Residents of Hillsborough County are asking our elected leaders to protect the rural character of our community by opposing the proposed modification to the Tevalo Hills development proposed zoning MM26-0553

The proposed modification would increase residential density in an area surrounded by agricultural land and properties developed at approximately one home per acre. Introducing higher-density suburban development into this rural area would fundamentally change the character of the community and create conflicts with existing agricultural operations.

The Unincorporated Hillsborough County Comprehensive Plan is the primary document guiding land-use decisions in the county. The plan clearly prioritizes the protection of rural land and agricultural uses.

Policy 5.2.5 states that agriculture and agricultural support uses are the preferred uses in rural areas. Converting rural land into higher-density residential subdivisions contradicts this policy and threatens the long-term viability of agricultural land and farming operations in Hillsborough County.

The Comprehensive Plan also requires protection for existing agricultural operations. Policy 5.2.7 requires that new development provide appropriate buffering and mitigation when built near farms. Residential encroachment into rural areas often leads to conflicts involving noise, odors, agricultural equipment, and livestock operations, ultimately placing pressure on farmers and ranchers.

Additionally, Objective 5.3 of the Comprehensive Plan seeks to prevent suburban residential sprawl from spreading into rural areas. Allowing higher-density development in this location would directly contradict the County’s stated goal of preventing sprawl into rural landscapes.

The Comprehensive Plan also requires that new development be compatible with surrounding land uses. Policy 3.1.3 – Compatibility states that any increase in density must be compatible with surrounding development patterns. The surrounding community consists largely of AS-1 agricultural parcels developed at approximately one dwelling unit per acre, making a higher-density development incompatible with the established development pattern.

Policy 4.4.1 – Neighborhood Protection further requires the County to preserve and enhance existing neighborhoods and prevent incompatible increases in density. Introducing a dense subdivision into a rural community would significantly alter the existing rural residential character.

The Comprehensive Plan also requires gradual transitions between densities (Policy 3.1.2) to ensure that higher-density development does not abruptly impact rural properties. Placing smaller residential lots directly adjacent to large agricultural parcels fails to provide the required transition.

In addition to compatibility concerns, rural areas are located outside of the County’s Urban Service Area, meaning they were not designed to support suburban-level development. Expanding development into rural areas places additional strain on infrastructure, including:

• Rural roads and traffic capacity
• Emergency services and fire protection
• Schools and utilities
• Evacuation routes during emergencies

These types of infrastructure expansions can ultimately place financial burdens on taxpayers and strain services that were never planned for rural communities.

Hillsborough County has tools specifically designed to protect rural land and farmland from urbanization. The Transfer of Development Rights (TDR) Program (Land Development Code Section 5.07.01) allows development rights to be transferred to more appropriate areas while permanently preserving agricultural land and environmentally sensitive areas.

The Comprehensive Plan also supports the Florida Right to Farm Act, which protects agricultural operations from nuisance complaints that often arise when residential development encroaches on farming areas.

Rural Hillsborough County contains important environmental resources, including wetlands, wildlife corridors, aquifer recharge areas, and floodplains. Protecting these areas is essential to maintaining the environmental health of the region.

Residents understand that Hillsborough County will continue to grow. However, growth must be responsible, compatible with existing communities, and consistent with the Comprehensive Plan adopted by the County.

Elected officials were chosen to protect the interests and quality of life of existing residents and to ensure that development decisions follow the policies that guide responsible growth.

 
Our Request
We respectfully ask the Hillsborough County Board of County Commissioners to:

• Oppose the proposed modification to the Tevalo Hills development
• Uphold the Hillsborough County Comprehensive Plan
• Protect agricultural land and rural communities
• Ensure compatibility with surrounding AS-1 agricultural parcels
• Prevent incompatible density increases in rural areas

Once farmland and rural open space are lost to development, they cannot be replaced. Protecting rural Hillsborough County today ensures that future generations can continue to benefit from its agricultural heritage, natural resources, and rural character.