A proposed residential development near Dorman Road and Lithia Pinecrest Road is moving closer to a final decision, raising questions about how continued growth in rural Lithia could affect surrounding communities, including Bloomingdale.

The proposal would allow up to 280 single-family homes on approximately 190 acres north of Dorman Road and west of Browning Road. The property is currently within Hillsborough County’s Rural Service Area, where existing land-use rules would allow roughly 37 homes. Moving the property into the Urban Service Area would make the higher-density development possible. County planning staff previously found the proposal consistent with the Comprehensive Plan, while development staff recommended approval with conditions.

Supporters of the proposal have argued that the project represents a relatively low-density approach to accommodating continued growth in Hillsborough County. The development plan also includes wetlands, open space and buffers intended to separate new homes from neighboring properties. If approved, the project is expected to generate approximately $6.65 million in impact fees for transportation, schools, parks and fire services.

Opponents, including members of Preserve Rural Lithia, have raised concerns about increased density, flooding, compatibility with existing rural properties and the potential strain on local infrastructure. More than 100 residents attended a June commission meeting, where commissioners voted 5-2 to allow the proposal to continue through the review process.

Transportation remains one of the larger concerns. County reviews estimate the proposed development could generate approximately 2,500 vehicle trips per day. Plans call for a roundabout at the development’s entrance on Lithia Pinecrest Road, but additional traffic would ultimately enter a roadway already serving residents traveling between Lithia, FishHawk, Bloomingdale and Brandon.

The effects, therefore, may not stop at Dorman Road. Lithia Pinecrest remains one of the area’s primary north-south corridors, carrying traffic toward Bloomingdale Avenue and the neighborhoods surrounding it. Hillsborough County is already studying improvements along roughly 6.2 miles of Lithia Pinecrest between FishHawk Boulevard and Lumsden Road specifically to address congestion and safety. Potential improvements under consideration include additional roadway capacity, turn lanes, signal coordination and pedestrian and bicycle improvements.

For Bloomingdale residents, additional development farther south could mean more vehicles traveling north on Lithia Pinecrest and eventually dispersing onto Bloomingdale Avenue and nearby neighborhood roads. How significant that impact would be depends on future traffic patterns and whatever transportation improvements accompany the development.

The proposal still faces another important step. The Hillsborough County Board of County Commissioners is scheduled to consider the related Comprehensive Plan amendments Thursday, Aug. 13, at 6 p.m. That hearing will help determine whether the land-use changes necessary for the project can move forward.

The decision represents a broader question facing eastern Hillsborough County: how to accommodate continued residential growth while maintaining the roads, infrastructure and rural character that existing communities rely on.

For homeowners, real estate agents and title companies handling property sales within the Bloomingdale community, knowing where to send an estoppel request can help prevent unnecessary delays during the closing process.

The Bloomingdale community includes 32 individual neighborhoods, 16 of which have mandatory homeowners associations with active and enforceable deed restrictions. The Bloomingdale Neighborhood Association (BNA), however, is a voluntary communitywide organization and is separate from these individual mandatory HOAs.

Because of that distinction, the BNA does not prepare, process or issue estoppel certificates. Estoppel requests for properties located within a mandatory HOA should be directed to the appropriate HOA president or the association’s authorized representative.

Those requesting an estoppel should first determine whether the property is located within one of Bloomingdale’s mandatory HOA neighborhoods and then locate the appropriate HOA contact. A current list of Bloomingdale’s mandatory neighborhoods and representatives is available through the BNA Mandatory HOA Neighborhoods and Contact Information.

Requests should also be submitted with sufficient turnaround time before a scheduled closing. Under Florida law, an HOA generally has up to 10 business days after receiving a written or electronic request to issue an estoppel certificate. Waiting until immediately before closing may create avoidable timing issues.

For residents of Bloomingdale’s non-mandatory neighborhoods, there is no active mandatory HOA responsible for issuing an HOA estoppel. The BNA serves the broader Bloomingdale community but does not assume the responsibilities of an individual homeowners association.

Taking a few minutes to identify the correct neighborhood and HOA representative before submitting a request can help ensure estoppel inquiries reach the person authorized to handle them and keep the closing process moving efficiently.

The Bloomingdale Neighborhood Association will host its annual communitywide garage sale on Saturday, Sept. 12, giving residents throughout Bloomingdale an opportunity to clear out unused items while neighbors shop sales across the community.

The garage sale will take place throughout BNA neighborhoods, with participating sellers hosting sales at their individual homes. A list of participating sellers and their addresses will be posted on the BNA Facebook page ahead of the event, allowing shoppers to plan their stops throughout the community.

To help bring shoppers into participating neighborhoods, the BNA will place a limited number of smaller directional signs near neighborhood entrances and surrounding areas. Residents who would like the BNA to place signage outside their neighborhood entrance should email their address to bl.neighbor1@gmail.com no later than Sept. 5.

The BNA-provided signs are intended to direct shoppers toward participating areas rather than individual homes. Sellers who would like additional or more prominent signage directing customers specifically to their sale are responsible for providing and placing their own signs.

The annual event provides an opportunity for residents to shop within their own community, meet neighbors and give unwanted household items a new home.

Ronele Drive will be closed at South Kings Avenue beginning Sunday at 9 p.m. for South Hillsborough Pipeline installation. This work marks the beginning of construction on Ronele Drive; once the intersection work is complete, crews will continue eastward on Ronele Drive. 

• Residents and visitors should use John Moore Road to access Ronele Drive. 

• Those visiting the Rivard-Simmons Event Center can use John Moore Road or northbound South Kings Avenue. 

• Traffic on South Kings Avenue will be reduced to one lane in both directions from approximately the JC Handly Sports Complex to Dali Drive.  

• The sidewalk on the east side of South Kings Avenue will only be open in the mornings and afternoons to accommodate student travel between Dali Drive and Ronele Drive. Heavy construction activities will be paused during these times to ensure student safety. 

• To cross Ronele Drive, pedestrians should use the temporary sidewalk to bypass the construction area.   

Please follow the posted speed limit and use caution when navigating the new traffic patterns. For more information on the pipeline project, visit SouthHillsboroughPipeline.com.