Hillsborough County proposes residential zoning change amid community plan conflicts

Hillsborough County's Planning Commission held a public hearing on April 14, 2025, to discuss a significant proposal that could reshape the area's development landscape. The proposal seeks to change the land use designation of a 308.89-acre site from Agricultural Rural 1 to 5 to Residential 4, which would allow for a potential increase from 61 to 1,235 dwelling units.

The proposed change has sparked considerable debate, particularly regarding its alignment with existing community plans and infrastructure capabilities. Currently, the site is characterized by rural and agricultural uses, with surrounding areas in Pasco County reflecting a more suburban development pattern. The proposed amendment aims to introduce a higher density residential development, which has raised concerns among local stakeholders.

Key issues highlighted during the meeting included the capacity of existing water and wastewater infrastructure, which may not support the increased development. Additionally, local schools are projected to exceed capacity if the amendment is approved, although this determination is not final until further site planning stages.

Planning Commission staff expressed strong reservations about the proposal, citing inconsistencies with the Hillsborough County Comprehensive Plan and the Keystone Odessa Community Plan. These plans emphasize maintaining the rural character of the area and limiting density to a maximum of one dwelling unit per five acres. The proposed amendment, which would allow up to four units per acre, is seen as a significant departure from these established guidelines.

Despite the lack of formal objections from reviewing agencies, concerns regarding environmental impacts, particularly related to wetlands on the site, were noted. The Environmental Protection Commission indicated that permitting challenges could arise due to these environmental factors.

As the Planning Commission deliberates on this proposal, the implications for Hillsborough County's growth and community character remain at the forefront of discussions. The decision will ultimately shape the future development patterns in the area, balancing the need for housing with the preservation of the community's rural identity.