The Hillsborough County Planning Commission on Dec. 8 voted unanimously to find PCCPA 25‑06 — a privately initiated comprehensive plan map amendment affecting a roughly 23.6‑acre site north of Trapnell Road and east of Mud Lake Road — consistent with the Plant City comprehensive plan and forwarded the recommendation to the Plant City Commission.

Krista Kelly, planning commission staff, told the commission the site is currently designated Hillsborough County Residential 1, which allows up to about one dwelling unit per acre. The proposed Plant City Residential 4 designation would allow up to four units an acre; staff said that change would increase potential dwelling units on the property from about 23 under the county designation to as many as 94 under Plant City rules — an addition of 71 units — and found the amendment consistent with relevant comprehensive plan objectives and policies.

Tu Mai of HTMI Inc., representing the applicant, said the request is paired with concurrent annexation (ANX2025‑06) and rezoning (PB‑2025‑33) petitions and argued the change fits the city’s vision map and projected growth. "We respectfully request the planning commission's recommendation for consistent and forward your recommendation to Plant City Commission," Tu Mai said.

Neighbors who live on the dirt road across from the parcel urged caution. Chelsea Stock, who said she holds degrees in geology and hydrography and lives directly across from the site, warned the plan materials lacked an elevation survey or a site‑specific stormwater mitigation analysis and said heavy rains have caused standing water on nearby parcels. "This creates a huge risk for us," Stock said, describing past flooding and saying that the retention pond appears located on higher ground and may not protect downhill homes.

Mario Perez, who said he represents one of four families on the road, raised traffic and safety concerns tied to what he described as roughly 93 new homes, saying the narrow access and existing stop‑control would create congestion and potential emergency access issues. "93 homes is 93 cars," Perez said. Russell Stock, a general contractor, and Julie Hilson, who said her family has lived in the area for five generations, also told commissioners they were worried about increased runoff, wildlife impacts and loss of rural character.

In a three‑minute rebuttal, Tu Mai thanked residents for their comments and said that the planning commission's role is to determine consistency with the comprehensive plan, while site development and engineering matters — including detailed stormwater plans — will be addressed later during Plant City's site development review. Tu Mai said staff noted the FEMA flood maps did not indicate mapped floodplain for the parcel and that a Phase I environmental site assessment did not identify wildlife impacts. "When we go through site development, we will address any stormwater issues that will meet state requirements as well as Plant City requirements," Tu Mai said.

Commissioners asked staff to clarify that site plans and zoning details are not considered in consistency determinations and were told residents can raise engineering and drainage concerns during the concurrent rezoning and annexation reviews and the later site‑development process. Staff said the site sits adjacent to a transitional area where previous annexations had not yet been paired with plan amendments and noted nearby areas already carry a Plant City Res‑4 designation, which informed staff’s compatibility finding.

Commissioner Kona moved to find PCCPA 25‑06 consistent with the comprehensive plan; Commissioner Laueck seconded. The clerk recorded yes votes from Bowden, Kona, Jemison, Coogler, Linkis, Laut, Seben, Singh and Joseph; the motion carried 9–0. The planning commission closed public comment on the item and adjourned the Plant City hearing at about 6:08 p.m.

The recommendation now proceeds to the Plant City Commission for its consideration, and site‑level engineering and stormwater protections will be evaluated through Plant City's site development review and the concurrent rezoning and annexation proceedings.