HCCPA 25‑34, a comprehensive plan amendment for approximately 41.9 acres at 8400 West Waters Avenue, was found consistent with the Hillsborough County comprehensive plan by unanimous vote on Jan. 12. The applicant told commissioners the request seeks to align the comprehensive plan designation with the property’s long‑standing development pattern and to protect current residents.

Planning staff presented the application and recommended consistency while noting agency comments that raised concerns: Hillsborough County Fire Rescue warned of potential response‑time impacts; transportation analysis indicated inadequate capacity on several analyzed roadway segments; and emergency management flagged risks associated with placing additional residents in a storm‑surge‑vulnerable area. Staff also noted they removed portions located in the Coastal High Hazard Area from the amendment.

Applicant representatives (Jake Kramer and David Smith) outlined the site’s complicated history dating to the 1970s — a mobile home park that later incorporated assisted‑living facility (ALF) units, remodels and grandfathered kitchens that increased the unit count. They said the ALF closed and current code counts render many units nonconforming; the amendment and a companion planned development (PD) would regularize occupancy so residents are not displaced. Applicant said agencies reviewed the application as if it were new development and that the on‑site trip generation already exists.

Two virtual residents raised traffic and emergency‑service concerns; the applicant responded that access points will not change and that the PD will contain conditions. Commissioner Kona moved to find the amendment consistent; the motion carried unanimously. The item will be forwarded to the Board of County Commissioners.