[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6274057,"mediaKeyId","2994993-76cfff87ad4257734b56bebfabfb33ca","parentId",2994993,"title","Planning commission backs urban service area expansion for 1620 South Dover Road amid resident opposition","audioSeconds",1876,"startMs",449000,"endMs",2325000,"viewUrl","/Search/View?dp=1&key=2994993-76cfff87ad4257734b56bebfabfb33ca&start=449&end=2325","thumbnailUrl","https://assets.pipeline.soar.com/2994993-76cfff87ad4257734b56bebfabfb33ca/thumbnail_449000.jpg","articleUrl","/articles/6274057/Hillsborough-County/Florida/Planning-commission-backs-urban-service-area-expansion-for-1620-South-Dover-Road-amid-resident-opposition","mediaUrl","https://secure.pipeline.soar.com/6274057-8920b34536219ecdba89f01641e69259/orig.mp4?Expires=1771017609&Signature=Hc9cPimL~SJA1Nh~ZUGyPZy4SqxuCunY3W2kmJzhdNDKXRQpg6rJeKTxzkFd-ry0WSNkInFrFc4oaO9SJsAeNJBFtzGWnaQA6EWVk5ffXsJKN3vJpLZrl84-ok07sR20o9wnvTtAZgzwcrVD-rpJN2FCP5eEL-KIZ7icvXR3ih2fXu9nKLP6QS31WMO2E4xfYVPnMIV5oA42lk0wRfQ6T289lHVKTKuvXluI7gQl3sygJAJXWhkCHHjxST1ry5Ub7zPFmVfuRgtqC1VjZGadRZIEiPFLuqrLJGpc4pM1XOHH-agIfP~OB5YTkm25~TkYNEC7mbXDUu9y7ItI4LHHyA__&Key-Pair-Id=KUT5TJCACFTXG","author","Hillsborough County, FL ","date","2025-04-15T17:55:10.947Z","article","The Hillsborough County Planning Commission on April 14 recommended approval of a privately initiated proposal to expand the county's urban service area to include about 31.83 acres at 1620 South Dover Road and to re-designate the site from Residential 1 to Residential 4.

Planning commission staff presented HCCPA 24-33 (text amendment) and its companion map amendment HCCPA 24-34, saying the application meets criteria for urban expansion under the county's comprehensive plan, including adjacency to the existing urban boundary and the availability of public utilities in the immediate area. Planner Jillian Massey briefed commissioners on the site's location, the required public-utility connection if approved and that agency reviewers had raised no objections in the staff packet.

The applicant, represented by Cammie Corbett (Hill Ward & Henderson) and consultant Isabel Albert, told the commission the site is contiguous on three sides to the urban service area, that their submitted materials document infrastructure and community amenities that support expansion and that a later rezoning and plan development application will address layout, stormwater and other site-level details.

Residents who live near the site urged the commission to reject the changes, citing flooding, wetlands, traffic and loss of rural character. Penny Martin told commissioners she and other neighbors live on five- to 10-acre lots, that the area is intended for long-term agricultural and large-lot residential use and that the amendment would be inconsistent with multiple policies in the comprehensive and community plans. Other speakers — including David Butler, Brady Harris, Yvette Nieman, George Nieman and Angela Johnson — warned of potential drainage and traffic impacts and pressed for lower densities (one to two units per acre rather than four).

Commissioners questioned staff and the applicant about surrounding densities and utility capacity. Commissioner Cardenas asked staff about lot sizes in the neighboring developments; Massey said some nearby lots averaged under an acre, noting a mix of rural and suburban patterns along South Dover Road. County staff said they reviewed public comments and technical materials and that policy interpretation can vary; staff relied principally on the seven criteria for urban service area expansion when finding consistency.

After discussion, Commissioner Kona moved to find HCCPA 24-33 consistent with the comprehensive plan; Commissioner Bowden seconded. The commission voted unanimously to recommend approval of the text amendment. Commissioners then voted unanimously to recommend approval of the map amendment HCCPA 24-34.

What happens next

The Planning Commission's recommendation goes to the Board of County Commissioners for final action. If the board approves the urban service area expansion and map amendment, a future rezoning/plan development application will be the venue for more detailed site design, stormwater and infrastructure mitigation measures described by the applicant's presentation.

Votes at the meeting

HCCPA 24-33 (text amendment) — Motion to find consistent moved by Commissioner Kona, seconded by Commissioner Bowden; motion carried unanimously.

HCCPA 24-34 (map amendment) — Motion to find consistent moved by Commissioner Kona, seconded by Commissioner Bowden; motion carried unanimously.

Ending

Commissioners expressed sympathy for neighbors' concerns about traffic and flooding while noting their review is limited to consistency with the county comprehensive plan. Both consistency findings were taken after staff recommended the proposals met the expansion criteria; further technical and site-specific review will occur at the rezoning and plan development stage.","mediaType","Video","parentTitle","Planning Commission Public Hearing 04.14.25","oneSentenceSummary","The Hillsborough County Planning Commission on April 14 recommended approval of a privately initiated plan amendment to expand the urban service boundary to include 31.83 acres at 1620 South Dover Road and to re-designate the site from Residential 1 to Residential 4.","taxTitle","Hillsborough County, Florida","taxId",2865,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6274042,"Planning Commission roundup: summary of votes and recommendations from April 14 meeting",9166,224000,9390000,"/Search/View?dp=1&key=2994993-76cfff87ad4257734b56bebfabfb33ca&start=224&end=9390","https://assets.pipeline.soar.com/2994993-76cfff87ad4257734b56bebfabfb33ca/thumbnail_224000.jpg","/articles/6274042/Hillsborough-County/Florida/Planning-Commission-roundup-summary-of-votes-and-recommendations-from-April-14-meeting","https://secure.pipeline.soar.com/6274042-90cb6af663cee79fdddf92cdf0785bfc/orig.mp4?Expires=1771017609&Signature=hZaivqhreGhf1CtYvPxbVA0qw7xKziLIn-EB2HrDr8syJMyFrR0RZEERROjxt1rqYdA50OrhkP7K0-m1Uk-TRNOqEfAie6ErjkxNmHYyJx5JxGM2BhjbXpKjl5x2IoDTxgPTIQbc4i5tOIfoOY7Rd2DDGjzL6kTUpHL4sGR~aCHzY3Siu3F3sVcvvVCi9mUkfX9m3ad6rfl0r7jkCTxyGEsyejx0xgfrOnsUQ2IrC~THlCU71eUq-FuNG--kgWQzut3GhLCCPumwZL3OIe2XpIshQ1bheQ4Dl4mrfPqmQJwfMwtjs6XHXbg6xxq3dQ7cL~kLGGLx4Z0mX23wEL7bbg__&Key-Pair-Id=KUT5TJCACFTXG","The Hillsborough County Planning Commission on April 14 heard a range of privately and publicly initiated plan amendments, made several consistency findings to forward to the Board of County Commissioners and took a continuance action early in the meeting. This roundup lists each voted item, the final recommendation and key contextual notes.

Votes at a glance

- Continuance (items 2i & 2j, HCCPA 25-08 and HCCPA 25-07): Commissioners unanimously approved a motion to continue items 2i and 2j to the June 9 meeting.

- HCCPA 24-43 (7351 Muck Pond Road): See separate article — recommended consistent (5–1) after debate; forwarded to Board of County Commissioners.

- HCCPA 25-01 (comprehensive plan map amendment, 2002 W. 60 Highway / OC 20 request): Staff recommended the application be found inconsistent with multiple comprehensive-plan policies; the commission voted unanimously to find it inconsistent.

- HCCPA 25-02 (115 S. 708th St / 7749 E. Adamo Drive — Residential 12 to Light Industrial Planned): Staff found the change consistent with the comprehensive plan and the Planning Commission voted unanimously to recommend approval.

- HCCPA 25-04 & HCCPA 25-03 (Lutz Lake Fern Road urban service area expansion and map amendment to Residential 4): The commission voted unanimously to find both the USA expansion and the companion map amendment inconsistent with the comprehensive plan after extended public comment (see separate article for details).

- HCCPA 25-05 (6920 E. Chelsea St — Residential 6 to Light Industrial Planned): Staff recommended consistency with the comprehensive plan citing surrounding industrial uses; the commission voted unanimously to find the amendment consistent.

- HCCPA 25-09 (Valrico community plan text amendment): Planning staff presented the community plan draft, said it aligns with multiple future-land-use, mobility and recreation policies, and the commission voted unanimously to find the proposed community plan text amendment consistent with the comprehensive plan; the item is scheduled to be transmitted to the Board of County Commissioners.

How to read these recommendations

A Planning Commission consistency finding is a recommendation to the Board of County Commissioners. Items found \"consistent\" are forwarded for the board to consider adoption of the plan amendment; items found \"inconsistent\" are transmitted as a recommendation to deny or revise. Items continued remain pending and will be considered at a later hearing.

Ending

Most votes at the April 14 hearing were unanimous; a few items drew split votes or extended public testimony and were handled accordingly. Residents or applicants seeking more detail should consult the Planning Commission staff reports and the recording of the hearing for agency comments, exhibits and the exact motion language.","A concise roundup of the Planning Commission actions taken April 14, including continuances, consistency findings and referrals. Items range from small map amendments to a new community plan text amendment for Valrico.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6274047,"Commission rejects Lutz Lake Fern urban service area expansion and residential rezoning after extensive public comment",3200,6795000,9995000,"/Search/View?dp=1&key=2994993-76cfff87ad4257734b56bebfabfb33ca&start=6795&end=9995","https://assets.pipeline.soar.com/2994993-76cfff87ad4257734b56bebfabfb33ca/thumbnail_6795000.jpg","/articles/6274047/Hillsborough-County/Florida/Commission-rejects-Lutz-Lake-Fern-urban-service-area-expansion-and-residential-rezoning-after-extensive-public-comment","https://secure.pipeline.soar.com/6274047-9e7fdd1373948d8b959b20448e6f373f/orig.mp4?Expires=1771017609&Signature=PxePQ40KES-8zCB7uZCTPsIbkBbfsb6SY7vo6hcYGv2bypv87lJqdkxMZgPLn2EaByfgPE1zpwxIN-oWTAO4ZAmqPs5QM7Xlk9vojUnQFGX8LZzrCn12GPcFBvBQYw8M~UzrHyXHAQxmZkT7gPjZxuNDFDnI32jh5uJvpD6-nzPQ2RXOzdp~6KASGYZsLQj-ALo1K~lRgQZmULOS10IMv7Oy7-udbMta0X8yWncfYhE-W2-l-aeVMmO8w0JUAnPP~G3IAi4K4zWZ7IwA6rQ9WV1sGcV1DxhLFtTTHueOPNqOY-xY7Z7eJ9yVzvu92SMMmbHSzV7aHW8-CiJ58vqd0A__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission on April 14 recommended denial of a large-scale urban service area expansion and a companion map amendment for approximately 295–309 acres north of Lutz Lake Fern Road near the Pasco County line.

Staff presentation

Planning staff (Jillian Massey) told commissioners the urban service area expansion request (HCCPA 25-04) and the associated map amendment (HCCPA 25-03) did not meet the comprehensive plan’s urban-expansion criteria. Staff cited the Keystone‑Odessa community plan’s objective to remain rural in character, agency notes that potable water and wastewater infrastructure did not have sufficient capacity in the area, and Conservation and Environmental Lands Management concerns about increased wildland-urban interface and public-safety mitigation needs.

Applicant case

Todd Pressman, representing the applicant, argued the parcel is an enclave bordered on multiple sides by urban-scale development, is near the Veterans Expressway interchange, is close to existing water/sewer in adjacent neighborhoods and Pasco County development, and could be developed in clustered patterns that preserve wetlands. He cited regional population projections and said centralized utilities would be preferable to continued well-and-septic in the area.

Public comment and concerns

The hearing drew long public comment from residents and community groups. Keystone‑Odessa neighborhood representatives, including Keystone Civic Association and multiple residents who live adjacent to the subject property, opposed the change and asked the commission to respect the Keystone‑Odessa community plan, which was adopted in 2001 and reaffirmed in 2011. Speakers cited the site’s wetlands and headwaters for Brooker Creek, prior lawsuits and plan amendments involving the property, permitting citations at the borrow pit operation, and impacts on schools, transportation, water and wastewater capacity, parks and stormwater.

Several professional planners and civic leaders who live in the area also testified that the application lacked the detailed infrastructure and fiscal analysis required under policy 1.1 0.9 and related policies for showing a bona fide need to expand the urban service area. Specific concerns included school capacity projections, water/supply and wastewater capacity, stormwater and Brooker Creek headwaters impacts, and potential impacts to regional conservation priorities.

Commission discussion and action

Commissioners discussed community-plan protections, infrastructure capacity and the need for additional county analysis before a boundary expansion could be approved. After public comment and applicant rebuttal, Commissioner Kona moved and the commission voted unanimously to find HCCPA 25-04 (urban service area expansion) inconsistent with the comprehensive plan. The commission later voted unanimously to find HCCPA 25-03 (map amendment to Residential 4) inconsistent as well.

Next steps

Both inconsistency findings are recommendations for the Board of County Commissioners. The applicant may elect to revise its submittal or pursue other options that align with the Keystone‑Odessa community plan and the comprehensive plan’s urban-expansion criteria.

Ending

The hearing underscored tensions between long-range community-plan protections for rural character and proposals for large-scale development near major corridors; commissioners and residents emphasized the need for detailed infrastructure and environmental analysis before changing long-established plan boundaries and densities.","After an extended hearing with many neighbors and technical concerns, the Planning Commission voted unanimously to find both a proposed urban service area expansion (HCCPA 25-04) and an associated map amendment to Residential 4 (HCCPA 25-03) inconsistent with the Hillsborough County Comprehensive Plan.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6274051,"Planning commission narrowly approves conversion of three parcels at Muck Pond Road to light industrial planned",2061,3609000,5670000,"/Search/View?dp=1&key=2994993-76cfff87ad4257734b56bebfabfb33ca&start=3609&end=5670","https://assets.pipeline.soar.com/2994993-76cfff87ad4257734b56bebfabfb33ca/thumbnail_3609000.jpg","/articles/6274051/Hillsborough-County/Florida/Planning-commission-narrowly-approves-conversion-of-three-parcels-at-Muck-Pond-Road-to-light-industrial-planned","https://secure.pipeline.soar.com/6274051-e482d38c85a88ab9f51e2a8df4797590/orig.mp4?Expires=1771017609&Signature=YN8SlFxSjvOk4TYwwcSDF5So59q8uvKblwqOsfbAkP7D-HNnhONwNsyhPx-qAeCWZe5YVC8yUoH7oB0dAwTSnW4aHsJcCT8lIYMkhpaMhXODGG7ETGExdheXT3OgKo9Cm9F0VdkJ3whkvWgtpzgJhl9eSVVdxrgQ3xzWf2BYv3y4bYrnoQsQRSLB1cySAkb6sXepLfgs~~2mu88rnGE7JfiZZrtTi7NUZyysn5coa0Woj67GdnaWoag2txpOmJCAFtnHXgdHNRDXj4cUmGrS64YiddL2TVAY3L~BC6cmcWt--Nj6yhVZcC7KPC0-Jpj0SXwIzJjTdpCcCHUquQukTQ__&Key-Pair-Id=KUT5TJCACFTXG","The Hillsborough County Planning Commission on April 14 recommended approval of a privately initiated map amendment (HCCPA 24-43) to re-designate roughly 19.1 acres at 7351 Muck Pond Road from Residential 1 to Light Industrial Planned (LIP).

Planning staff, represented by Jillian Massey, recommended the proposal be found inconsistent with several comprehensive-plan policies that guide rural-area uses and protect established community character. Staff flagged the change as increasing commercial intensity, eliminating potential residential uses, and inconsistent with the TonotaSassa community plan’s objectives to preserve rural character and agricultural uses.

The applicant, represented by Isabel Albert and William Malloyne, argued the site is located at an active Interstate-4 interchange area that already contains commercial and wholesale uses and that LIP, with a plan component (the P), would allow site-level controls through plan development to mitigate impacts. The applicant emphasized the concentration of transportation infrastructure, existing commercial activity nearby and the intent to use PD/site-plan approvals to address buffering, screening and compatibility.

Commissioners debated whether the site’s proximity to I‑4 and nearby commercial parcels outweighed the community-plan and rural-area policies staff cited. The first motion to find the amendment consistent failed on a 3–3 vote. After further discussion and a second consistency motion, the commission voted 5–1 to recommend approval; Commissioner Bowden cast the lone no vote.

What the change would do

Under Residential 1 the site could be considered for low-density residential or neighborhood commercial subject to locational criteria; under LIP the site would allow light industrial uses, processing, warehousing and greater nonresidential square footage and would not permit residential development. Staff noted the Environmental Protection Commission raised permitting concerns due to wetlands on the site, and the school district and utilities expressed capacity questions that would be addressed at later review stages.

Votes and next steps

HCCPA 24-43 — Final motion to find consistent moved by Commissioner Kona, seconded by Commissioner Kress; final roll call vote 5–1 (Bowden voted no). The Planning Commission recommended approval and forwarded the application to the Board of County Commissioners. If the board approves the map amendment, a plan-development (PD) rezoning will be required to address site-level compatibility, buffering, access and environmental permitting.

Ending

Commissioners split on balancing the Keystone-area rural plan language and the site’s location near an interstate interchange and existing commercial parcels. The applicant will need to return with a PD package that staff and the public can review in detail.","The commission recommended approval of HCCPA 24-43 to change about 19 acres at 7351 Muck Pond Road from Residential 1 to Light Industrial Planned after split votes and debate about compatibility with the TonodaSassa community plan; the final consistency finding passed 5–1.","actionData","errors"]

Article not found

Planning commission backs urban service area expansion for 1620 South Dover Road amid resident opposition

Planning Commission roundup: summary of votes and recommendations from April 14 meeting

Commission rejects Lutz Lake Fern urban service area expansion and residential rezoning after extensive public comment

Planning commission narrowly approves conversion of three parcels at Muck Pond Road to light industrial planned