[{"_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",6242701,"mediaKeyId","3247043-dfcdfa35ac309e485af4b6767337e696","parentId",3247043,"title","Commission approves comprehensive-plan change and rezoning for vehicle recycling facility in Seffner despite residents’ water-quality concerns","audioSeconds",2807,"startMs",4044000,"endMs",6851000,"viewUrl","/Search/View?dp=1&key=3247043-dfcdfa35ac309e485af4b6767337e696&start=4044&end=6851","thumbnailUrl","https://assets.pipeline.soar.com/3247043-dfcdfa35ac309e485af4b6767337e696/thumbnail_4044000.jpg","articleUrl","/articles/6242701/Hillsborough-County/Florida/Commission-approves-comprehensive-plan-change-and-rezoning-for-vehicle-recycling-facility-in-Seffner-despite-residents-water-quality-concerns","mediaUrl","https://secure.pipeline.soar.com/6242701-1821320ea0226a64d6437a72e4f42f05/orig.mp4?Expires=1771166594&Signature=KhW7AgF4OBp1FYJXOhXowafCWbhS8t~Y1XykcozdMq~3LVa-vHWBmAseCGwnBtm5hTWW-7i9QfLqmhvjJePk7v1aS2aLo5DcsQQ8LzeqN~BYJLsQvrI~Ol5tm6YQThQh3HEB8UEnMYqySn6DBWKyfqoWAw0bGzY4o5ZejsuUbPIatO8Oi5ujJQTBy-1pmizWRnugkmG6BpQ7VVRUUdYVQFzLwKPzTZXSqcys6OhS75kYBok3yyz-w2aYwNSWSdYBcghLv1G2Qwf94PJzjlx56ugIJsdlfrLhHJ3DC9NzYp9NrV3KKG8QarfMirCZ2IxBEhvfPhAh~P7Vxc43XtYjeA__&Key-Pair-Id=KUT5TJCACFTXG","author","Hillsborough County, FL ","date","2025-05-09T13:26:41Z","article","The Hillsborough County Board of County Commissioners voted 5-2 May 8 to approve comprehensive plan amendment CPA 23-20 and a concurrent planned-development rezoning, PD24-1139, that will allow a vehicle recycling facility and open vehicle storage at a group of parcels on East Martin Luther King Jr. Boulevard near Seffner.

Planning Commission staff recommended the map amendment be found inconsistent with the comprehensive plan and cited conflicts with the rural-area and wellhead-protection policies. The Planning Commission likewise recommended inconsistency. County Development Services and Environmental Protection Commission (EPC) staff, however, reported no objection to approval of rezoning subject to conditions; the Zoning Hearing Master and the hearing officer recommended approval. The BOCC split the recommendations: an initial motion to deny CPA 23-20 failed (motion failed 1-6), then the board approved the comprehensive plan amendment and rezoning with Commissioners Hagan and Myers voting no (motions carried 5-2).

Public opposition during the hearing was extensive. Residents and environmental advocates described a long history of noisy stacks of vehicles, concerns about stormwater and contamination, and enforcement letters from state agencies. Resident Sandra Zale read a sequence of agency actions and wrote that \"as of yesterday, May, no application has ever been made to SWFWMD, and the activities continue,\" asking the board to “Please deny CPA 2320.” Todd Randolph, speaking for the Sierra Club Tampa Bay Group, cited the Water Element policy 1.3.0.12 and asked the board to deny the amendment because \"no additional areas shall be designated with industrial land use plan categories within the WRPAs,\" which he said applies to the site.

Speakers described multiple inspections and enforcement letters by the Southwest Florida Water Management District (SWFWMD) and the Florida Department of Environmental Protection (DEP) dating to 2022-2024; residents said SWFWMD had required remediation for 5.6 acres and that violations related to soil compaction, unauthorized activities, oil staining and incomplete implementation of stormwater pollution-prevention measures were recorded on the site.

The applicant and counsel said the operation has a long history in the area and argued it is a legal nonconforming use on some parcels. Counsel said the site’s current operations are in compliance with state permits and with the EPC’s green-yard best-management-practices program. Applicant representative Rebecca Kurt said the LIP future-land-use designation and planned-development rezoning are tied together and \"the plan development zoning does not allow actually any industrial lands in this category on this property. It is limited to open storage,\" and the applicant offered a range of conditions, including increased buffers, a masonry wall, a Type C 30-foot buffer, hours restrictions and reorientation of the car crusher away from homes.

Planning Commission and county staff told commissioners that the site lies within a wellhead resource protection area and that policy 1.3.0.12 of the Water Element restricts industrial future-land-use designations within such areas. Staff said the proposed rezoning included mitigation such as a 100–200-foot buffer on segments of the site, a masonry wall and operation-hour limits but maintained the Planning Commission’s inconsistency finding because vehicle recycling and open storage remain incompatible with surrounding single-family residential patterns.

The Zoning Hearing Master’s recommendation for approval was based on the offered conditions, the presence of existing legal uses on the eastern parcels dating to the 1960s and the applicant’s commitments on buffering, screening and operational limits. The BOCC ultimately approved the comprehensive plan amendment and the rezoning; the vote tally recorded Commissioners Hagan and Myers opposed both actions and the remainder supporting approval.

The approved rezoning includes conditions offered by the applicant and reflected in staff reports: buffering and screening (Type C 30-foot buffer, masonry wall on the north and west boundaries), limitations on hours of operation and the orientation and limits of vehicle crushing activity; Board action makes those conditions enforceable under the planned-development site plan process and triggers required county and state environmental permits for ongoing operations.

County staff said approvals remain subject to outstanding permits and that any ERP (environmental resource permit) or other SWFWMD/DEP requirements must be met as the site transitions to the permitted PD use.","mediaType","Video","parentTitle","Board of County Commissioners: CPA / LDC Public Hearing - 5.8.25","oneSentenceSummary","After lengthy public comment and conflicting advisory recommendations, Hillsborough County commissioners on May 8 approved CPA 23-20 and PD24-1139, a comprehensive-plan amendment and planned‑development rezoning to formalize a vehicle recycling and open-vehicle storage facility near Seffner, by a 5-2 vote.","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},6242706,"Commissioners approve Wai'ama area urban service area expansion and related map amendment",571,724000,1295000,"/Search/View?dp=1&key=3247043-dfcdfa35ac309e485af4b6767337e696&start=724&end=1295","https://assets.pipeline.soar.com/3247043-dfcdfa35ac309e485af4b6767337e696/thumbnail_724000.jpg","/articles/6242706/Hillsborough-County/Florida/Commissioners-approve-Waiama-area-urban-service-area-expansion-and-related-map-amendment","https://secure.pipeline.soar.com/6242706-a669637e0e6fb792aae6007257eb0f79/orig.mp4?Expires=1771166594&Signature=ku9WbfoEiwUF0e~M5vmjUvPV59dgvtycKCQY6j2GuNSknd34GsvT-onINYMw1958r6aRp3nfDX6SfHRXzLOoWoo1SJPRuErheRIAAj-aEHQu0avB0AYaEpKE4eE4KG-yU0Ta8fQmRD6FjXi22eL5l3ndeIXJYYNPUtiUeQnwTyzFUl-X~KiQhUBXdQXL2mtKk0A0LOEbvmrOk38Yf3-vh-CLv0RgSIfDrf3x0cEtRjePQPTsdr0htygtUsXkS8KaSrM6O-laqtqvxEfv~KYRfEpvAjfLeU07Qv8pjh4~Sg3dO8FtFj5lBltIWNmrpXiTd0dN70VT05wPgroVS5d0mg__&Key-Pair-Id=KUT5TJCACFTXG","The Hillsborough County Board of County Commissioners voted 7-0 May 8 to approve a board-initiated expansion of the urban service area in the Wai'ama region, adopting text amendment HCCPA 24-44 and map amendment HCCPA 24-45.

Planning Commission staff presented the items and reported the Planning Commission had recommended both the text and the map amendment be found inconsistent with several goals, objectives and policies of the county comprehensive plan, including future land use policy 1.10.9 and policies addressing protection of environmentally sensitive areas and clustering to protect natural resources. Staff noted no objections were received from reviewing county departments or from state agencies on transmittal packages that included mobility-fee language intended to keep mobility fees within the area subject to the amendments.

The map amendment (HCCPA 24-45) would convert about 5,661 acres of Wai'ama Village Residential 2 (WVR-2) to a mix of Residential 4, Residential 1 and Natural Preservation; roughly 4,000 acres would convert to Residential 4 and about 1,400 acres would be designated Natural Preservation, largely county-owned Environmental Lands Acquisition and Protection (ELAP) properties. Staff said one acre would be set to Residential 1 to accommodate a parcel surrounded by ELAP lands; that Residential 1 and Natural Preservation acreage would remain outside the proposed urban service area boundary.

Staff highlighted outreach and coordination during the process, noting public open houses, a project website and meetings with county departments including public works, water resources and schools. The board moved and approved both the text and map amendments and recorded 7-0 votes.

Planning Commission staff flagged the amendments’ inconsistency with portions of the comprehensive plan, but the board elected to approve the transmittal/adoption action after presentations and the public hearing. The amendments will be incorporated into the county’s transmittal materials to state agencies and the public record in accordance with the County’s comprehensive plan amendment process.","The Board approved HCCPA 24-44 (text) and HCCPA 24-45 (map) to expand the urban service area in the Wai'ama area; Planning Commission had recommended the text and map be found inconsistent with the county comprehensive plan, but the BOCC voted 7-0 to adopt the proposals.",{"_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},6242712,"Hillsborough County commissioners adopt five Land Development Code text amendments",300,295000,595000,"/Search/View?dp=1&key=3247043-dfcdfa35ac309e485af4b6767337e696&start=295&end=595","https://assets.pipeline.soar.com/3247043-dfcdfa35ac309e485af4b6767337e696/thumbnail_295000.jpg","/articles/6242712/Hillsborough-County/Florida/Hillsborough-County-commissioners-adopt-five-Land-Development-Code-text-amendments","https://secure.pipeline.soar.com/6242712-255d10608c0b3ed0000dc761b6a33f2a/orig.mp4?Expires=1771166595&Signature=XqdMLZno9YdTXNgB412XTcIH0ma6~R4tEbEY9EakMXJcpUy7WznEmQN4fFMHLOfn7QHCM795TbKl65q-b7OFh2s-83KTi8-S-v1tho9s1xNNNMSkgvAPS0VS5-V2q5c0KM-ktCCZT6HaQKA2XgiTCH7nBwGr1hsLlloTTgbEnsOlhbrtdr1ZBIad6xNirhjxEYZozfVPBV6uyAnPDXagi-YE0zl0btRE2hm-i5uvRmpWXdDK4N-XM~otDsiFEJ5y1vrAKW8yeBPWi6K3EPuyeeq4um4EhUTGOihqChHWpE85cipArQG0POSlinLArsp400k9upTsPFWgFQacTnXoWw__&Key-Pair-Id=KUT5TJCACFTXG","Hillsborough County commissioners adopted five amendments to the county Land Development Code (LDC) after the close of the second public hearing May 8, voting 7-0 to approve each item.

The changes include: permitting outdoor storage of recreational vehicles, private pleasure craft and utility trailers through planned development rezoning (LDC-25-03-99); a procedure to recognize nonconforming lot splits completed after the comprehensive plan adoption on July 26, 1989 (LDC-25-04-00); an option for applicants to have rezoning applications heard concurrently with related comprehensive plan amendments (LDC-25-04-01); a revised definition to align the county’s maximum building height measurement with the Florida Building Code (LDC-25-04-02); and administrative modifications to plan development approvals including limited site-plan adjustments and conversion of mobile home units to conventional single-family units (LDC-25-04-04).

Planning staff told the board there were no changes to the text since the first public hearing and that the Planning Commission had found the items consistent where applicable. After asking whether any members of the public wished to speak, the board conducted “straw votes” or motions and recorded 7-0 tallies for each amendment and then voted 7-0 to adopt the ordinance that implements the package.

The adopted language for the height definition aligns county measurement with the Florida Building Code, changing the county’s previous definition that measured vertical distance from the lowest proposed finished grade to the highest point of the structure. The planned-development storage allowance for recreational vehicles and trailers does not itself rezone property; it permits those uses only when a developer elects the planned-development rezoning process.

County staff and commissioners confirmed the changes reflected no substantive edits from the first public hearing and that development services and planning staff would be available to answer follow-up questions from the public or applicants.

The vote immediately followed a separate public hearing on comprehensive plan amendments and the commission recessed the LDC hearing upon adoption of the ordinance.

Commissioners recorded unanimous support on the record for each text amendment, and staff said the changes will be incorporated into the public code materials and the county’s LDC update records.","The Hillsborough County Board of County Commissioners voted unanimously May 8 to adopt five text amendments to the county Land Development Code, including rules on outdoor storage of recreational vehicles, recognition of nonconforming lot splits, and clarification of maximum building height measurement.",{"_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},6242696,"Commission transmits Lutz Lake Fern urban service area expansion and companion map amendment to state review",3764,6879000,10643000,"/Search/View?dp=1&key=3247043-dfcdfa35ac309e485af4b6767337e696&start=6879&end=10643","https://assets.pipeline.soar.com/3247043-dfcdfa35ac309e485af4b6767337e696/thumbnail_6879000.jpg","/articles/6242696/Hillsborough-County/Florida/Commission-transmits-Lutz-Lake-Fern-urban-service-area-expansion-and-companion-map-amendment-to-state-review","https://secure.pipeline.soar.com/6242696-02f12a02f2ab0863041caddd4b354afb/orig.mp4?Expires=1771166595&Signature=hxcZ9fz1YIEomDTIfwGgKIXoBlfc4U6UpaynOD5bcTYJsP75lOVa~JQMBcKThUtZBSIGo71QmamO9pMTVra2aD5aFga11I2v2Vkshe~O6IFZYPVheI2ki6~xUzrHAX22exhLRaOq9AxH8th9YMON6AjuF8R37e8r3TbkZ15IcEOO1CUIc2wIp2zdaSzX2awXMPELQPsY1E-QgsKAx8TLces0OQMPskB5n~cOVqzd82VwA7ugjdC14TUbtksILNErwMUTWlTwUFsdtsT5VHdZWFEmsOeFB~FmyoE0sVrSnG-kWIzLyytRiC0rqAxdh~7Ei0trxNK9Z0AvlDBixo~dww__&Key-Pair-Id=KUT5TJCACFTXG","The Board of County Commissioners voted May 8 to transmit HCCPA 25-04 (urban service area expansion) and HCCPA 25-03 (map amendment for Lutz Lake Fern Road) to state review, despite Planning Commission staff and the Planning Commission finding both amendments inconsistent with the Hillsborough County Comprehensive Plan and the Keystone-Odessa community plan.

The privately initiated HCCPA 25-04 would expand the county’s urban service area by about 295 acres; its companion map amendment HCCPA 25-03 seeks to change approximately 308 acres from Agricultural Rural 1–5 to Residential 4. Planning Commission staff told the board the site contains wetlands, significant upland wildlife habitat and portions in the 100‑year floodplain; the site also contains a borrow pit operation and lies immediately adjacent to the Pasco County line.

Staff and the Planning Commission concluded the requests are inconsistent with rural-area policies that expect low-density development (1 dwelling unit per 5 acres) and with the Keystone-Odessa community plan’s aim to preserve rural character. Review comments from county utilities and EPC raised concerns: Public Utilities said potable water and wastewater distribution infrastructure may not have capacity without upgrades, the School District said nearby schools are projected to be overcapacity if buildout occurred, and EPC warned of permitting challenges due to wetlands. The Planning Commission recommended the board find the amendments inconsistent and not forward them.

The applicant’s team argued the area is functionally contiguous with existing clustered suburban development to the north and east, is within a metropolitan service corridor near the Veterans Expressway, and said the proposed development would be clustered to avoid wetlands and access available utilities; the applicant also stressed this is a transmittal hearing and said final decisions would return to the board later with a companion PD for site-level controls.

During the public hearing a large number of residents and community organizations — including the Keystone Civic Association and multiple homeowners abutting the property — urged denial. Speakers cited the Keystone-Odessa community plan’s intent to keep low density, the presence of wildlife habitat and Brooker Creek headwaters, the borrow-pit footprint, and school and road capacity concerns. Several speakers also referenced prior denials and case law that upheld the county’s decisions to preserve the area’s rural character.

After debate the board moved to transmit both HCCPA 25-04 and HCCPA 25-03 to the state review process; the motions to transmit carried (HCCPA 25‑04 passed 6‑1; HCCPA 25‑03 passed 5‑2). Commissioners recorded votes against from Commissioner Hagan on the USA expansion and Commissioners Cohen and Hagan on the map amendment vote.

Board members and staff noted this was a transmittal action, not a final approval, and state agency review and return hearings would follow. The transmittal will trigger standard state and county technical reviews including utility capacity assessments, school-capacity analyses and wetland/permitting reviews.","The board voted to transmit privately initiated comprehensive-plan amendment CPA HCCPA 25-03 (map) and HCCPA 25-04 (USA expansion) to state agencies for review amid opposition from Keystone-Odessa residents and the Planning Commission, which found both inconsistent with the county comprehensive plan and the Keystone-Odessa community plan.","actionData","errors"]

Article not found

Commission approves comprehensive-plan change and rezoning for vehicle recycling facility in Seffner despite residents’ water-quality concerns

Commissioners approve Wai'ama area urban service area expansion and related map amendment

Hillsborough County commissioners adopt five Land Development Code text amendments

Commission transmits Lutz Lake Fern urban service area expansion and companion map amendment to state review