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Neighborhood Report

Commissioners fall short of blessing church zoning change

By JACKIE RIPLEY
Published April 28, 2006

TOWN 'N COUNTRY - Zion Pentecostal Church for All People had hoped to get permission to keep a cluster of modular buildings on property it owns on Hanley Road. And it still might.

But Chris Worley, an engineer who represented the church's zoning application during a Hillsborough County land-use meeting Tuesday, got a lesson in civics instead. In essence, Worley was told to do his homework, meet with neighbors and fill them in on the church's plans, and come back next time better prepared.

"This is one of the worst I've ever seen," said Hillsborough County Commissioner Jim Norman, who then chastised Worley for holding up the meeting because he thought it started at 9 p.m. instead of 9 a.m. Norman also questioned Worley's failure to meet with neighbors who are concerned about the project, and for not having proper paperwork for reference.

Worley said he contacted the neighbors but they already had made up their minds to oppose the church. And his paperwork was left behind in his rush to make it to the meeting.

The church, which owns 3.6 acres at 8014 Hanley Road, wants to build a sanctuary there. It wants to rezone the parcel from a classification called "planned development" to a category called "residential single-family conventional" to allow so-called "residential support uses."

Essentially, the church wants permission to keep five modular buildings it has placed on the property to house the congregation while the main church is built. And once the main sanctuary is up, the church wants the modulars to stay.

"Modular buildings are considered permanent structures, not trailers as stated by the land-use hearing officer," the church's pastor, Richard Guzman, wrote in an argument to the county.

The minister was not at the land-use meeting Tuesday.

About 20 homeowners from nearby Twelve Oaks and Sandpiper subdivisions attended to voice their opposition, not to the construction of a church in their neighborhood, but instead to the modular buildings.

"These modular homes are totally inappropriate for the area," said Russell Carter, a Baptist preacher who lives in Sandpiper. He said the modulars are "just unfair, unethical and it's un-Christian."

Residents say the proposed rezoning is too broad, and if approved, could allow people to live in the trailers. They also are concerned because the modular buildings, which are not tied down and have no buffering around them, not only could lower property values but also be a threat during hurricane season.

Based on current zoning, which allows multifamily use, county staffers found the proposal consistent with the county's long-range comprehensive plan. A land-use hearing officer, however, recommended denial, saying the modular homes are incompatible with the surrounding area and do not comply with the county's land development code.

Hillsborough County Commissioner Kathy Castor, saying the land-use officer had been very clear, moved that the rezoning request be denied. However, Commissioner Ronda Storms reminded board members of the expanded property rights enjoyed by churches.

Those expanded rights give churches broader land-use rights than those provided to nonreligious institutions.

Commissioners sent the rezoning petition back to the land-use hearing officer, to be heard July 18. In the meantime, Worley was instructed to meet with neighbors to try to work out a compromise. The church also was told to move the modular homes to the northern part of the church's nearly 4-acre parcel and to tie them down for safety's sake.

"I hope there will be give and take in the community meeting," Norman said. "Let's show some good faith."

Jackie Ripley can be reached at ripley@sptimes.com or 813 269-5308.

[Last modified April 27, 2006, 13:37:19]