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One Corridor Plan Nixed

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B.C. MANION

The Tampa Tribune

Published: September 17, 2008

LUTZ - A proposal that would boost commercial potential next to the Publix at Lutz-Lake Fern Road and North Dale Mabry Highway has been shot down by the Hillsborough County City-County Planning Commission.

But planning commissioners think it's a good idea to expand the commercial potential for 2 acres along North Dale Mabry near Sunlake Boulevard.

Those are the recommendations the advisory board made to the Hillsborough County Commission on proposed changes to the county's land development code.

The county commission is scheduled to have a public hearing on the proposed changes - as well as other changes to its land development code - at 6 p.m. on Oct. 16. The board is expected to vote on the changes at a second public hearing slated for 6 p.m. Nov. 13.

The changes along North Dale Mabry Highway are being considered as proposed changes to the county's North Dale Mabry Highway Overlay District, adopted in 1989 to guide development along the highway between Van Dyke and County Line roads.

The district was created to prevent strip development along that stretch of highway with gas stations, restaurants and other commercial uses.

The proposed update to the district follows months of committee meetings and open houses, characterized by disagreements over what changes, if any, should be made to the district.

The planning board's recommendations came after lengthy public testimony.

Opponents urged the planning board to protect the character of their community.

Proponents argued the busy road is no place to build new houses.

John Healey, an executive planner for the county's Planning and Growth Management department, presented two proposed changes.

One would boost commercial development potential at the Lutz-Lake Fern intersection to 110,000 square feet - a 42,000-square-foot expansion. The other change would expand the overlay district to allow commercial development on 2 acres near Sunlake Boulevard.

Planning Commission Chairman Bruce Cury asked Healey to justify the additional commercial development.

Healey said more commercial space is appropriate near Sunlake because of anticipated traffic increases due to the extension of Sunlake into Pasco County and the widening of Lutz-Lake Fern Road to four lanes.

The increased commercial next to the Publix at Lutz-Lake Fern came at the county commission's direction, Healey said.
Cury wanted to be clear. He wanted to know whether planners had been asked to study the intersection with the Publix to see whether more commercial space was warranted.

Healey explained the county commission directed staff to increase the commercial at that corner to bring it back to the level it was at when the overlay district was approved, but before the state Department of Transportation took a portion of the land through eminent domain.

The order came on Dec. 11, at the urging of Commissioner Brian Blair. At the time, Blair declared: "I have a problem when someone takes something from you."

At that same public meeting, Commissioner Jim Norman agreed that expanding the commercial is a good idea, but not because the road department took the land.

"I'm sure the property owner was paid by DOT," Norman said. He said more commercial space makes sense because it shortens the distance people must drive to get to shops.

State Department of Transportation records show that property owner Joseph Digerlando was paid $1,679,500 for 7.65 acres in 1994 for land needed for a future intersection improvement.

At the planning commission hearing, Cury seemed confounded by the county board's action.

He said it seemed to "short-circuit" the system.

"I don't understand how they can direct you to expand it," Cury told Healey.
Cury asked if a population increase had occurred to justify the need for more need for commercial.

"We did not do that type of analysis," Healey said.

During public testimony, Digerlando told the planning board he thinks it would be a good idea to add shops next to the Publix.

Allegro Campos, who lives nearby, disagreed. She said neighbors already contend with noisy trucks when they make morning deliveries. They're also concerned that crime at nearby businesses could spill into the neighborhood.

Steve Polzin, president of the Lutz Civic Association, said the community doesn't see a compelling need to amend the overlay district. "It's not like folks are desperate for new retail."

Several speakers told the planning board that the community has been consistent in its objections to increased commercial, but those views have been disregarded.

"It's classic urban sprawl in the interests of a few," said John Cushing, of 18635 Geraci Road.

On the other hand, property owners such as Paul Liau said no one will buy a home that's built on such a busy road.

Michael Horner, a private planning consultant, has attended numerous meetings and workshops. "None of us supported strip commercial," Horner said. But some commercial expansion is reasonable, based on realistic conditions, he said.

Ronald Hembree, who lives in Cheval, characterized himself as the only speaker who didn't have a particular axe to grind.

Opponents have been very vocal, making it hard for people who don't agree with them to speak out, Hembree said.

"We're only looking at two small segments," Hembree said. "It seems reasonable to support these."

Reporter B.C. Manion can be reached at (813) 865-1507 or bmanion@tampatrib.com.

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