[{"_1":2,"_99":-5,"_100":-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],{"_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",6172862,"mediaKeyId","5385269-c79b34c0e3dd8c89cf0c11dad80ac149","parentId",5385269,"title","Planning commission unanimously rejects proposed urban service expansion and higher-density change for Holly Lane area in Lutz","audioSeconds",5017,"startMs",7444000,"endMs",12461000,"viewUrl","/Search/View?dp=1&key=5385269-c79b34c0e3dd8c89cf0c11dad80ac149&start=7444&end=12461","thumbnailUrl","https://assets.pipeline.soar.com/5385269-c79b34c0e3dd8c89cf0c11dad80ac149/thumbnail_7444000.jpg","articleUrl","/articles/6172862/Hillsborough-County/Florida/Planning-commission-unanimously-rejects-proposed-urban-service-expansion-and-higher-density-change-for-Holly-Lane-area-in-Lutz","mediaUrl","https://secure.pipeline.soar.com/6172862-f6c5eba4bc79d2e742fd26ee25ed3d75/orig.mp4?Expires=1771148198&Signature=T7yxODl63hpBFMahXDrs4GkcIPkmzbHjmU1heLJiwdpnV2dOZmpfiWDDrHiB8UtoNU0ji0mYjbgckmwb9OTWxgFQV4d6DJt6tOySgOF15LvmTkGvI835zdFrr0oF0Mtj52Rb4BF5xP5hpBSMQzvl9I0HtFnnnBwN-kF-NrsrdRDyVQU8JJvLhhpiZzL26lVPmpI-lE4Sk45hJJEIrj9Ua7XWu4no0q9MpxKgza42eThKa-IUBEF36bETD4RpaICL9Q0vHnB9AQBJW6gi3Wtju~LW19Qqz6JSao-3Qo~V1sB3xRM2xWFkqqaIEooQOMnMATzqvihdRzwsjz2Zz0K-kA__&Key-Pair-Id=KUT5TJCACFTXG","author","Hillsborough County, FL ","date","2025-06-27T13:54:21Z","article","The Hillsborough County Planning Commission on July 14 unanimously found two related privately initiated proposals for land east of Dale Mabry Highway — HCCPA 25-13 (urban service area expansion) and HCCPA 25-14 (change from Residential 1 to Residential 9) — inconsistent with the county comprehensive plan, and forwarded the recommendations to the Board of County Commissioners.

Lillian Linehan, planning commission staff, presented both items and said the proposals would add about 24.36 acres into the urban service area and change the future land use to permit higher residential density (up to 219 dwellings at Res 9) and increase nonresidential intensity. Staff cited multiple agency comments, including Hillsborough County Fire Rescue, which said higher density would increase call volumes and could require additional units; the county’s Office of Emergency Management said the proposal does not align with the county’s mitigation goals; community and infrastructure planning said the net trip increase would push Dale Mabry Highway past its service level by approximately 519 trips.

Applicant counsel Cammy Corbett and a certified planner on the team argued the parcel is uniquely situated at an arterial intersection and that utility extensions would provide environmental benefits compared with continued septic/well systems; they urged commissioners to consider the property’s frontage on Dale Mabry rather than only the immediately adjacent low‑density lots. “We would respectfully request your finding of consistency on the expansion,” Corbett said during her closing remarks.

More than three dozen residents spoke in opposition at the hearing. Speakers emphasized Holly Lane’s narrow, tree‑canopied character, recurring flooding, water‑table concerns and school and emergency‑service capacity. Ted Brown, a 50‑year Lutz resident, told the commission the amendment “is in direct conflict with the Lutz Community Plan.” Several residents cited recent storm flooding and the potential for added impervious surface to worsen drainage and water quality in nearby lakes and the Brooker Creek watershed.

Commissioners repeatedly noted the volume of public opposition and the policy direction in the Lutz Community Plan to retain a low‑density, semi‑rural character on the east side of Dale Mabry. Commissioner Kona moved to find both the urban service area expansion and the land‑use change inconsistent; the commission approved both motions 7-0. The staff reports, agency comments and the record of public testimony will accompany the commission’s transmittal to the Board of County Commissioners.","mediaType","Video","parentTitle","Planning Commission: Public Hearing - 7.14.25","oneSentenceSummary","After extensive public comment focused on flooding, traffic and school capacity, the Planning Commission voted 7-0 to find two related map amendments for the Holly Lane/Dale Mabry area (HCCPA 25-13 and 25-14) inconsistent with the comprehensive plan.","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},6172867,"Planning commission recommends denial of Van Dyke Road urban service expansion and higher-density land use",2747,2525000,5272000,"/Search/View?dp=1&key=5385269-c79b34c0e3dd8c89cf0c11dad80ac149&start=2525&end=5272","https://assets.pipeline.soar.com/5385269-c79b34c0e3dd8c89cf0c11dad80ac149/thumbnail_2525000.jpg","/articles/6172867/Hillsborough-County/Florida/Planning-commission-recommends-denial-of-Van-Dyke-Road-urban-service-expansion-and-higher-density-land-use","https://secure.pipeline.soar.com/6172867-820651c1e33582785bd2ad65c570bec7/orig.mp4?Expires=1771148198&Signature=JXtsHlZ7IvQEoQnzchwlRFoHbcVF85HVfJe2QgH~6RL9SV7e~zYDR0I7q9255zOWbgrDiu6hHH2SaogFGfNI4m5EPc4B1eRK~TPNDuhWhhDpBQDgdkXAMjA4GtSI7zOF80xB80AAMIRNQe1s4IdCp2uCU3a6hemjQOaY7rsKNg4InkB-u4k6~CcbbNttJ2MkIVxRPE3wB5SJo~LSRUL3jtj9oaV7AC5J-dlumCZh2tdM3enYpMkZPj6GAuZYXWe142t0Bg7pXtzE0aIGTCAAH3srko9LQhCSkbtDj8c12Y6jQpv1btKwc1YVYV7wzi6Qc7RCjoVS0ewbYWjBxIzo5g__&Key-Pair-Id=KUT5TJCACFTXG","The Hillsborough County Planning Commission on July 14 recommended that two related privately initiated applications for land near 76720 Van Dyke Road — HCCPA 25-11 (urban service area expansion) and HCCPA 25-12 (change from Residential 1 to Residential 12) — be found inconsistent with the county comprehensive plan. Commissioners voted 6-1 on each item to send inconsistency findings to the Board of County Commissioners.

Tyreke Royal, planning commission staff, summarized the two requests and the agency review. He said the urban service area expansion would add roughly 21.73 acres and require public water and sewer connection; staff flagged compatibility and capacity concerns and found the proposals inconsistent with policies that require new development to be compatible with surrounding neighborhoods.

Attorney Jake Kramer, representing the applicant, told commissioners the site sits at the confluence of the Veterans Expressway, Suncoast Parkway and Van Dyke Road and argued the property has existing entitlements and nearby higher‑intensity uses. “So this is one of the busiest areas in northwestern Hillsborough County,” Kramer said, and he described the requested urban service area expansion as largely a technical step to allow for‑sale townhomes rather than a rental product. David Smith, also on the applicant team, said the area already includes public water and sewer and that the county has previously authorized higher intensity on nearby parcels.

Residents and civic groups urged denial. Barbara Aderhold, representing northwest Hillsborough residents, told the commission she agreed with staff’s inconsistency recommendation and warned the change would “pierce” the Keystone Odessa community plan. Several residents — including Melissa Nordbeck, Regina Hernandez and Beth White — cited school capacity, traffic safety on Van Dyke Road, and the Keystone Odessa plan’s guidance favoring low‑density development.

Commission debate noted the area’s infrastructure, the presence of nearby multifamily and commercial zoning on the east side of the expressway, and the applicant’s argument for for‑sale townhomes as transitional development. Commissioners Kress and Linkus moved to find HCCPA 25-11 inconsistent; that motion passed 6-1. Commissioners later voted 6-1 to find HCCPA 25-12 inconsistent; Commissioner Seben cast the lone no vote on both items.

Both inconsistency recommendations will be transmitted to the Hillsborough County Board of County Commissioners for final action. The staff reports and agency comments (fire rescue, community infrastructure planning) remain part of the record; applicants may submit additional technical analysis or revised plans to the county commission ahead of that hearing.","The commission voted to find HCCPA 25-11 (urban service area expansion) and HCCPA 25-12 (future land use change to Res 12) inconsistent with the county plan after residents raised concerns about schools, traffic and rural character; votes were 6-1 on both items.",{"_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},6172871,"Planning commission finds map amendment for County Road 579 inconsistent with county comprehensive plan",1746,819000,2565000,"/Search/View?dp=1&key=5385269-c79b34c0e3dd8c89cf0c11dad80ac149&start=819&end=2565","https://assets.pipeline.soar.com/5385269-c79b34c0e3dd8c89cf0c11dad80ac149/thumbnail_819000.jpg","/articles/6172871/Hillsborough-County/Florida/Planning-commission-finds-map-amendment-for-County-Road-579-inconsistent-with-county-comprehensive-plan","https://secure.pipeline.soar.com/6172871-4bf14d4c6165c9bb24ad074cba2cb7e3/orig.mp4?Expires=1771148198&Signature=Gqhxu0EAt8SXwBUbM0wuTDs-F0XuUbtqg3HDfXSvn5RStEiCKgsh4-tc5~Ilaqm8YzOvSrZ52icPLBH7VKFwgSJnrB5oyDTWbRWEzdgUJ5DJQ4Xul6l7~jjjafFPfL2ODMA8CnhYjFmzj0~PfmA0Fby~mhYQKyEpHClKaab21vgxKVauLcOutIB0OyuYdbVDMaEu1XOroSToZnsCgOxyAiQbFpAEAe97oDJtirrApCnLSUKIwqj7GuWYDVMg4~wM7y2lNKniIiMrUZJYtaYJXRLx-utefqkPB0rfguR3jUoL-BWIp1so-nLmT8-2DPDFuBjhaMTra7GfvX9US3g~cg__&Key-Pair-Id=KUT5TJCACFTXG","The Hillsborough County Planning Commission on July 14 voted 5-2 to find HCCPA 25-10 — a privately initiated comprehensive plan map amendment for 15.64 acres at 6544 County Road 579 — inconsistent with the county comprehensive plan, and will forward the matter to the Board of County Commissioners for final action.

Planning commission staff told commissioners the request would change the site’s future land use from residential 1 and residential 4 to Light Industrial Planned (LIP) and said the amendment is “inconsistent with the goals, objectives, and policies of the unincorporated Hillsborough County comprehensive plan.” Willa Mickey, Planning Commission staff, said the LIP category “would not provide a gradual transition of use between the site and the surrounding lower intensity land use categories such as residential 1 and residential 4.”

The staff presentation said the site is about 15.64 acres in the rural area and within the TenotaSassa community plan. Under the existing residential designations the site could be considered for up to 47 dwelling units; the proposed LIP designation would eliminate residential potential but would allow higher nonresidential intensity — staff cited a potential of roughly 510,958 square feet of nonresidential uses under LIP. Staff also noted the county community and infrastructure planning division found the applicant’s traffic study insufficient.

Representing the applicant, attorney Gina Grimes of Bradley, Errant, Bolt & Cummings said the applicant disagrees with staff’s analysis and stressed recent development trends along County Road 579. “We disagree with their finding,” Grimes told commissioners, arguing that existing industrial and commercial development nearby and a required companion planned development (PD) for the site would provide buffers and limit intensity.

Commission discussion touched on both the accuracy of existing maps and whether a PD could address compatibility. Commissioner Steven moved to find the amendment consistent; that motion failed on a 2-5 voice and roll-call vote. Commissioner Buza then moved to find the proposal inconsistent; the motion passed 5-2. Commissioners Kona and Steven voted no.

The planning commission’s recommendation is advisory; the case now goes to the Hillsborough County Board of County Commissioners for a final decision. The staff report and agency review materials referenced traffic‑analysis comments and community plan policies cited in the commission’s inconsistency finding.","The Hillsborough County Planning Commission voted 5-2 to find HCCPA 25-10 (6544 County Road 579) inconsistent with the county comprehensive plan after staff raised compatibility and traffic‑study concerns; the finding will be forwarded to the Board of County Commissioners.","actionData","errors"]

Article not found

Planning commission unanimously rejects proposed urban service expansion and higher-density change for Holly Lane area in Lutz

Planning commission recommends denial of Van Dyke Road urban service expansion and higher-density land use

Planning commission finds map amendment for County Road 579 inconsistent with county comprehensive plan