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.