Board approves plan change to Res‑16 and PD modification to formally recognize 41.92‑acre mobile-home community; applicant offers 10‑year protective covenant

The Hillsborough County Board of County Commissioners unanimously approved a privately initiated comprehensive plan amendment (HC/CPA 25-34) and a companion planned-development major modification (MM26-0216) to formally recognize an existing mobile-home/modular community at 8400 West Waters Avenue.

Applicant Nicole McKins, representing the property owner, said the project is not proposing redevelopment and is intended to align the comprehensive plan and zoning with existing uses. "We are not proposing to change the uses on the property, we are not proposing redevelopment," McKins told the board. David Smith, director of development and zoning for Stearns Weaver Miller, said the site was developed in the 1970s and that the amendment would "right-size" the comprehensive-plan designation so the existing residents remain in place.

What was proposed: The comprehensive-plan amendment would change the site from Res 9 to Res 16. Planning staff explained Res 9 currently allows consideration of up to about 377 dwelling units on the site while Res 16 would allow consideration of up to about 670 dwelling units in theoretical calculations; the applicant and staff emphasized the request does not propose any net increase in physical units beyond the site's existing footprint and that the PD modification limits the site to a maximum of 669 dwelling units.

Agency concerns and applicant response: Planning staff reported that Hillsborough County Fire-Rescue commented the amendment could have a "significant impact on HCFR responses" and the Community Infrastructure Planning Department flagged capacity shortfalls on several roadway segments. The applicant responded that a public-records check showed only 25 police or fire service visits to the site over five years and argued the number of residents and trip generation for the site will remain effectively unchanged. Planning staff, the Zoning Hearing Master and the Planning Commission recommended approval subject to conditions.

Protective covenant and board action: Commissioner Joshua Wostal said he requested a restrictive covenant to guard against future redevelopment beyond the applicant's intent, and he moved to approve the amendment and the PD modification with the applicant's offered protective covenant; Wostal said a 10-year covenant "is a pretty fair amount of time." Commissioner Harry Cohen seconded. The board approved both the comprehensive-plan amendment and the major modification by unanimous vote (7-0).

Next steps: The PD modification and plan-map change are approved; any future redevelopment or change beyond the approved conditions would require separate approvals and would be subject to the covenant the applicant offered and the standard development-review process.