VN5SPIGpmUZLWRgosOmWVQpT4CQaIoVtTUe37S5YkcCg__&Key-Pair-Id=KUT5TJCACFTXG","Hillsborough County commissioners approved a future‑land‑use amendment and a companion rezoning for an 8.39‑acre site at 7812 Causeway Boulevard that the applicant and staff described as surrounded by intensive commercial and industrial uses.

Planning Commission staff Alexis Myers presented HCCPA 24‑40, a privately initiated small‑scale amendment seeking to change the site’s designation from Residential 9 to Office Commercial 20 (OC‑20). ‘‘This is HCCPA 24‑40 located at 7812 Causeway Boulevard,’’ Myers said. Staff noted the property lies in the urban service area and near Delaney Creek and that agency reviewers flagged infrastructure and community concerns.

Todd Pressman, representing the applicant, said the site is large and surrounded by intensive uses and that the Planning Commission had found the amendment consistent. Pressman and staff highlighted existing buffers and a creek to the north. Planning‑staff slides presented capacity comparisons and said that, under OC‑20, the site could consider a larger nonresidential floor‑area (staff cited figures showing increases from roughly 127,913 to 274,101 square feet in nonresidential potential under OC‑20) and higher residential density options.

Bridal Grady (Development Services) summarized the concurrent rezoning application RZ‑205‑175, asking that the parcel be rezoned from Commercial General (CG) to Commercial Intensive (CI) with restrictions. The restriction proffered by the applicant limited uses to outdoor storage of commercial trailer equipment, accessory minor motor vehicle repair, and a related small office. Grady told commissioners staff and the zoning hearing master found the restriction would promote compatibility.

Pressman told the board the change would reduce vehicle trips compared with other permitted uses; the applicant’s summary cited a modeled reduction of 12,610 average vehicle trips overall and peak‑period reductions for AM and PM peaks.

One resident, Dennis Chaney, spoke against residential conversions in the area and expressed concern about traffic. The applicant replied that notices were mailed (applicant reported roughly 148 notices were mailed with repeated noticing for related applications) and emphasized the site’s arterial location and buffering.

Commissioner Meyers moved to approve the map amendment (HCCPA 2440); Commissioner Whistell seconded. The board voted 7–0 to approve the comprehensive plan amendment. After separate consideration of the concurrent rezoning (RZ‑205‑175) — presented as CI with the applicant’s restrictions — the board approved the rezoning by a 7–0 vote. The zoning hearing master and planning staff had recommended approval subject to the offered restrictions.

What happened: The adopted future‑land‑use change makes the property eligible for OC‑20 land‑use consideration; the approved CI‑restricted zoning limits allowable uses to those the applicant proffered, which staff and the zoning hearing master said will limit impacts and improve compatibility along the Causeway corridor.

Clarifying details: the site area is approximately 8.39 acres; staff and the applicant referenced OC‑20 maximum floor‑area and nonresidential square‑footage figures during the presentation. The applicant reported notices mailed to property owners and provided a trip‑generation study excerpt that showed a modeled reduction of 12,610 average daily trips compared with alternative entitlements. The zoning restriction text limits the CI district uses to outdoor storage of commercial trailer equipment, accessory minor motor vehicle repair, and a related small office; any change to those restrictions would require an additional application.

Votes at a glance: HCCPA 24‑40 — transmittal/adoption approved, 7–0. Rezoning RZ‑205‑175 (CI‑restricted) — approved, 7–0.","The BOCC voted 7–0 to approve HCCPA 2440 (Residential 9 → Office Commercial 20) for an 8.39‑acre Causeway Boulevard site and to rezoned the parcel to Commercial Intensive with use restrictions limiting outdoor storage of commercial trailers, accessory minor motor vehicle repair, and a small related office.","actionData","errors"]

Article not found

Commissioners transmit Waimama and Balm urban‑service‑area expansion proposals to state despite planning commission finding them inconsistent

Commissioners adopt future‑land‑use change in Greater Palm River to allow higher‑density housing

Board approves office‑commercial map change and restricted commercial‑intensive rezoning on Causeway Boulevard