St. Mark’s Episcopal Church rezoning for vehicle storage draws sharp neighborhood opposition

St. Mark’s Episcopal Church sought a Planned Development rezoning (PD20‑41353) at a June 16 Zoning Hearing Master session to permit outdoor, long‑term storage of operable recreational vehicles, private pleasure crafts and utility trailers on a portion of church‑owned land in the Carrollwood area.

The church’s representatives said the change would preserve more of the property’s mature live oaks and forested buffer than an alternative previously allowed by right — a 77‑bed assisted‑living facility that they said would have required removing trees and generated continuous traffic. Father Robert Douglas, rector of St. Mark’s Episcopal Church, said the church’s plan “retains 3 acres of beautiful grounds while also eliminating the noise associated with the ALF.”

Planning and staff: Development Services staff recommended approval with conditions, including enhanced buffering, screening, limited hours and tree preservation. Planning Commission staff, however, found the proposal inconsistent with the unincorporated Hillsborough County comprehensive plan and recommended denial, citing compatibility concerns because the proposed storage area would be adjacent to established single‑family neighborhoods.

Neighbors’ concerns: Dozens of residents from the Woodmont community said the storage use is incompatible with neighborhood character, would attract crime and homelessness and would create traffic and safety hazards on Cane Road, the single two‑lane entry to their subdivision. Christopher Frick, a Woodmont resident, warned large tow vehicles turning from Gunn Highway onto Cane Road could create “a life‑threatening hazard” if a towed vehicle overturned and blocked the only access to approximately 200 homes. Several residents said they preferred keeping the property undeveloped or opposed both the storage use and the previously approved assisted‑living proposal.

Church position and neighbors’ settlement: The church and applicant emphasized heavy mitigation: an approximately 90‑foot buffer to the north, 50‑foot buffer to the west, 360 feet to Cane Road, eight‑foot opaque fencing, and preservation of existing dense vegetation in lieu of some required plantings. The applicant noted a mediated settlement agreement dated Aug. 6, 2024 and letters of support filed by neighbors who participated in that settlement. Several speakers representing the church said the mediated settlement and prior unanimous Board of County Commissioners action on a similar application supported approval.

Outcome at hearing: The Zoning Hearing Master took testimony from applicants, staff, planning commission staff and the public. No final approval was granted at the hearing; the hearing master will file written recommendations with the clerk for BOCC consideration. The main issues the record leaves for the board are the planning commission’s finding of inconsistency, the mediated settlement terms, and whether the proposed buffers and screening sufficiently mitigate visual, traffic and crime concerns raised by neighbors.

Ending: The item closed after rebuttal and public comment; the hearing master will issue a written recommendation to the clerk for the BOCC record.