Neighbors object to proposed Arbor Bluff subdivision over stormwater, access and tree‑preservation concerns

KB Homes presented a Planned Development (PD 20‑5274, “Arbor Bluff”) on June 16 proposing 140 single‑family homes on formerly nursery‑zoned parcels near Kingsway Road in Seffner. The applicant said the project includes voluntary enhancements — a 35‑foot buffer on the west boundary, a 15‑foot buffer on the north, and a 6‑foot PVC fence with shade trees along several edges — developed through neighbor outreach.

Why it matters: neighbors said the site sits uphill of multiple existing subdivisions and that repeated nearby development has already increased flooding in low‑lying neighborhoods. Residents told the hearing master they lack confidence that retention ponds and county‑required stormwater systems will stop increased runoff from densely developed lots uphill of their homes.

Residents’ testimony: Kevin Cash, representing the Shangri‑La HOA, said his neighborhood’s lake rose a foot after a week with five inches of rain and argued prior developments in the area had worsened flooding; he asked “What assurances do we have that when someone puts 140 homes in such a tight piece of property…that water produced from that is going to be captured and not flow down the hill to us?” Several speakers also urged that Penn National Road remain a closed street rather than becoming a cut‑through, and asked that any construction traffic use Kingsway Road per a proposed condition.

Developer response and engineering: Clayton Brocklemyer, attorney for the applicant, said the team is amenable to limiting Penn National access or making it an emergency access only and noted that construction traffic is proposed to be restricted to Kingsway. Civil engineer Brad Kuhl, the engineer of record, told the hearing master the site’s retention pond will be designed to meet Hillsborough County’s 100‑year, 24‑hour storm event requirements and that Arbor Bluff lies in a separate drainage basin from some of the complaining neighborhoods. He said the team will preserve significant trees where possible and that tree‑preservation and stormwater designs are reviewed during the county’s construction plan review process.

Planning and staff: Development Services recommended approval subject to conditions and found the proposed standards comply with RFC‑10 standards and that the proposed 40‑foot and 50‑foot lots and the proposed buffers are compatible with surrounding development. Planning Commission staff similarly found the PD consistent with the comprehensive plan and the Seffner‑Mango community plan subject to conditions.

Outcome: The hearing master took testimony from community members, applicant representatives and county staff and will file a written recommendation to the clerk. Outstanding issues include final construction‑plan level tree‑preservation mapping, the county’s stormwater design review, and whether Penn National Road will remain closed, be an emergency access only, or be opened as a full connection in final approvals.

Ending: The hearing closed with the applicant reiterating openness to restrictive access arrangements and the county confirming construction‑plan review will address tree preservation and stormwater.