TAMPA - Developers are proposing several large residential and commercial projects in rural areas that critics say will cripple Hillsborough County's efforts to contain sprawl and cost taxpayers big bucks for county services far from urban centers.

"We have other obligations to serve inside the urban service area we need to look at before we start looking at various requests for an extension here or there because somebody found a cheap piece of property," said Bob Hunter, executive director of the Hillsborough County City-County Planning Commission.

Developers say most of the prime developable land in areas where they're now allowed to build is gone. What's left are small tracts suitable only for high-density developments such as apartments and condominiums. Such developments are almost always defeated because of opposition from established neighborhoods, they say.

Last year, the Planning Commission and the County Commission rejected an attempt by developers to extend the urban service area, which limits where high density, citylike development is allowed. Now, critics charge, the developers are trying to achieve their goal through individual amendments to the county's comprehensive growth plan that would extend water and sewer lines outside the normal service area.

Three major amendments will come before the county by the end of the month. If adopted, they would dramatically increase the amount of development allowed on several hundred acres owned by those proposing the changes.

Critics, though, say the ramifications would extend much further than the specific developments.

"All these little amendments singularly may not be important," said Tom Aderhold, president of the Keystone Civic Association. "But when you consider that it impacts the entire county ... it's a way for a builder and developer to slowly erode our community-based plans and the urban service boundaries."

Developers deny such a conspiracy. The comprehensive plan amendments being proposed merely extend water and sewer to areas ripe for development, they say.

"I think it's an obvious attempt to change the land use on parcels that are in the path of development on commercial or development corridors," said Dave Campo, a consultant to developers who is familiar with the projects.

Campo said the urban service area was poorly planned and didn't take into consideration obvious commercial corridors. One of the proposed comp plan amendments, for example, is for 94 acres next to Interstate 4 near McIntosh Road. The property's western border touches the urban service area.

Vincent Marchetti, the attorney for developers on the I-4 tract and several other comp plan amendments, could not be reached for comment. In papers he filed with the Planning Commission, Marchetti said the parcel should get county utilities because it would spur economic development.

Economic development is not listed in the county comprehensive plan as a reason to extend water and sewer outside the service area. Marchetti is asking the plan be changed so the economic factor is a justification for extending utilities.

The Planning Commission staff analysis rejects that reasoning, saying the term "economic development" is too broad and would allow "the extension of public services into the rural area in a haphazard or unplanned manner."

"It would be a big policy change to bring water and sewer to an area based on land use," said Stephen Griffin, a planner with the Planning Commission.

Health, Wetlands Only Exceptions

The comp plan allows water and sewer outside the urban area under limited circumstances, such as to remedy a public health threat or to protect environmentally sensitive land. Otherwise, the boundary between urban and rural lands should be maintained, planners say, to protect public investments in utilities and other services and to preserve rural areas.

"Sprawl is an ineffective use of county water and sewer lines and it stretches other county services like police, and fire, schools and libraries and parks," Hunter said.

Developer Stephen Dibbs wants to build houses outside the urban service area on the north side of Lutz-Lake Fern Road, just west of the Suncoast Parkway. Dibbs argues that if the county doesn't extend the urban service area to include the development, it will deny him the use of his property.

"I think I have a good chance legally," Dibbs said. "I think the Constitution of the United States protects my property values and my property rights."

Dibbs wants a comprehensive plan amendment that will remove his 305 acres from the Keystone-Odessa Community Plan. The plan, developed by community residents and county planners, limits density to one house per 5 acres. Dibbs wants to allow two houses an acre, a tenfold increase.

Dibbs plans to seek another amendment to include his land in the urban service area so he can get water and sewer for his houses. He argues public sewer service will protect 183 acres of wetlands on the site from septic tank contamination. The wetlands form the headwaters of Brooker Creek.

Another comprehensive plan amendment in the Keystone-Odessa area would allow a mixed-use development with 174 homes near Gunn Highway and Van Dyke Road. Under current rules, only 58 homes could be built.

The developer, Shannon Properties, represented by Marchetti, says in its Planning Commission filing that the mixed-use development would offer "consistency and compatibility to adjoining uses."

Rural Lifestyle Threatened

Keystone-Odessa residents, however, argue the comprehensive plan changes would ruin the way of life enshrined in their community plan.

"When I moved out here, I didn't ask anybody to rezone anything or ask anybody to make changes. I wanted to live a rural lifestyle," said Buddy Rawls, who said his father raised hogs on Anderson Road.

"If you keep taking that away from us," Rawls said, "then it's no different than the people who live in town."

Marchetti and Dibbs' comprehensive plan amendments will be heard by the Planning Commission at a 5:30 p.m. public hearing Jan. 28 at the County Center, 601 E. Kennedy Ave.

Reporter Mike Salinero can be reached at (813) 259-8303 or msalinero@tampatrib.com.