Commission recommends map amendment at 117 North Dover Road consistent despite staff concerns

On April 13, 2026 the Hillsborough County Planning Commission voted to find HC/CPA 25-23 (117 North Dover Road) consistent with the comprehensive plan by a 4-3 vote after hearing staff and applicant presentations and internal discussion.

Staff planner Willow Michie described the privately initiated small-scale amendment (approximately 21.76 acres) requesting a change from RES-4 to RES-20 and concluded staff recommended the amendment be found inconsistent due to compatibility concerns with surrounding low-density areas and policy guidance calling for transitions at the Urban Service Area edge.

Applicant representative Isabella Albert pushed back, saying much of the corridor already supports commercial and mixed-use activities and that the proposed RES-20 designation would allow multifamily development appropriate to the Urban Service Area. "This area is a mixed-use corridor — there is already commercial along State Road 60," she said, urging the commission to consider existing approvals and planned development controls.

Commissioners debated whether the map amendment would represent an acceptable extension of existing development patterns and whether site planning (planned development) should influence the consistency finding. Commissioner Sienk moved to find the amendment consistent, citing policies including 1.1, 1.1.5, 2.2.1 and 2.3.1; after roll call the motion carried 4-3 (Cardenas, Jemison, Sieben and Sienk voting yes; Bowden, Linkous and Chair Joseph voting no).

The decision is advisory and will be transmitted to the Board of County Commissioners for final action. Commissioners who opposed the consistency finding said the permanent map change — not the later PD/site plan — is the core test; supporters said the site’s location within the Urban Service Area and nearby higher-intensity uses supported the change.