October 16th at 6:00 pm!

Keystone,

We need your help fighting proposed development of up to 127 townhomes with commercial development that goes against the Keystone-Odessa Community Plan.  This development and urban area expansion undermines the peaceful and harmonious community that generations of Keystone-Odessa families have worked hard to build, and it robs us of our precious resources.

This project is located at Van Dyke Rd and Tobacco Road

The final decision to accept or deny the modification and amendments is

at the BOCC Public Meeting

Thursday, October 16, 2025 at 6:00pm

County Center 2^nd floor boardroom

601 E Kennedy Blvd, Tampa FL 33602

MM-25-0808 is the 4^th item on the agenda

We are not asking you to speak. Only those on record at the previous Zoning Hearing are allowed to speak and BOCC has been limiting public comment to 10 minutes total.

We are asking the community to show up to this hearing.

Keystone buttons will be provided.

We need to show commissioners our commitment to fight for our community. If you are a parent of a Steinbrenner High School student, please invite them to come as it directly affects them.

Urban expansion amendments are privately initiated applications to expand the urban service area into the rural service area. This allows greater density and public utilities to Keystone.

There are two applications for urban expansion into Keystone; HC/CPA 25-11 and HC/CPA 25-12.

Planning Commission found both urban expansion applications inconsistent with the County’s Comprehensive Plan. They are also inconsistent with the Keystone-Odessa Community Plan.

These applications address 12.97 acres (current Hayfield) and 8.76 acres (17635 Tobacco Road, where offices are currently located) Both of these folios are currently zoned R-1 meaning one house per acre.

There is a companion application for a major modification (MM 25-0808) on just the Hayfield. Of the 12.97 acres which are zoned R-1, there is a portion of the site that allows up to 110,000 square feet (approx. 2.5 acres) of commercial neighborhood development.

The applicant is requesting a modification to allow the option of developing with either the approved commercial uses or 127 townhomes by DR Horton.

There are 3 proposed site plans.

Currently there is access permitted to Van Dyke Farms Boulevard.

At the Zoning Hearing, MM 25-0808 was found consistent. Why? Because the current land use code (Section 10.03.04 H) is based on the urban expansion already being approved rather than the current zoning of R-1 in the rural area.

However, this consistency approval is based on additional conditions. AND THESE ARE HUGE CONDITIONS. There is a myriad of conditions we have not listed both shown on the application and additional administrative variances that can be approved with the county that are not subject to public approval or knowledge.

Utilities: Van Dyke Farms is vested for county utilities so well and septic requirements do not apply to this property. BUT county utilities are at capacity.

Based on the information provided, Hillsborough County Environmental Services Division requests the following condition be incorporated in the PD - A new interim wastewater treatment plant located within the Wellhead Resource Protection Area Zone 1 (Wellhead Resource Protection Areas are designated to protect the quality of existing potable water resources)

This is our drinking water!

Interim wastewater treatment plants are a prohibited activity in WRPA Zone 1 unless Advanced Wastewater Treatment (AWT) standards and other regulatory requirements for Community Wastewater Treatment Plants are met. This now involves oversight by EPC.

The veiled threat that this parcel will be developed with a Live Local project if the applicant is not allowed to expand the urban area to build townhomes does not apply. New IWWTPs are permitted only within the designated Urban Service Area.

A portion of this site contains wetlands and a portion of the site is in Flood Zone AE which indicates a 100 year floodplain.

There is a proposed variation to eliminate the 5-foot buffer along the southern and western boundaries.

The proposed changes to this land would have an impact on HCFR as additional dwellings would increase call volumes and response which could require the department to add an additional unit (Rescue/Ambulance) to the Van Dyke Road Fire Station 34.

This development puts Steinbrenner High School over capacity.

Traffic: Based on the traffic analysis and information provided by the applicant and the Planning Commission, there is not adequate capacity to accommodate the additional generated trips.

A 200 foot left-turn lane is required on Van Dyke Road.

Extending the existing 195 foot east westbound-to-south left turn lane on Van Dyke Road to a minimum of 285 feet at the intersection of Van Dyke Road and Tobacco Road.

As Van Dyke Road is a substandard arterial roadway, the developer will be required to improve the roadway, between projects access onto Van Dyke Road and the nearest roadway meeting an applicable standard. As Tobacco Road is a substandard arterial roadway, the developer will be required to improve the roadway, between the projects access(es) onto Tobacco Road and the nearest roadway meeting an applicable standard.

Tobacco Road Realignment would be needed if commercial is built.

A 125 foot left-turn is required on Van Dyke Road for westbound-to-south left turns into residential access (Van Dyke Farms Boulevard).

Access to the project is one access from Van Dyke Road and no more than two access from Tobacco Rd. A second access from Van Dyke Road may be permitted if approved by the Traffic Engineering Department.

The developer shall dedicate an additional 35 feet of right-of-way on the south side of Van Dyke Road. the right-of-way necessary on Van Dyke Road & Tobacco Road for any turn lanes required by the project’s impacts. This will provide part of the 150 feet of total right-of-way needed ultimately to accommodate a symmetrical 6-lane divided roadway section.

If, in the course of site plan approval, the Hillsborough County Fire Department, the Department of Development Coordination or any other agency with competent jurisdiction expresses concern about the length of the cul-de-sac serving the southeast portion of the site, an emergency access only to Fitzgerald Road may be constructed to allow fire or other emergency vehicles access to that portion of the site. The establishment of such an emergency access shall not be considered as a conceptual modification to this approval.

Please share this information with your neighbors and friends!