Lutz & Keystone · Hillsborough County
Lutz and Keystone houses, improved on the land they already have.
Lakes, large lots and a rural character the community plans protect. Here the best project is usually to make the house you have better. We design it in full, inside and out.
County Line Road changes the rules.
Lutz straddles the Hillsborough–Pasco line. South of it, permits come from Hillsborough County and the flood threshold is 50% of the structure’s market value. North of it, Pasco County issues permits and its threshold is 49%, with owner labour and materials counted at commercial rates. ZIP codes do not follow the county line, so we confirm yours on the Property Appraiser’s record first.
Massing model and plan · Design
Keystone is planned to stay rural.
The Keystone–Odessa Community Plan keeps a rural residential character of lakes and agriculture, holds density at one home per five acres and discourages amendments to raise it. The Lutz Community Plan protects a semi-rural, single-family character, with attention to water quality and wetlands.
That makes improvement the natural project here: a better kitchen, a primary suite, an addition or a guest house on land you already own. We study what the lot allows before anything is drawn.
Lakefront houses, designed for the view and the water.
Keystone Lake and the lakes of the Brooker Creek headwaters shape many of these lots. Wetlands, open space and setbacks belong in the first drawing of any lakefront addition, and the rooms that face the water deserve to be designed around it.
The work
Drawn first. Then built.
Kitchen · Design
Guest house · Design
Bathroom · Completed
Reading corner · Furnishings
Guest house · Design
One core service, two ways to begin.
Full-Service Interior Design is our core service, for projects that need a developed design and the studio alongside you. Design Day and the Design Consultation are for decisions and direction. It all starts with a twenty-minute introductory call.
My house is in Lutz. Which county issues my permit?
It depends on which side of County Line Road it sits. Hillsborough issues permits south of the line and Pasco north of it. ZIP codes do not follow the line, so we check the Property Appraiser’s record.
Is the flood threshold 49% or 50%?
Unincorporated Hillsborough uses 50% of the structure’s market value. Pasco County uses 49% of actual cash value.
Can I add a guest house on a Keystone lot?
It depends on the lot, its zoning and the community plan, which holds density at one home per five acres. We study what your lot allows before anything is designed.
Where do we start?
With a twenty-minute introductory call to understand the project. From there we recommend Full-Service Interior Design, a Design Day or a Design Consultation, whichever fits.