Hernando County REZ-000032-2026
Rezoning.
Case REZ-000032-2026 requires the petitioner to submit a Master Plan compliant with performance conditions within 30 days of Board approval; failure to do so will halt further development permits.
See what’s taking shape.
Follow planning and zoning changes in your area — without checking every city website.
We monitor planning and zoning activity across the cities we cover, so you don’t have to. Track proposed developments and zoning changes in your metro, see who’s filing, review the source documents where available, and get email alerts for projects matching your selected locations and keywords.
Recent observed examples in Tampa Bay
The most recently processed rezonings across the metro whose hearing is still ahead or not yet scheduled, as the packets state them.
Polk County LDCPAL-2026-6
Rezoning for Expansion of approved solid waste management facility, from Phosphate Mining (PM) to Institutional (INST), 531 acres.
The applicant is seeking a Future Land Use Map amendment from Phosphate Mining to Institutional zoning for approximately 531 acres to expand an approved solid waste management facility. This represents a significant land use change that could affect future development patterns in the area and may require review of infrastructure and environmental impacts.
Hillsborough County 26-0095
Rezoning.
Case 26-0095 (Church Arbor Lux LLC) is a rezoning application that has been remanded from the August 11, 2026 agenda due to being out of order to proceed. The hearing has been rescheduled to September 28, 2026 before the Zoning Hearing Master. Developers should monitor this case if it may affect neighboring or competitive properties in Hillsborough County.
- Searchable local project records
- Source documents where available
- Matching email alerts
Public Planning & Zoning agendas from 28 Tampa Bay municipalities, read as each packet is captured. We extract the cases our reader supports; coverage and field completeness vary by city and packet. Alerts follow the processing of a matching case. Coverage →
28
Cities covered
934
Cases tracked
31 hrs
Portal publication → case on file (median, packets fetched in the last 30 days, archive backfills excluded)
5 days
Median advance notice, cases processed before their hearing
Why these records matter
Notice rarely reaches you. Where a city mails notice, it usually goes only to owners within a set distance of the site — often a few hundred feet, though the rule varies by state and city. Own land across the road or sit under contract nearby and you may be outside it, with no letter on the way.
The window can be short. Many cities post agendas close to their legal minimum, so a case can be filed, heard and decided between two weekly portal checks. Among the cases we processed before their hearing, the median advance notice is 5 days — a median across that population, not a promise for every case or city.
What that looks like: land going multi-family a block from your next closing; a neighbour assembling next to your holdings; a staff report recommending denial on a tract you’d buy at the right basis; a specific-use permit on the corner your listing faces.
More than a filing alert
Follow a case, not just a filing
First observation, hearing scheduled, continued, advanced from Planning & Zoning to Council — each stage as we observe it on the agendas.
Know which deals are in trouble
We flag cases where the packet’s staff recommendation is denial, or that keep being continued. A switch sends you only those. That is a staff recommendation or a scheduling signal, not an official denial: we read agendas, not votes.
Watch your own land
Add properties you own or have under contract and pick a radius. Anything filed near one is reported with its distance and the property it’s next to — whether or not it matches your keywords. Cities mail notice only to owners within a short statutory distance of a site, which varies by state; our default ring is 1,000 feet.
How it works
- We check the portals. Each covered city’s P&Z agenda page, repeatedly; the coverage page shows when each was last read successfully. Special meetings and revised agendas are read when the portal lists them.
- The packet is read for you. The cases our reader supports become structured data: location, acreage, current and requested zoning, petitioner, owner, hearing date, and the staff recommendation where the packet states one. Fields the packet omits stay blank.
- You get only your matches. Set counties and keywords — “multi-family,” “SUP,” a competitor’s LLC, a road corridor. We email you when a case is processed, and nothing when it doesn’t match.
This replaces checking dozens of portals by hand and reading packets that run to hundreds of pages; a match reaches you as a short email once the captured packet is processed. Packets beyond our size limits are read as a bounded prefix.
What an alert looks like
Subject [Hernando County] New zoning case: REZ-000032-2026 — rezoning
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Who it’s for
Builders and development companies, brokers, land acquisition and assemblage teams, civil engineers and planners — and anyone following planning and zoning.
Builders and land acquisition teams
Rezonings and SUPs with acreage, requested zoning and petitioner as the packets list them, when the packet is captured — not when the sign goes up. A proposal is not an approval, and a staff recommendation is not a vote.
Brokers pitching listings
Know what’s moving around the property: case numbers, hearing dates, staff recommendations where stated.
Civil engineers & planners
Filings, what each city’s staff recommends, and how long items sit between stages. Outcomes are decided in minutes we don’t collect, so we won’t tell you what passed. Pull the same data by API and MCP.
Data center intelligence
Data centers are the largest land, power and construction decisions most cities will see this decade, and they surface first in the same public record as every other project: a rezoning or specific-use request, a site plan, a substation or transmission item on the agenda. P&Z Radar reads those filings and records each project’s stage and next public decision as the packets state them, linked to the packet.
The result: a searchable record of proposed campuses by metro — who is filing, where, what is requested, the staff recommendation where the packet states one, and when the commission and council meet — reviewed before publication. Track the projects that matter to you and get a short brief when something changes.
What the section tracks
- Proposals and site plans — case, parcel, acreage, petitioner and requested zoning, as filed.
- Power, water and land — substation, transmission, water and road items filed with a project, as the packets describe them.
- Decisions — first observation, hearing scheduled, continued, advanced to Council; the staff recommendation where the packet states one.
- Community response — public comment and opposition items on the agenda.
For site selectors, utilities and suppliers, brokers and land teams, and local officials. A filing is a proposal until the commission votes and the site is permitted and built; we say what the record says and no more.
The Tampa Bay P&Z portals we check
Teal = a city we hold tracked cases from; grey = on the expansion list or no tracked cases yet; a white dot is a community covered through its county’s portal. Click a dot for the city.
The next packet is on its way. Read it before the hearing.
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