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Planning commission narrowly approves conversion of three parcels at Muck Pond Road to light industrial planned
Summary
The commission recommended approval of HCCPA 24-43 to change about 19 acres at 7351 Muck Pond Road from Residential 1 to Light Industrial Planned after split votes and debate about compatibility with the TonodaSassa community plan; the final consistency finding passed 5–1.
The Hillsborough County Planning Commission on April 14 recommended approval of a privately initiated map amendment (HCCPA 24-43) to re-designate roughly 19.1 acres at 7351 Muck Pond Road from Residential 1 to Light Industrial Planned (LIP).
Planning staff, represented by Jillian Massey, recommended the proposal be found inconsistent with several comprehensive-plan policies that guide rural-area uses and protect established community character. Staff flagged the change as increasing commercial intensity, eliminating potential residential uses, and inconsistent with the TonotaSassa community plan’s objectives to preserve rural character and agricultural uses.
The applicant, represented by Isabel Albert and William Malloyne, argued the site is located at an active Interstate-4 interchange area that already contains commercial and wholesale uses and that LIP, with a plan component (the P), would allow site-level controls through plan development to mitigate impacts. The applicant emphasized the concentration of transportation infrastructure, existing commercial activity nearby and the intent to use PD/site-plan approvals to address buffering, screening and compatibility.
Commissioners debated whether the site’s proximity to I‑4 and nearby commercial parcels outweighed the community-plan and rural-area policies staff cited. The first motion to find the amendment consistent failed on a 3–3 vote. After further discussion and a second consistency motion, the commission voted 5–1 to recommend approval; Commissioner Bowden cast the lone no vote.
What the change would do
Under Residential 1 the site could be considered for low-density residential or neighborhood commercial subject to locational criteria; under LIP the site would allow light industrial uses, processing, warehousing and greater nonresidential square footage and would not permit residential development. Staff noted the Environmental Protection Commission raised permitting concerns due to wetlands on the site, and the school district and utilities expressed capacity questions that would be addressed at later review stages.
Votes and next steps
HCCPA 24-43 — Final motion to find consistent moved by Commissioner Kona, seconded by Commissioner Kress; final roll call vote 5–1 (Bowden voted no). The Planning Commission recommended approval and forwarded the application to the Board of County Commissioners. If the board approves the map amendment, a plan-development (PD) rezoning will be required to address site-level compatibility, buffering, access and environmental permitting.
Ending
Commissioners split on balancing the Keystone-area rural plan language and the site’s location near an interstate interchange and existing commercial parcels. The applicant will need to return with a PD package that staff and the public can review in detail.
