Hillsborough hearing officer reviews a batch of lot‑standard and accessory‑dwelling variances

HILLSBOROUGH COUNTY, Fla. — The Land Use Hearing Officer on March 31 considered a series of variances across several category H agenda items, including townhome setback adjustments, buffer reductions for a drive‑through ice cream shop, accessory‑structure height and setback requests, and a one‑story reduction request in the Citrus Park Village overlay.

Notable requests and testimony included:

- Ryan Homes / Fairway Palms (variance 250257): Todd Ambedon, the engineer of record for the builder, said two pie‑shaped lots created a side yard encroachment when an 8‑foot lanai was added to paired villa units. He said replatting was an alternative but would be less desirable, and quantified the encroachment as about 7 square feet (less than 1% of a roughly 815‑square‑foot buffer yard). Staff presented findings recommending review and the applicant argued the product could not be developed as designed without the variance.

- Drive‑through ice cream shop (variance 250277): Northside Engineering described a very narrow parcel with constrained vehicular maneuvering where the applicant owns adjacent parcels, built a car wash and now seeks to construct an ice cream drive‑through. The applicant asked to eliminate the six‑foot landscape buffer required between drive aisles and parking areas because the site lacks sufficient width.

- Bruce Duncan (variance 205307): The applicant requested a reduced rear setback to site a taller accessory structure (to house equipment and a hoist for vehicle work) on a long, narrow property. The applicant said adjacent parcels and low likelihood of nearby development meant the proposed location posed minimal impact; staff noted the lot is a legal nonconforming lot.

- Silver Corner LLC (variance 250342): Owner Carlyn Newman requested a waiver of the Citrus Park Village overlay requirement that buildings fronting Gunn Highway be two‑story. Newman said market and financing considerations — and requirements for additional parking tied to added floor area — made a two‑story build impractical; she proposed a single‑story building with architectural treatment to appear two‑story, similar to nearby developments.

- Charles Sochi (variance 205361) and accessory dwelling requests: Applicants sought variances to allow accessory dwelling units and to regularize an existing mobile home located inside required front/rear setbacks, citing existing structures, septic and well locations and wet area constraints. Owner Theodore Favino spoke in support of a proposed ADU to house a family member.

- Wilbert Malthus / Olsens (variance 250484): The applicants asked to increase the maximum living area allowed for an accessory dwelling from 900 to 1,024 square feet; staff confirmed the lot size and principal dwelling area meet the LDC thresholds that permit a variance request and said the unit is already present and the permit under review adds the extra area.

In each case county staff presented findings specific to the LDC sections cited (lot setbacks, CPV overlay story requirements, parking landscape buffers, and accessory dwelling limits) and answered clarifying questions from the hearing officer. Public comment was limited; where neighbors appeared they generally supported applicants or there was no public opposition.

The hearing officer closed these H‑section hearings; written decisions and findings will be filed with the clerk within the standard decision window.