Major modification for marina, warehouse and larger hotel draws objections over road reimbursement; zoning hearing master recommended approval

HILLSBOROUGH COUNTY, Fla. — A major modification to a planned development in the Riverview area that would add a 20‑space marina/dry dock, a 90,000‑square‑foot warehouse and a larger hotel drew written opposition and attorney testimony at the zoning hearing master, which recommended approval to the county commission.

Applicant representatives told the board the change updates the PD to reflect current market demand by replacing outside storage uses with climate‑controlled storage and by increasing hotel rooms. "Our proposal offers a compatible mixed use development that reinforces the area's long term vision," Ryan Manasseh, the applicant’s planning consultant, said during the hearing.

Opponents filed two letters and testified at the hearing raising concerns that the modification would have a negative effect on an adjacent project and that the subject property had not contributed to the construction costs for a North–South connector roadway being built by an adjacent developer. The zoning hearing master noted the letters and testimony in the record but concluded the modification is compatible with surrounding development and consistent with the comprehensive plan.

Why it matters: The proposed changes alter the intensity and type of commercial and river‑front uses in an area planned for mixed uses, and neighbors dispute whether the modification shifts certain infrastructure responsibilities to adjoining developers.

What the hearing record shows: Planning commission staff found the modification consistent with the comprehensive plan and recommended approval subject to conditions. The zoning hearing master found the modification compatible and recommended approval, noting the record included opposition letters and testimony from counsel for adjacent property owners.

What the commissioners need to act on: The zoning hearing master’s recommendation forwarded the decision to the Board of County Commissioners; the transcript records the hearing record and recommendations but does not include a clear final vote by the board on this item within the meeting excerpt.

Details: The submitted modification reduces outdoor storage, adds marina and larger warehouse options, increases hotel rooms, and proposes buffers and screening to address compatibility with adjacent uses. The applicant agreed to conditions proposed by Development Services. The zoning hearing master’s report is part of the county record.

Speakers quoted in this story spoke at the May 13, 2025 Hillsborough County Land Use meeting.