Ellie’s Notes June 8, 2026 and Q&A
Hello Friends, Supporters and Neighbors,
We’ve been extra busy preparing to onboard volunteers to our reconstituted Zoning and Legal team to work on our two-pronged strategy to thwart ClubLink’s development plans. We have been blessed to have some very capable professionals with excellent backgrounds to bring new perspective, energy, and thinking to the effort. Our inaugural Emeeting is tomorrow and I expect great synergy.
We are also working to onboard other volunteers in various areas.
Also expect a Call-Out request for volunteers later this week as we seek to add to our Technology Team, which manages and operates our SaveSCC website, social media, Google Workspace, the repository for all SaveSCC materials and records and other underlying architecture that supports our work.
Pebble Creek Golf Course
The long-contested Pebble Creek Golf Course redevelopment saga returns to the Hillsborough County Board of County Commissioners for a revote on tomorrow, June 9, 2026, following years of legal battles between developer GL Homes and community opposition. After an initial 2023 denial by the county commission and subsequent legal seesawing in court, the case regarding the 150-acre property is being reconsidered based on updated infrastructure challenges and community input.
The lengthy battle over the Pebble Creek Golf Course reached the courts due to a classic clash between private property rights and local government zoning authority. When a local government denies a developer’s request, the developer has the right to legal recourse, leading to a multi-stage judicial “ping-pong” match before returning to the county.
How the Litigation Happened (Step-by-Step)
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The Initial 2023 Denial: In July 2023, the Hillsborough County Board of County Commissioners (BOCC) voted 5-2 to deny G.L. Acquisitions’ (GL Homes) request to rezone the 150-acre property from a golf course to a 251-home residential community. The BOCC cited neighborhood incompatibility and deviations from the county’s Comprehensive Plan.
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The First Court Challenge (Circuit Court): Developers can appeal local government zoning decisions through a “Writ of Certiorari” in the circuit court. GL Homes did exactly this. In June 2024, a 13th Judicial Circuit Court judge ruled in favor of the developer, stating that the county commission’s denial was not backed by “competent, substantial evidence”. The judge essentially quashed the county’s denial, opening the door for development.
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The Second Court Challenge (Appellate Court): Unwilling to accept the circuit court’s decision, the Hillsborough County Commissioners voted to appeal to a higher court. In July 2025, the Florida Second District Court of Appeal reversed the lower court’s decision. The appellate court ruled that the circuit court had overstepped its legal boundaries and improperly evaluated the board’s findings. This ruling reinstated the county’s original power to deny the rezoning.
Why the Case is Back Before the Commission
Even though the appellate court sided with the county, a legal victory of this nature rarely ends a land-use dispute permanently. The case has returned to the county commissioners for several critical reasons:
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Due Process and Remedying the Record: In Florida land-use law, when an appellate court quashes a lower court’s order or finds faults in how findings were handled, the issue is often sent back to the local government body. The board must hold a new, legally airtight vote that strictly satisfies the evidentiary standards outlined during the litigation.
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Substantial Changes in Local Infrastructure: Because years have passed since the original 2023 application, local conditions have shifted. The board must evaluate the project against the updated real-world realities of flooding, local traffic, utility capacities, and general infrastructure strain that may have worsened since the initial hearings.
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Leverage for Compromise: Total legal gridlock often forces both parties back to the negotiating table. Returning to the commission allows the county and the developer to consider modified proposals—such as reduced density, increased green spaces, or adjusted community buffers—to avoid entering another multi-year cycle of costly lawsuits
For any of you interested in hearing or attending the proceedings, you may find more information on the Hillsborough County website via the links below:
Hillsborough County web site with Land Use Meeting details.
The hearings can be viewed in real time or after the fact on the County’s YouTube Channel.
SaveSCC Questions and Answers
This master list of questions is compiled from inquiries at recent meetings, and from submissions via the Contact Us form on the Save SCC website. Additional questions may be submitted through that method and will be added to the list, which will always be available on our website at shortly. (NOTE: The most recent questions will be at the bottom.)
Last Updated: June 5, 2026
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What is the zoning designation for the North Lakes Golf Course (Folio 054255-0000), and what does it mean?
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Zoning: The golf course is zoned RSC-6 (Residential Single-Family Conventional).Development Potential: This standard residential designation allows single-family homes on minimum 7,000-square-foot lots.
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Density: Depending on land layout, it allows a maximum of six (6) units per acre.
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Live Local Act: This land does not qualify for the high-density housing provisions under the Live Local Act. However, the owner can legally propose standard single-family home developments.
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What are the zoning classifications for the other ClubLink golf courses?
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Zoning: The other six (6) ClubLink golf courses in Sun City Center (Sandpiper, Caloosa Greens, Club Renaissance) and Kings Point (Scepter, Falcon Watch and Kings Point Executive) are zoned as Planned Developments (PD 73-0186).
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PD Restrictions: These properties are strictly governed by specific, approved site plans and conditions.
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Changes: A proposed modification of a PD designation requires a formal public hearing process before a Hearing Master and the Board of County Commissioners. Any change in zoning also includes public notice and community comment periods, provided the laws are not changed, amended or bypassed by a loophole.
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Are manufactured homes a housing option in a RSC-6 designated zone?
Yes. If manufactured homes are built to Florida building code standards. Hillsborough County Sun is required by state law to treat them the same as any other site-built home.
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What legal and regulatory frameworks currently impact these properties?
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Legal Uncertainty: Ongoing county litigation against the Live Local Act creates legal uncertainty for potential developers.
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Property Rights: Existing property rights laws limit the county’s ability to initiate rezonings on its own.
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What is the difference between Zoning and Future Land Use for these properties?
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Comprehensive Plan: The Future Land Use Map (FLUM) sets the absolute maximum development limits, often labeled RES-6 or R-6.
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Zoning vs. Land Use: The RES-6 land use category is distinct from the RSC-6 zoning district. The land use map defines the broad policy cap, while the zoning code specifies the exact, immediate property rules.
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How Can the Public Monitor Development Application Activity?
Residents can view active zoning applications and receive official notices through a dedicated function on the Hillsborough County website. The link is: https://hcfl.gov/businesses/
It is also recommended that residents review the community plan, as it serves as a critical document for ensuring development consistency within the comprehensive plan. The Greater Sun City Center Community Plan is available on the SaveSCC.org website at https://savescc.org/community-
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Where Can I Submit Golf Course Issues or Maintenance Complaints to Hillsborough County?
Residents must submit a formal complaint to trigger any code enforcement investigations. The link is:
Golf course maintenance issues that can and should be reported to code enforcement involve health, safety, environmental hazards or municipal property standards. Local code enforcement departments regulate both active and abandoned commercial properties to prevent neighborhood deterioration.
The specific issues that fall under their jurisdiction include:
Overgrown Grass and Weeds (The 10-Inch Rule)
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The Rule: According to the Hillsborough County Property Maintenance Code, grass and weeds cannot exceed 10 inches in height.
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Golf Course Application: This rule strictly applies to any part of the course within 200 feet of a building, residential area or street right-of-way.
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What to report: If a golf course operator stops mowing its perimeter and the grass exceeds 10 inches next to your backyard or a public road, it is a code violation.
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Encroaching Vegetation: Overgrown bushes, trees or low-hanging branches blocking public sidewalks, roadways or sightlines at intersections.
Property Preservation and Nuisance Abatement (Ordinance 12-7)
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The Rule: The Property Preservation Ordinance targets vacant, abandoned or neglected commercial land that threatens public health or safety.
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Golf Course Application: Golf course owners are required to maintain the structural safety and sanitation of their entire acreage.
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What to report:
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Unclean standing water in overgrown maintenance ponds or broken fountains that breed massive mosquito populations.
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Accumulated junk, trash, yard debris or dead felled trees left rotting near the property lines.
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Rats, mice or snake infestations leaking into neighborhoods due to unmanaged brush piles.
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Environmental and Water Runoff Violations
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Golf courses use heavily regulated systems for chemical application and water management.
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Chemical Spill or Misapplication: Illegal dumping or improper storage of toxic fertilizers, pesticides and fuel.
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Water Pollution and Illegal Runoff: Drainage systems or equipment washing areas that send contaminated wastewater, chemical drift or heavy sediment into municipal storm drains or local protected wetlands.
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Water Waste: Operating broken irrigation mainlines or watering during restricted drought hours in violation of local water-use ordinances.
Dangerous Structures and Fencing
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The Rule: Building codes require all structures to be safe, and fences are to follow height and material rules.
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Golf Course Application: Clubhouses, storage buildings and security boundaries must be maintained.
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What to report:
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Dangerous structures: Abandoned, rotting clubhouses, structurally compromised bridges, or maintenance sheds with collapsing roofs.
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Fence violations: Damaged or missing perimeter safety fences around deep water hazards or dangerous equipment yards. (Per county code, fences cannot exceed 4 feet in a required front yard or 6 feet in side/rear yards.)
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The folio numbers and addresses for the golf courses are:
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Course |
↕ Folio |
↕ Property Address |
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North Lakes |
054255-0000 |
1225 N. Pebble Beach Blvd., SCC |
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King Point Executive Course |
057470-0000 |
445 Kings Blvd., Ruskin |
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Falcon Watch |
057474-0000 |
1000 Kings Blvd., Ruskin |
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Scepter |
057474-1500 |
1226 Newpoint Loop, Ruskin |
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Caloosa Green |
077956-0010 |
2205 E. Del Webb Blvd., SCC |
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Sandpiper |
078634-0000 |
1702 S. Pebble Beach Blvd., SCC |
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Club Renaissance |
079545-3000 |
2121 S. Pebble Beach Blvd., SCC |
How to File a Report in Hillsborough County
Florida law prohibits code enforcement from accepting anonymous complaints. You must provide your name and address when filing.
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Online: File a formal ticket through the official Hillsborough County 311 Code Violation Portal. The link is:
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By Phone: Call the Code Enforcement customer service line directly at (813) 274-6600.
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What to include: Take photos, log the dates of the issues, and provide the exact location or parcel address of the violation on the course.
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What is the County doing regarding the Live Local Act (LLA)?
Hillsborough County has filed a lawsuit challenging the Live Local Act, arguing that it undermines local control over land use and zoning. While the lawsuit is pending, the county is advising that any development under this act may be subject to future legal uncertainty regarding permitting and maintenance.
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Are closed Golf Course Properties Eligible under the LLA State Law?
Although prior legislative attempts sought to make planned development zones eligible for the Live Local Act, state law was clarified to confirm that golf courses and residential areas in planned developments do not qualify as commercial, industrial, or mixed-use developments. This change to law SB 1730 during the last legislative session at the 11th-and-half-hour was due to our citizen advocacy. Consequently, the county maintains the position that golf courses are ineligible for the high-density residential development permitted under the LLA act.
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Will County Revisit Zoning, Property Rights and Valuation on the North Course?
The county is limited in its ability to initiate rezonings that could diminish property values, due to the Bert J. Harris Jr., Private Property Rights Protection Act, which creates potential financial liability for the county if such actions lower appraised property values.
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Can Public Zoning Participation Meetings be held in Sun City Center?
No. All public land use hearings are held at the County Center
in downtown Tampa at 601 E. Kennedy Blvd., Tampa, FL 33602. Residents have the option to participate virtually through phone or videoconferencing to provide testimony during proceedings. Save SCC is planning to have buses to transport a limited number of residents for our show of support at the public hearings. Details will be provided when warranted.
Hillsborough County Land Use Hearing Information
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Community Impact and Lifestyle Concerns?
There is significant concern among residents regarding the impact of recent development actions on the community’s established lifestyle. When developers propose rezonings, the county will evaluate these requests through the lens of the existing community plan.
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What happens with Stormwater Management?
Concerns were raised regarding the functionality of existing stormwater management systems, including ponds and lift stations, and whether future development would disrupt these water pathways. The county noted that while stormwater management is a critical component of the development review process, questions regarding specific drainage infrastructure should be submitted for further investigation. Although our storm water management systems on the golf courses are of critical importance, advocating in this area to pursue addressing deferred maintenance of these critical systems is better addressed to the respective community associations in Kings Point and Sun City Center, not Save SCC.
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Does Sun City Center have an Age-Restricted Overlay and would this apply to any new development?
Yes. If there is development or new construction within the Sun City Center age-restricted Overlay, any new builds within the overlay would require that at least one resident in each home be 55 years of age or older and prohibits permanent residency for individuals under 18. This would apply to any new construction. Any new development would also be subject to Community Association membership requirements and covenants that run with the land.
Hillsborough County Sun City Center Special District
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What is the Status of the ClubLink Land Donation Announced at the March 22, 2022, meeting?
At the March 23, 2022, meeting there was discussion regarding a potential donation of approximately 180 acres of land to the Community Association. However, no further progress has been made. The Community Association has not received any further communication from the ClubLink regarding land donations or sales.
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Are there any development applications for the golf courses filed with the County?
No. As of May 25, 2026, there are no development applications filed for any golf course in Sun City Center or Kings Point by or on ClubLink’s behalf.
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Is there any way to get the North Lakes golf course rezoned or have the RSC-6 zoning designation removed, because it is a golf course and it is in a planned community? Why can’t the current zoning just be reversed by the county or the state legislature?
When the county contemplates actions, they must be cognizant of what a zoning change will do to property and property values. There is a law in the state of Florida called the Bert Harris Act. What that allows an owner to do is, if the county takes an action that lowers the appraised value of a property, the county could be liable for that difference in value. So, for the most part, the county does not initiate rezonings that reduce value of properties because there is risk and exposure.
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If an application for development is filed, where would the hearing meeting be? Would these meetings all be held in Tampa?
All land use hearings in Hillsborough County are held at the County Center, 601 E. Kennedy Blvd., in downtown Tampa. These include Board of County Commissioners (BOCC) Land Use meetings, Zoning Hearing Master (ZHM) hearings, and Land Use Hearing Officer (LUHO) proceedings.
There is an opportunity for virtual participation during those meetings. It’s not simply watching the meeting. You can actually sign up and speak, and make your presentation virtually through your phone, computer or iPad. The rules to participate require that you can be heard and seen at the same time, and that you sign up in advance. If you just want to watch, proceedings are broadcast live on HTV (Spectrum channel 637, Frontier channel 22), on the county website, and on Hillsborough County’s YouTube channel.
You can find additional instructions on submitting documentary evidence, signing up to speak in person or online, or submitting comments through the Hillsborough County Land Use Public Hearings portal.
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What is the situation with Toro?
Neither SaveSCC or the CA have any relationship with Toro. Toro and ClubLink have an ongoing business arrangement and agreements with Toro that per Paul Ascioti, Director of Operations, Sun City Center for ClubLink at Club Renaissance, are managed out of ClubLink Canada. Toro conducts research and testing on facilities here in Sun City Center and also in Palm Aire in Pompano Beach.
In general, ClubLink is a very opaque organization.
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What is the status of the 5 acres of land on the North Lakes courses North of the Community Association Campus acquired from ClubLink?
The five acres is on the north side of the parking lot where the temporary volleyball has been played for a while. About two acres and a half has to be used for retention. So only about three and a half acres of it is useful for development. The board’s been keeping that in abeyance in case we need additional facilities.
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Does anyone know why Sun City Center Community Association is not supporting the residents in stopping Club Links from building on the north course?
Published in the News of Sun City Center & South County, June, 2026, Page 2, paragraph 2
President’s Report
By Ron Clark, CA President
Concerning the closed golf courses: the original zoning of the North Course allows six homes per acre, and Sandpiper and Caloosa Greens would need to be rezoned by the county unless they remain as open green space. Most of the County Commissioners have shown a reluctance for such rezoning. The CA Board has been asked why it remains neutral regarding ClubLink’s (CL) potential development of the golf courses. The decision to remain neutral was made by the Board in 2022 based on input from legal counsel as well as for practical reasons. There has been no development plan filed with the county to take a reasoned and thoughtful position on. Taking an adversarial position now would reduce our ability to have a constructive dialogue with CL about their taking action on complaints from CA members who are abutters. Many times, we have asked CL to address maintenance issues such as grass mowing, picking up downed trees and limbs, spraying ponds for weeds, removing a dead alligator, etc., and CL has been responsive. Best to stay alert and see what, if anything. is submitted to the county. That will be the time for the Board to take a thoughtful position based on the facts.
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Isn’t it time to move offensively to file a class action lawsuit against Clublink?
Pursuing a class action lawsuit or any litigation against a developer requires immense organization, specific legal criteria, and substantial financial backing. Because these lawsuits are incredibly complex, preparation and funding must be handled strategically, and this is at the core of our SaveSCC work.
We have been working building the case and doing the research but it is an exhaustive process and many of the pertinent documents are not in the public domain like developer and community association records regarding understandings and agreements between the developer and the community. Nor are personal closing documents er. We are collecting original marketing brochures, sales contracts, community plat maps, zoning records, deeds, and CC&Rs. We must prove the community was explicitly sold as a golf course neighborhood and any applicable land use restrictions or covenants.
Another substantial hurdle is raising sufficient funds for land-use attorneys, environmental engineers, and other professional experts required to successfully pursue the case. Fees could easily be in the hundreds of thousands of dollars. Our resources are very limited and while we do as much as possible ourselves with volunteers and pro bono resources, we ultimately will need paid professionals on the team.
Our goal in any action is very clear – stop any development and ensure that the golf courses are used for recreation only. We are and will continue to pursue two distinct strategies: a winning case to be presented in public zoning hearings before Hillsborough County, if and when, ClubLink files a development application, and, alternatively, potentially pursuing proactive action, if and when we are prepared, and properly resourced, and confident in our ability to succeed.
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Can you put info into the weekly SCC Observer to get more people involved in our effort?
We do periodically have informational meetings, new releases, stories in the Observer, and Email blasts, our web site and social media posts all in an effort to keep people engaged and up to speed on what is happening and engaged in our cause. Ordinary citizens can help us in the effort to engage people by wearing their SaveSCC tee shirt around town, or by distributing our SaveSCC postcards, or helping a neighbor sign up to receive our email blasts, or just talking about the challenge to our community.
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You have mentioned that two Florida golf course developments have been successful in defeating the land development. I wonder if anyone has met with the leaders of these communities to discover the cost to defeat the development and if and who they used as law firms to aid in the process. This may be a great insight for your success.
We are always trying to stay abreast of current challenges and successes with what we like to call “birds of a feather”. These are other golf course redevelopment projects that we work with and support going through similar fights.
We have two different groups we monitor and communicate with – ClubLink courses in Florida – like Palm Aire in Pompano Beach (fighting), the Woodlands in Tamarac, FL (currently under construction by 13th Floor in a joint venture with ClubLink), Heron Bay (ClubLink sold the 223-acre Heron Bay Golf Club in Parkland, Florida, for $32 million. TheHeron Bay property was acquired by the North Springs Improvement District (NSID)), or other local courses like Pebble Creek (The Hillsborough County Commission denied this rezoning in 2023. While a circuit court judge initially nullified that decision, an appeals court stepped in and ruled in favor of the county, cementing the denial. The future remains uncertain as more legal wrangling is expected. Pebble Creek will come before the County Commissioners again on June 9, 2026 in Land Use Hearing for another vote) and Walden Lakes.
We do interact and learn from one another’s experience, approach and resources used as resources and time permit. Each situation is unique and must be viewed through its own lens.
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When are we going to hear from ClubLink?
ClubLink as we have said is a very opaque organization and currently they seem to have nothing to say to the community. Although they have been contacted by several representatives from Sun City Center including Ron Clark of the CA Board and others, they have provided no information on their activities, timelines, or plans with respect to Sun City Center or any of its golf courses that we are aware of. The Security Patrol has renewed their lease. We do not know the status of the Kings Point golf course lease which was slated to expire December 31, 2026 or ClubLink’s response to the Kings Point Master Association’s offer to buy the closed Kings Point golf courses -Falcon Watch and the Kings Point Executive and the Falcon Watch Clubhouse.
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Property owners who are on a lake, which is actually a stream, who owns the stream?
Each situation can be different. The best way to determine that for a specific property is to use the Hillsborough County Property Appraiser’s web site at
https://gis.hcpafl.org/
to look up the body of water and see who owns it via the map.
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A gentleman there said he suggested that since residents have to pay $3,000 when they buy, maybe they should have the builder also pay. This was presented to Ron Clark?
Currently we have no builders or developers operating in Sun City Center or Kings Point and SaveSCC hopes it stays that way. Obligations between the developers and the Community Association are defined in the 1984 Agreement and these requirements would apply to anyone building on the golf courses. This question is beyond the purview of SaveSCC and should be directed to the Community Association and Ron Clark.
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Another suggestion was that since a premium was paid for golf course properties, they would be entitled to restitution equal to 10% of the property?
SaveSCC is completely focused on stopping development on the golf courses and this is outside the current scope of SaveSCC efforts.
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One of the residents said there was a sick alligator near their property but not on their property – Who is responsible, County or ClubLink?
If you see a sick or injured alligator in Hillsborough County, maintain a safe distance and do not touch the animal. Immediately contact the Florida Fish and Wildlife Conservation Commission (FWC) at 1-888-404-FWCC (404-3922) to report the animal and request assistance from wildlife officials.