Planning Commission staff on Dec. 10, 2025, briefed county commissioners on a slate of comprehensive‑plan amendments ranging from small‑scale map changes to a large‑acreage master plan amendment. No formal votes were taken; one application was continued to the January plan amendment cycle.

The morning workshop opened with an administrative update from Planning Commission staff, who said HCCPA 25‑32 (item A8) was continued to the January cycle. Staff then presented HDCPA 2501 (2002 W. Highway 60), a privately initiated 9.5‑acre small‑scale amendment proposing a change from Residential 1 to Suburban Mixed Use 6 (SMU‑6). Staff said the amendment would raise residential density from 1 dwelling unit per gross acre to 6 du/acre and increase nonresidential intensity from roughly a 0.25 FAR (~103,000 sq. ft.) to a 0.5 FAR (~206,000 sq. ft.). "The change from Residential 1 to Suburban SMU‑6 would allow for an increase in development by allowing significantly higher residential density, greater commercial intensity," a planning presenter said.

Staff also described a text amendment (HCCPA 25‑26) to rename the South Shore Areawide Systems Plan to the South Hillsborough County plan within the livable communities element; staff said the renaming is intended to be policy‑neutral and will update cross‑references to several community plans, including Ruskin, Riverview, Apollo Beach and Gibsonton.

Additional map amendment presentations included:

- HCCPA 2531 (12780 Dr. Martin Luther King Jr. Blvd): a privately initiated ~4.45‑acre request to change from Residential 1 to Light Industrial; staff said the amendment would eliminate residential density on the parcel and raise the allowable FAR from roughly 0.25 to 0.75 (increasing potential nonresidential square footage).

- HCCPA 2533 (College Avenue & 18th Street SE): a ~19.5‑acre privately initiated amendment proposing SMU‑6 → Residential 12; staff said the change would increase potential residential units from about 117 to 234 while leaving nonresidential square‑foot capacity unchanged.

- HCCPA 2534 (8400 W. Waters Ave): a ~41.9‑acre privately initiated amendment requesting Residential 9 → Residential 16 to reflect existing mobile home and multifamily uses; staff said the change would raise potential units (staff cited an increase from ~377 to ~670 units under the proposed designation) and aims to avoid displacing current occupants.

- HCCPA 2535/2536 (6210 County Road 579): paired requests to expand the urban service area (bringing ~34 acres into the urban service area) and to change future land use from Res‑4 to SMU‑6 for a parcel that includes the Lazydays RV's of Tampa; staff noted the site contains wetlands and sits in FEMA Zone X and explained that bringing land into the urban service area would require at minimum connection to public water and sewer.

- HCCPA 2537 (40 Ranch Road): a large‑scale MAC amendment (transcript cited approximately 7,944 acres) proposing multiple conversions of agricultural/mining categories to "Planned Environmental Community 1–2." Staff emphasized that the gross development capacity numbers shown on the maps do not account for environmentally constrained areas such as wetlands and preservation tracts and that the category includes design criteria and utility connection requirements.

- HCCPA 2538 (11017 E. Highway 92): a ~4.36‑acre privately initiated request to change from Residential 9 to SMU‑6; staff said this amendment would decrease allowable residential density on the parcel while adding allowable light‑industrial uses.

Commissioners asked staff to examine adjacency impacts where unincorporated land abuts Plant City and said they expected staff to reflect development pressure and compatibility concerns in the forthcoming consistency findings. Several commissioners requested more detailed analyses (for example, how nearby city annexations and corridor studies affect pressure on unincorporated parcels) and were assured staff would return with consistency findings and additional materials early next year.

No board action or vote was taken at the workshop. Staff will return the items to the Planning Commission for further review or to a future Board agenda as appropriate.