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Planning Commission finds Rebecca Road map amendment inconsistent after neighbors cite wetlands, flooding and rural policy
Summary
Planning Commission staff recommended HCCPA 24‑25 (1911 Rebecca Road) be found inconsistent with the comprehensive plan; commissioners agreed and recommended inconsistency, after neighbors and local associations testified about extensive wetlands, flood risk and lack of infrastructure.
Wally Gallick, planning commission staff, presented HCCPA 24‑25, a privately initiated small‑scale map amendment asking to change a roughly 2.14‑acre parcel at 1911 Rebecca Road in the Lutz area from Residential 1 (Res‑1) to Residential 2 (Res‑2). Gallick described the property as vacant with significant wetlands (about 1.53 acres of wetland and 0.61 acres of upland) and located in the rural area inside the Lutz community plan boundaries.
Under Res‑1 the site allows up to one dwelling unit per acre (roughly two units on the parcel); Res‑2 would allow up to two dwelling units per acre (roughly four units). Gallick’s staff analysis concluded the proposal is inconsistent with comprehensive plan policies protecting rural character and objective 4 (rural area policies); staff recommended the commission find the amendment inconsistent.
The applicant, David Wright of TSP Companies, said the owners purchased the lot believing they could build a house and argued the parcel is not subdividable under current zoning without a map amendment. Owner Alexis Lopez said he wants to build a single‑family home and that surveys, soils and other studies are in progress; he asked for approval.
Neighborhood and community commenters opposed the amendment. Chris Paul, president of the Cambridge Homeowners Association, and other nearby residents cited wetlands that comprise roughly 70% of the parcel, a location inside a wellhead protection zone, limited access to county water and sewer (the area is in the rural service area), and ongoing drainage problems in the neighborhood. Multiple speakers said the upland portion is too small and narrow to fit required septic and buildable area without encroaching on wetlands. Several homeowners described previous flood events that blocked road access to their subdivision and warned the site serves as a drainage relief valve for surrounding properties.
Engineer David Fuchs, on behalf of the applicant, said the buildable portion is not in the 100‑year floodplain and that the applicant’s plans propose piping existing roadside drainage through an 18‑inch pipe to the wetland so as not to block north‑side drainage on Rebecca Road; the applicant submitted a wetland delineation approved by the Environmental Protection Commission (EPC).
After questions and discussion, Commissioner Buza moved and Commissioner Bowden seconded a motion finding HCCPA 24‑25 inconsistent with the comprehensive plan; the motion passed unanimously. The commission’s determination will be forwarded to the Board of County Commissioners.
