Unincorporated Hillsborough County Comprehensive Plan

Only Goals, Objectives, and Policies are adopted.

Last updated June 26, 2026

Contents

02 Introduction

07 Built Environment

162 Natural Open Space

214 One Water

242 Governance

308 Definitions

Introduction

The Unincorporated Hillsborough County Comprehensive Plan is a blueprint adopted by the Board of County Commissioners to guide the development of land, economic growth, resource protection, and the provision of public services and facilities within unincorporated Hillsborough County. The Comprehensive Plan is a resource for managing the County's long-range planning. It is designed to be a working document used by county officials, staff and residents as a policy guide to direct community development decisions. It assists with community infrastructure budgeting and is also used as a tool to guide housing, business and industrial investment in the County.

Typically, comprehensive plans are general in nature, providing a framework and policy context to make decisions relating to land use, public capital investments and future development.

Although comprehensive planning has been required in Florida since the 1970s, local government planning in Florida has been guided for more than 35 years by the 1985 Growth Management Act and subsequent amendments. The

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Growth Management Act requires that every local government in Florida adopt a Comprehensive Plan to guide growth and development. Each Comprehensive Plan must have Chapters that address specific concerns, such as land use, transportation, open space, housing, conservation, and capital improvements.

One particular amendment to the legislation, the 2011 Community Planning Act, allows the County to develop a Comprehensive Plan tailored more toward local context. State Statute 163.3177 states that a Comprehensive Plan must include Sections on Future Land Use, transportation (Mobility), general sanitary sewer, drainage, potable water, natural groundwater (One Water), Solid Waste, conservation (Environmental and Sustainability), Recreation & Open Space, Housing, Coastal Management, Intergovernmental Coordination, Private Property Rights and Capital Improvements. Optional Sections included in the Unincorporated Hillsborough County Comprehensive Plan are Livable Communities and Public Schools. The Livable Communities Section was developed

through an extensive citizen participation program and is intended to provide specific recommendations on issues in certain areas of the county. The Public Schools Section addresses unique needs and offers common policies that address public schools in different areas of the County.

Hillsborough County has divided the components of its Plan into five parts; Built Environment, Natural Open Space, One Water, Governance and Other Documents. The first four parts contain the Goals, Objectives, and Policies constituting the primary Chapters of the Plan. The fifth and final part, Maps & Non-Adopted Documents, contains adopted/non-adopted maps and non-adopted background information on each Section.

The Hillsborough County City-County Planning Commission serves as the Local Planning Agency responsible for preparing, monitoring, evaluating, and updating the Comprehensive Plan.

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Structure of the Comprehensive Plan

An important part of the Hillsborough County Comprehensive Plan Update involved an overhaul of its organizational structure to provide a more user-friendly format and better highlight the relationships between Chapters. The reorganization places the existing and improved Comprehensive Plan Chapters in a new hierarchy organized around four themes: Built Environment, Natural Open Space, One Water Governance and Other Documents. The following depicts the structure of the newly organized plan:

Chapters and Sections

Four Chapters comprise the Comprehensive Plan and house a series of Sections with a corresponding theme or topic. Individual Sections are closely linked by topic area and intent. Goals, objectives, and policies work together to achieve a common purpose.

Chapter Structure

Each Chapter begins with an introduction explaining the significance of the Chapter and its Sections. Each Section has a brief introduction explaining to the reader the importance of the Section and how it helped shape the content within the Chapter. The majority of each Chapter is allocated to goals, objectives, and policies.

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Goal

A Goal is a general statement about a desired future outcome. Goals provide the long-term vision and serve as the plan’s foundation but do not indicate specific actions to achieve the desired outcomes. Goals provide the basis for the more specific directions provided by objectives and policies.

Objective

An Objective is a more specific statement that provides direction to achieve a given goal. There are typically several objectives associated with each goal contained in the plan.

Policy

Policies are specific courses of action or rules of conduct used to achieve the goals and objectives of the plan. They are intended to be used regularly to guide day-to-day decision-making and direct actions to be taken by the County to implement the plan.

Chapters of the Plan

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Built Environment

Provides direction for managing anticipated growth in the unincorporated County in an orderly and balanced manner. The Future Land Use Section is designed to work in concert with all the other Chapters of the Comprehensive Plan to ensure that the distribution of land uses will meet the future economic, social, physical, and environmental needs of unincorporated Hillsborough County. The Mobility Section sets forth a program to develop and maintain a safe, convenient, and efficient transportation system, including public transit and private aviation facilities. This Section also focuses on developing and maintaining an environmentally sensitive transportation system through alternative modes of transportation, coordination with land uses and coordination with adjacent communities. This Chapter also includes the Housing Section, which establishes the foundation for programs and actions that the County will undertake to provide housing for residents with varied needs, incomes, and ages.

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Natural Open Space

Provides the basis to maintain and improve environmental quality as the County seeks a sustainable balance between manmade and natural systems through the Environmental and Sustainability Section. The Coastal Management Section addresses requirements of Florida statutes with an emphasis on hazard mitigation and protection of life and property from natural hazards that may impact the County. The Section also provides language on protecting the environmental ecosystems along the County's coast. The Recreation and Open Space Section includes guidance for the provision of facilities and services relating to parks and recreation.

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One Water

Provides direction for the provision and management of general sanitary sewer, stormwater management and potable water facilities and natural groundwater aquifer recharge per 163.3177(6)(c), F.S. It is developed with the vision of an integrated, sustainable water resources management program. It represents a holistic and integrated approach to planning for potable water, wastewater, stormwater, and the natural environment within unincorporated Hillsborough County.

Chapters of the Plan

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Governance

This Chapter ties the implementing goals, objectives, and policies of the Comprehensive Plan to future infrastructure needs and identifies viable revenue sources to fund those needs through the Capital Improvements Section. The Chapter also includes an Intergovernmental Coordination Section, which identifies intergovernmental relationships and relevant federal, state, regional and local agencies, including adjacent counties and incorporated municipalities. This Chapter aims to identify processes and improve coordination between the county and the various stakeholders to support efficient and effective relationships. The Solid Waste Section discusses solid waste collection, disposal and recycling. The Public Schools Section addresses requirements per 163.3177(12)(g), F.S., and the Definitions provide adopted key terms within the Plan. The Legal Status of the Plan adopted by the Board of County Commissioners is also located within this Chapter.

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Maps & Non-Adopted Documents

The adopted and non-adopted maps required per 163.3177, F.S. depict the current, proposed distribution, extent and location of several types of land uses and natural areas. Non-adopted language provides data and analysis which supports the development of policies within the Plan. Adopted maps are required by state statute.

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Built Environment

Future Land Use

Property Rights

Mobility

Housing

Livable Communities

Only Goals, Objectives, and Policies are adopted.

Future Land Use

Introduction

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Countywide Growth Strategy

By 2045, unincorporated Hillsborough County is projected to grow by over 350,000 additional residents and over 100,000 more jobs. Determining where those new residents will live, work, and play as well as get around is the fundamental purpose of the Built Environment Chapter of the Comprehensive Plan. Specifically, the Future Land Use Section focuses on the County's strategy to accommodate additional growth in a manner that maintains choices of places where people can live – whether it be in a rural, suburban or urban community. It is also important that the new growth occurs in a manner that complements existing communities, maintains environmental and agricultural assets and efficiently utilizes infrastructure. The policies outlined in this section aim to balance these different issues.

Goals of this section aim to accomplish the following:

• Guide future growth through the placement of an Urban Service Area (USA) and identification of Urban Expansion Areas, allowing for urban, suburban and rural communities.
• Define areas within the USA where greater levels of density and intensity of new development and redevelopment - called Centers and Connections -may be appropriate to maximize infrastructure and accommodate projected population and job needs.
• Align public investment decisions with land use decisions to better meet the needs of current and future residents.
• Support the creation of places within our existing suburban communities where people can work, shop and access services in close proximity to where they live with safe mobility choices available to them.
• Identify new residential growth opportunities aligned with infrastructure service throughthe planning for and establishment of Urban Expansion Areas.
• Maintain a distinct Rural Area characterized by the retention of agricultural uses, thepreservation of natural environmental areas and ecosystems and the maintenance of arural lifestyle for existing residents.
• Preserve natural environmental systems and open space while simultaneously reducing exposure to natural hazards.
• Create compatible development patterns, recognizing land use patterns of existing communities, through the design and location of land uses.

Urban Service Area and Urban Expansion Areas

The USA is both a boundary on the Future Land Use Map and a strategy to focus 80% of new growth and redevelopment within that boundary aligning with public and private infrastructure investments.

As shown in Exhibits 1.0 and 1.1 below, based on most recent short- and long-term population

projections, the % of new residential growth going into the Urban Service Area and cities will not meet this goal as soon as 2030. These projections demonstrate that the time has come to plan for and adopt Urban Expansion Areas as outlined in Objective 1.3. These areas will primarily provide the opportunity for new suburban residential development. A focus in expansion areas will be to plan infrastructure needed to serve the new proposed development.

Within the current Urban Service Area (USA) boundary, vacant and developable land has become increasingly constrained. Therefore, the focus in the current USA will be on two things – opportunities for redevelopment and infill in appropriate areas and preserving the character of existing suburban residential neighborhoods. Within the USA, a mix of commercial and employment uses are also planned in close proximity to where people live. Employment projections shown in Exhibit 1.2 anticipate that a greater share of future employment will go into the City of Tampa, allowing for more of the employment growth to be accommodated in the existing Urban Service Area and three cities.

Central water and sewer and greater mobility options should be planned in the USA. By guiding growth to be predominately in the USA and Urban Expansion Areas, we create more livable and desirable communities, while also preserving the rural lifestyles and our numerous environmental and agricultural assets.

Exhibit 1.0 : Population Projections 2030-2045

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Exhibit 1.1: Hillsborough County Share of New Population Through 2045

Exhibit 1.2: Employment Projections 2030-2045

FUTURE LAND USE

GOAL 1

Maintain a land use pattern that concentrates growth in the Urban Service Area (USA) and Urban Expansion Areas which ensures that growth is supported by existing or planned public facilities and services.

Urban Service Area

Objective 1.1

Direct at least 80% of new population growth into the USA and adopted Urban expansion areas through 2045. Building permit activity and other similar measures will be used to evaluate this objective.

Policies

1.1.1 Establish and maintain an USA Boundary to designate on the Future Land Use Map the location for urban and suburban level development and redevelopment in the unincorporated County, maximizing the investment in existing and future infrastructure.

1.1.2 To direct growth within the USA, all new residential or mixed-use Future Land Use categories within the USA shall have a density of 4 du/ga or greater unless environmental features or existing development patterns do not support those densities. These categories are identified as Suburban and Urban land use categories in Table 2.2.

1.1.3 Within the USA, medium and high-density residential and mixed-use development is encouraged to be located along Centers and Connections as identified in Objective 2.4.

1.1.4 Coordinate the timing of new development with the provision of infrastructure, transportation, transit services and other public services, such as schools, recreational facilities, etc., in a financially feasible manner with long and short range plans such as but not limited to the Capital Improvements Program, School Five Year Facilities Plan, 10-Year Water Supply Facilities Work Plan and Transportation Improvement Program.

1.1.5 The appropriateness of Future Land Use Map Amendments that increase density or intensity within the USA to a degree that it changes the land use classification from Suburban to Urban (as outlined in Objective 2.2) should be evaluated based on the following:

• The availability of the programmed urban services such as multi-modal transportation systems, central water and sewer, schools, fire and emergency services.
• The compatibility of the increased density or intensity with the surrounding existing development, particularly existing residential neighborhoods, and whether the change would adversely impact the surrounding areas.
• Furtherance of the adopted Community Plan vision if one exists for the area.

1.1.6 Consistent with and further defined in the Capital Improvements Section, the County will ensure availability of adequate infrastructure for those services with Adopted Levels of Service through the concurrency review process for new development and coordinate land use and transportation planning to achieve Target Levels of Service.

1.1.7 Coordinate with adjacent local jurisdictions and conduct joint planning efforts for infrastructure to manage the timing and location of new development and/or redevelopment when it occurs along jurisdictional boundaries.

1.1.8 In order to address the need for transportation improvements necessitated by development in the expanded Urban Service Area, mobility fee funds collected in the USA expansion pursuant to HC/CPA 24-44 shall be expended in the geographical area included in HC/CPA 24-44 and the mobility fees collected in the USA expansion pursuant to HC/CPA 24-46 shall be expended in the geographical area included in HC/CPA 24-46. However, such mobility fee funds can be used on transportation improvements within a ¼ mile of each of these areas, that will mitigate impacts of development within such areas, in accordance with the Hillsborough County Mobility Fee program ordinance.

1.1.9 Properties Split by the USA

Lots of record identified by single folio as of July 26, 1989, split by the USA line shall be considered entirely within the USA if one or more of the following criteria are met:

• Lots and blocks that are part of a platted subdivision are inside the USA.
• 50% or more of a platted subdivision or record as of July 26, 1989, is within the USA.
• For lots of record as of July 26, 1989, that are 100 acres or greater, at least 50% of the parcel must be inside the USA. For parcels less than 100 acres, at least 25% of the parcel must be in the USA.
• The portion of the property that is outside the USA is water or conservation area.

If none of these criteria are met, the parcel will be considered to be part of the Rural Area in its entirety.

1.1.10 Publicly and privately initiated amendments of the USA boundary will meet the following criteria:

1. Adjacent and contiguous to the established USA; or if not contiguous there are unique circumstances warranting the separation, such as but not limited to separation by environmental lands.
2. Contain developable land addressing population and employment projections.
3. The proposed boundary would be an extension of an existing development pattern and/or has a functional relationship to the development pattern of the surrounding area of the proposed site while ensuring the review of adopted Community Plan guidance has occurred and addresses any conflicts.
4. In order to ensure that new development contributes adequately to the costs associated with necessary infrastructure and services, plan amendment applications for expansion to the Urban Service Area shall provide an analysis of availability and capacity and fiscal impacts on the following infrastructure and services: Schools, Transportation, Water, Sewer, Solid Waste, Stormwater, Fire/Rescue and Parks. Deficits created by the new development shall be addressed through techniques such as but not limited to developer agreements, CIP amendments and public/private partnerships.
5. The proposed boundary would not adversely impact environmental, natural, historical and/or archaeological resources, features or systems to a degree that is inconsistent with the Plan.
6. Data supports the need for expansion of the USA to provide for the projected population and economic development needs within the planning horizon of the Comprehensive Plan. Data sources and methodology shall be consistent with Policy 1.3.2.
7. The proposed boundary would not compromise the efficient use of land and provision of public services/infrastructure or the preservation of rural areas, agricultural land or natural areas.

1.1.11 Energy Industrial Park-Urban Service Area (EIP-USA)

The USA may be expanded to include Energy Industrial Parks and will be categorized as EIP-USA only if they are adjacent and contiguous to the existing USA. Free standing EIP-USAs not adjacent to the existing USA will not be allowed.

Rural Areas

Rural areas will typically carry land use densities of 1 du/5 ga (dwelling unit per gross acre) or lesser intense Future Land Use categories.

The One Water Chapter outlines relevant language related to water, wastewater and septic in the Rural Area.

Within the Rural Area, there are existing developments characterized as suburban enclaves or rural communities. These are residential developments which have a more dense development pattern and character, usually 1 or 2 du/ga. These enclaves are recognized through the placement of land use categories that permit densities higher than 1 du/5 acres.

New development of a character similar to the established community will be permitted to infill in a limited manner but not be permitted to expand into areas designated with lower land use densities.

Rural communities, such as Lutz, Keystone-Odessa and Thonotosassa will specifically be addressed through community-based planning efforts. These communities, and others like them, have historically served as centers for community activities within the rural environment.

Objective 1.2

The Rural Area is intended to provide areas for long-term agricultural uses, large lot rural residential uses and undeveloped natural areas.

Policies

1.2.1 Within the Rural Area, densities shown on the Future Land Use Map will be no higher than 1 du/5 ga unless located within an area identified with a higher density land use category on the Future Land Use Map as a suburban enclave, planned village, a Planned Development pursuant to the Planned Environmental Community – ½ (PEC ½) category, or rural community which will carry higher densities.

1.2.2 For the purpose of this Plan, planned villages shall be defined as areas identified as Residential Planned-2 or Wimauma Village-2 on the Future Land Use Map within the Rural Area. Rural communities are generally existing areas shown on the Future Land Use map at densities higher than 1 du/5ga and up to 1 du/ga outside the USA. Suburban enclaves are those existing areas shown on the Future Land Use Map as higher than 1 du/ga outside the USA.

1.2.3 The Residential Planned-2 or Wimauma Village-2 land use category shall not be expanded outside of the Urban Service Area.

1.2.4 The presence of Future Land Use categories with Suburban or Urban Future Land Use Categories in the Rural Area does not indicate that the County will be providing central water and sewer service to those areas. Water and sewer service provision in the Rural Area is outlined in the One Water Section.

1.2.5 Encourage clustering to protect natural resources and allow for the continuation of bona fide agricultural uses.

1.2.6 In order to recognize that parcels may exist prior to July 26, 1989, which cannot be subdivided due to a slight shortfall in area and for which, in some cases, variance relief is not possible due to density limits of the Comprehensive Plan, and in view of the de minimis effects posed by the subdivision of such parcels in certain circumstances and the substantial benefit that may be afforded the property owners, a maximum reduction of two percent of the minimum lot area required by the property’s zoning shall be allowed, irrespective of density restrictions of the Comprehensive Plan, subject to the following provisions:

• The parcel shall be a lawful lot created prior to July 26, 1989.
• The parcel shall be located in the Rural Area.
• The parcel shall be agriculturally zoned or have a required minimum lot size of one acre or greater.
• The parcel shall be divided into a maximum of two lots.
• The lot size reduction shall be limited to one lot in the subdivision.

Urban Expansion Area

Objective 1.3

Utilize the creation of Urban Expansion Areas to plan for future population and job growth occurs in an efficient manner while addressing infrastructure demands, housing and job needs, natural and rural area preservation and quality of life.

Policies

1.3.1 Urban Expansion Areas shall be created to allow for planning for areas of unincorporated Hillsborough County that are currently in the Rural Area and will transition to a suburban or urban development pattern over the timeframe covered by this plan. A publicly initiated plan amendment will be needed to create an Urban Expansion Area and shall be accompanied by a Urban Expansion Area Plan to guide the development of the expansion area through multiple project phases, as outlined in Policy 1.3.4.

1.3.2 Establish initial Urban Expansion Areas to accommodate population and job growth through 2045 by 2025. Additional Urban Expansion Areas will be considered if the Bureau of Economic and Business Research (BEBR) forecasts, Planning Commission population projections or an Evaluation and Appraisal Report (EAR) depict a need for expansion to accommodate additional population or job growth during the timeframe covered by this Plan.

1.3.3 Establishment of Urban Expansion Areas will include amendments to the Capital Improvement Program, privately funded infrastructure or other mechanisms, ensuring adequate public facilities and services are at or above Adopted LOS standards as new development occurs.

1.3.4 The Urban Expansion Area Plan will study the following:

1. Opportunities for new suburban residential development and identifying where if appropriate any urban level density/intensity development and employment uses may be located.
2. Allow for an efficient pattern of development that is created to allow for goods, services, recreation and community facilities to meet daily needs located proximate to residential areas.
3. Incorporate transitions in density and intensity along the edge of the expansion areas to existing rural residential and/or agricultural areas.
4. Whether new land use categories should be created for use within the Expansion Area.
5. Consider adopted community plans and make amendments to those plans as needed.
6. Gather community input from property owners, businesses and residents in the study area.

7. Plan for the public facilities and services needed to support future residential and non-residential development. Coordinate with external providers such as but not limited to Tampa Bay Water and the School District as needed. Incorporate land for or future payment in lieu of needed public facilities to serve the expansion area, as appropriate.

8. Ensure that natural systems are maintained. The Urban Expansion Area Plan should be coordinated with the Environmental Protection Commission, the Southwest Florida Water Management District as well as other relevant agencies.

9. Plan for future transportation corridors and connections (including trails, bicycle and pedestrian facilities) in appropriate locations to support the new development. Include needed facilities in the Corridors Preservation Map, Context Classification Map, Long Range Transportation Plan and other plans as appropriate.

10. Analyze and evaluate the fiscal impact to the County.

11. Review impact fees, mobility fees and other tools to ensure the proposed Urban Expansion Area is aligned to infrastructure and land use development strategies. Consideration of public/private partnerships to provide for needed infrastructure are encouraged.

FUTURE LAND USE

GOAL 2

Ensure that the character, compatibility and location of land uses optimize the combined potential for economic benefit, fiscal sustainability, protection of natural resources and maintaining viable agriculture. Ensure density and intensities are maintained through the Future Land Use Map.

Implementation

Relationship to the Future Land Use Map

Objective 2.1

The Future Land Use Map is a regulatory tool governing the pattern of development in unincorporated Hillsborough County through the year 2045.

Policies

2.1.1 The Future Land Use Map shall identify Future Land Use categories, summarized in Table 2.2 and further described in Appendix A, that establish permitted land uses and maximum densities and intensities.

2.1.2 All Future Land Use categories shall have boundaries on the Future Land Use Map that coincide to the extent possible with delineated man-made or natural features.

2.1.3 Planning Commission staff, in conjunction with Hillsborough County, will develop the needs/capacity analysis of land required to accommodate the projected population through the planning horizon using a professional acceptable methodology.

Future Land Use Categories

Objective 2.2

The Future Land Use Map (FLUM) shall identify Land Use Categories summarized in the table below, that establish permitted land uses and maximum densities and intensities.

** See Objective 5.5 and its policies for additional information on density requirements. *** See Objective 4.16 and its policies for additional information on typical uses, density requirements and category intent.

Residential Planned-2 (RP-2)

Policies

2.2.1 The character of each land use category is defined by building type, residential density, functional use and the physical composition of the land. The integration of these factors sets the general atmosphere and character of each land use category. Each category has a range of potentially permissible uses, as described in Table 2.2, which are not exhaustive, but are intended to be illustrative of the character of uses permitted within the land use designation. Not all of those potential uses are routinely acceptable anywhere within that land use category. Other policy provisions of the Future Land Use Section may further limit or expand the uses, density and intensity of development.

2.2.2 Each potential use must be evaluated for compliance with the goals, objectives and policies of the Comprehensive Plan and with applicable development regulations.

2.2.3 The Board of County Commissioners may flex the boundaries of Future Land Use plan categories to recognize or grant a zoning district which is not permitted in the land use category. Prior to the determination, Planning Commission staff shall make a recommendation regarding the consistency of the request with the Comprehensive Plan.

Future Land Use categories may be considered for interpretation as flexible boundaries in accordance with the Flex Provision as follows:

• Through application of the flex provision, the land use category boundaries shall be deemed to extend beyond the precise line to include property adjoining or separated by a man made or natural feature from the existing boundary line.
• The line may be relocated a maximum of 500 feet from the existing land use boundary of the adopted Land Use Plan Map. Right-of-Way is not included in the measurement of the 500 foot flex.
• No new flexes can be extended from an existing flexed area.
• All flexes must be parallel to the land use category line.
• A flex must be requested as part of a planned development or site controlled rezoning application. Major Modifications to approved zonings that changes the intensity, density or the range of uses will require that the previous flex request be re-evaluated for consistency and a new flex request may be required.
• The Future Land Use category may be flexed a maximum of 500 feet from the existing line, not including right-of-way, but including man-made or natural features. Flexes must be parallel to the adopted Future Land Use category line.
• Flexes are not permitted in the Rural Area or in areas specified in Community Plans. Flexes are also not permitted from the Urban Service Area into the Rural Area. All flexes in the Rural Area approved prior to July 2007 are recognized and are not to be considered non-conforming.
• Flexes to increase density are not permitted in the Coastal High Hazard Area.
• Flexes are not permitted from a municipality into the unincorporated county.

• Applicants requesting a flex must provide written justification that they meet the criteria for a flex as outlined in Policy 2.2.4.

2.2.4 A flex request must include data and analysis addressing the following criteria:

• The availability and adequacy of public facilities to serve the proposed development accommodated by the flex;
• The compatibility with surrounding land uses and their density and intensity;
• The utilization of the flex furthers other goals, objectives and policies of the Comprehensive Plan.

2.2.5 For projects whose boundaries encompass more than one Future Land Use category, density and intensity calculations will allow for the blending of those categories across the entire project as long as the combined maximum density and intensity allowed within the categories is not exceeded. The combined total number of dwelling units and/or FAR possible under all the land use categories within the project will be used as a maximum for review purposes. All portions of the project must be contiguous to qualify for blending. Blending of densities and intensities is not permitted between the Urban Service Area (USA) and Rural Area boundary.

Density and Intensity

Objective 2.3

Utilize density and intensity requirements to encourage growth in efficient and predictable patterns throughout Hillsborough County.

Policies

2.3.1 Within the USA, development and redevelopment are encouraged to utilize allowable density of the land use category to maximize the utilization of infrastructure and efficient use of the land.

2.3.2 Calculating Density Densities and intensities are calculated on a gross acreage basis. In coastal areas and for properties including lakes, only land above the mean high-water line may be used in determining acreage size. Natural lakes are excluded from the calculation. Each development proposal is considered a "project." Only lands within a project's boundaries may be used for calculating density and intensity. Density and intensity may be transferred between non-contiguous parcels in accordance with the County's transferable development rights regulations or when the parcels are physically separated from each other by a roadway, wetlands, stream, river, lake or railway.

2.3.3 Calculation of density/intensity of conservation and preservation land must follow the provisions of the Environmentally Sensitive Land Density Calculation outlined in Policy 2.3.9.

2.3.4 Calculating Floor Area Ratio

For the calculation of density, acreage used to calculate commercial, office and industrial uses within the project boundary is excluded (except as allowed in the Innovation Corridor Mixed-Use-35 Future Land Use category). The following lands will be included when calculating gross residential density: planned but unconstructed roads and road rights-of-way, utility rights-of-way, public and private parks, sites for schools and churches, open space sites and community facilities sites such as sewage treatment plants, community centers, well fields, utility substations and drainage facility sites.

For the calculation of floor area ratio (FAR), acreage used to calculate residential uses within the project boundary is excluded (except as allowed in the Innovation Corridor Mixed-Use-35 Future Land Use category). The following lands are included when calculating the gross floor area ratio: planned and unconstructed roads and road rights-of-way, public and private parks and recreation sites, sites for schools and churches, open space sites and land uses and public facilities such as sewage treatment plants, community centers, well fields, utility substations and drainage facility sites. Residential units located above office or commercial uses or that meet the commercial apartment definition in the Land Development Code may be calculated on the basis of Floor Area Ratio.

Density and Intensity Bonuses

2.3.5 Alternative Calculations and Bonuses

Density bonuses outlined in the Comprehensive Plan shall not be applicable to properties within the Coastal High Hazard Area.

Note: Development that has significant environmental conditions on-site must also be in conformance with the objectives and policies of the Environmental & Sustainability Section. Development proposed within the Coastal High Hazard Area must also be in conformance with the Goals, Objectives and Policies found in the Coastal Management Section.

2.3.6 Incentives for Mixed-Use

The following incentives are available to encourage mixed-use and vertically integrated mixed-use projects within the Urban Service Area:

• Parking structures shall not count towards the FAR for projects that include 3 or more land uses or vertically integrate two land uses.
• Projects that either include three or more land uses or vertically integrate two land uses may utilize a density or FAR bonus to the next highest land use category or the following FAR bonus:
  • Property with a Future Land Use Category of 35 units per acre and/or 1.00 FAR and higher and within the USA – may increase up to 50 units and/or an additional .50 FAR
  • Property within a Future Land Use Category of 9 units per acre and/or .5 FAR and higher and within the USA – Increase in FAR by .25

• Property within a Future Land Use Category of 4 units per acre and/or .25 FAR and higher and within the USA – Increase in FAR by .10
• When considering mixed-use projects of 3 or more land uses, a different housing type (multi-family, attached single family or detached single family) may be considered as one of the uses.

2.3.7 Upland Ecosystems Density/Intensity Bonus

The preservation of upland natural plant community vegetation is encouraged through the upland ecosystems density/intensity bonus.

Upland ecosystems include, but are not limited to, Pine Flatwoods, Sandhill, Sand Pine Scrub, Xeric Hammock and Mesic Hammock. The requirements and calculations of this bonus are:

• Upland ecosystems acreage used to calculate this bonus shall be recorded as a permanent Conservation Easement pursuant to Florida Statutes and shall not be eligible for any future development rights.
• This density bonus would not be applicable in the Agricultural/Mining, Agricultural or Agricultural/Rural Future Land Use categories.
• Before the upland ecosystems density bonus could be considered, the wetland credit must be calculated.
• The density/intensity bonus for upland ecosystems preservation would provide a 25% bonus for upland ecosystems including but not limited to Sandhill, Pine Flatwoods, Sand Pine Scrub, Xeric Hammock or Mesic Hammock. This 25% bonus would be calculated in the following manner.
  • Acreage preserved multiplied by 1.25 = Acreage eligible for Density/Intensity Bonus
  • Acreage eligible for bonus multiplied by Intensity/Density of Future Land Use Category = Total Floor Area Ratio (FAR) or Density for that Area
  • Density and intensity on the remaining acreage of the site not to be preserved would be calculated in the normal manner.
• Any increase in dwelling units resulting from the upland ecosystems density bonus, would be clustered and compatible with surrounding uses, with defensible space in the event of wildfires and following Fire Wise guidelines.

2.3.8 In an effort to assist projects preserving gopher tortoise habitat, and other upland Significant and Essential Wildlife Habitat and for the purpose of calculating density and intensity, a 100% density transfer may be allowed.

2.3.9 Environmentally Sensitive Land Density Calculation

Density and FAR calculations for properties that include wetlands will comply with the following calculations and requirements for determining density/intensity.

• Wetlands shall:
  • Exclude land below the mean high water line
  • Include conservation and preservation areas
  • Include wetlands associated with man-made water bodies as defined (including borrow pits).

Density and floor area ratio calculations for properties with 25% or greater wetlands and/or man-made water bodies (including borrow pits) shall be subject to an environmentally sensitive land calculation. Upland acreage of the site multiplied by 1.25 yields the base acreage for the density calculation. That acreage is then multiplied by the maximum intensity/density of the Future Land Use Category.

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Exhibit 2.3.9: Environmentally Sensitive Land Density Calculation

2.3.10 Density bonuses will be utilized as an incentive to encourage the development of more affordable housing. These density bonuses are outlined in the Housing Section.

Centers & Connections

Objective 2.4

Promote focused growth within the Urban Service Area (USA) by encouraging a variety of densities, intensities and forms of development fronting identified Connections and within Centers, as shown on the Centers & Connections Map. The purpose of Centers & Connections (C&C) is to focus the County’s redevelopment and infill efforts by promoting residential and commercial choices, encouraging economic growth, improving present conditions of infrastructure and leveraging reinvestment in these areas.

Policies

2.4.1 C&Cs will be prioritized for redevelopment and multimodal transportation investments. Centers include major intersections and areas identified in Community Plans. Connections include roadways that had existing bus service at the time of this policy development, transit supportive density by 2045 and/or suburban town or urban general context classifications. Additional C&C locations will be considered by staff periodically in coordination with Community Plan and Comprehensive Plan updates.

2.4.2 Focus development and redevelopment of land uses fronting Connections and within Centers to serve daily needs, encourage multimodal options and reduce car dependency. Primary uses may be high-density residential uses with complementary retail and service uses, employment intensive uses or public uses (i.e., education, social and community services and workforce development) with supporting residential, retail and service uses.

2.4.3 Encourage multi-use developments and a mix of uses provided either vertically or horizontally within ¼ mile of Centers and ⅛ mile of Connections.

2.4.4 Consideration of C&Cs should be given in the review of Future Land Use Map (FLUM) amendments and rezoning applications. Specifically:

• Higher density residential projects, defined as residential land use categories that are 9 units per acre or higher, should be encouraged in these areas.
• All new development or redevelopment shall meet a minimum density of 75% of the allowable density of the adopted FLU category unless it meets the following criteria:
  • The development is not compatible (as defined in Policy 3.1.3) and would adversely impact the existing development pattern within a 1,000-foot buffer of the proposed development.
  • The development would have an adverse impact on environmental features on the site or adjacent to the property.

• The development is restricted to agricultural uses and would not permit the further subdivision of residential lots.
• All projects are encouraged to include context-sensitive multimodal facilities in site design and not preclude future connections to adjacent properties, consistent with policies adopted within the Mobility Section.

2.4.5 Properties within the ⅛ mile buffer of Connections will be eligible for density bonuses. Properties within the ¼ mile buffer around Centers will be eligible for density and intensity bonuses. If a property is split by the buffer, no less than 75% of the parcel needs to be within the buffer of a Center or Connection to be eligible for the bonus.

2.4.6 To further the redevelopment and mobility goals of C&Cs, the County shall update the Corridor Preservation Plan (CPP) to ensure adequate and feasible right-of-way (ROW) for multimodal improvements for Centers and Connections.

2.4.7 Consider LDC updates to further streamline redevelopment within identified C&Cs.

Objective 2.5 Establish a sense of place through diverse housing types, mixed-use development and multimodal investments and design fronting Connections and within Centers.

Policies

2.5.1 Promote the development of a full range of housing types fronting Connections and within Centers to allow for households of varying ages, demographics and income levels.

2.5.2 Create walkable patterns of development fronting Connections and within Centers that are scaled to accommodate a mix of appropriate building types, public spaces, and sufficient areas for off-street parking, service areas and infrastructure.

2.5.3 Encourage active ground floor uses such as retail and service establishments fronting Connections and within Centers, particularly on walking and cycling routes. To allow flexibility, encourage ground floor ceiling heights that allow for commercial use irrespective of initial use.

2.5.4 Provide cross-parcel connections between new development sites and adjacent parcels fronting Connections and within Centers, as per LDC standards on access management.

2.5.5 Prioritize funding of sidewalks, crosswalks, bicycle and pedestrian safety improvements, parallel corridor improvements and other multimodal accommodations fronting Connections and within Centers, consistent with adopted policies within the Mobility Section.

2.5.6 Design streets fronting Connections and within Centers to encourage low speed vehicular traffic and the safe movement of pedestrians and bicyclists. Where feasible, street widths should be minimal, with narrow travel lanes, to reduce crossing distances for pedestrians.

2.5.7 Continue to prioritize context-sensitive walking and bicycle facilities fronting Connections and within Centers, which may include but are not limited to protected bike lanes, cycle tracks, multi-use paths and off-street walkways, consistent with adopted policies within the Mobility Section.

2.5.8 Prioritize enhancements to crosswalks at intersections with transit stops fronting Connections and within Centers and promote the placement of protected mid-block pedestrian crossings at locations between intersections to create more direct and safe access to transit stops.

2.5.9 Accommodate bicycle parking and micromobility stations, such bike share and electric scooters, near transit stops fronting Connections and within Centers to provide easy access. Design facilities to minimize conflicts with pedestrian routes.

2.5.10 Encourage on-street parking fronting Connections and within Centers to provide a buffer between pedestrians and moving traffic, deliver high-turnover spots to support storefront retail uses, reduce the potential for spillover traffic in surrounding areas and reduce the need for off-street parking.

2.5.11 Consider a reduction of required parking and adoption of shared parking strategies to reduce the overall parking supply and increase the efficiency of use of available land.

2.5.12 Encourage off-street parking to be placed behind buildings and out of sight from public spaces.

2.5.13 Utilize parking management programs and regulations to control parking in neighborhoods fronting Connections and within Centers. Programs may include but are not limited to providing signage to inform motorists on parking location and availability, residential permit programs on neighborhood streets, shared parking programs or spillover parking options.

Density and Intensity Bonus

Objective 2.6

Support focused growth and a mixed-use development pattern with variety of mobility choices fronting designated Connections and within Connections by promoting compatible uses and higher densities and intensities of development.

Policies

2.6.1 Increased densities within a ¼ mile of Centers and ⅛ mile of Connections, as identified in the Centers & Connections Map, may be considered in accordance with Table 1 if the design requirements listed below and all other Comprehensive Plan policies are met. Bonuses received for RES-4 and RES-6 land use categories are only for properties fronting on the roadway that is the Connection. This provision does not apply to Centers.

2.6.2 A planned development (PD) rezoning application is required to qualify for the bonuses noted in Table 1.

2.6.3 New mixed-use and non-residential development developed in accordance with the design requirements of these policies may be considered for an increase in Floor Area Ratio (FAR) within specific Centers as identified on the Centers & Connections Map. Categories of 9 units per acre or higher can be considered for an additional .25 FAR. Categories less than 9 units per acre and equal to or greater than 4 units per acre can be considered for an additional .10 FAR.

2.6.4 The residential portion of a mixed-use project may be determined either by density or FAR, whichever is more beneficial to the development.

2.6.5 Incentivize Transit-Oriented Development (TOD) within C&Cs in line with the TOD policies of this plan and specific to areas with current or planned fixed guideway transit. If a project utilizes a bonus as noted in Table 1 for OC-20, RES-35, UMU-20, RMU-35, ICMU-35 and has current or planned fixed guideway transit, that project is eligible to stack on a TOD bonus identified through Station Area Planning. This is subject to a completed Station Area Plan, compatibility and site requirements.

2.6.6 Incentivize Transfer of Development Rights (TDRs) within C&Cs to focus residential growth within the USA. If a project utilizes a bonus as noted in Table 1 and uses TDRs, that project is eligible for an additional 25% of the base density.

2.6.7 Incentivize affordable housing within C&Cs. If a project utilizes a bonus as noted in Table 1 and includes affordable housing units in line with the criteria of the Affordable Housing Density Bonus, that project is eligible for an additional 25% of the base density.

Table 2.6.6: Allowable Density Increases for Centers and Connections (C&C)

Design Criteria

Objective 2.7

When utilizing the bonus structure, specific design criteria must be met to promote high-quality building form and urban design within C&Cs.

Policies

2.7.1 Where Centers and Connections overlap with current or future special districts as defined within the LDC, those design overlays would override the design criteria outlined in this policy language.

2.7.2 For evaluation of rezonings utilizing the bonus, non-residential development fronting C&Cs shall not have uses that have little to no pedestrian activity or transit trips (e.g., warehousing or storage) and/or are high car trip generating uses not designed in a manner compatible with the creation of walkable places. Site design shall include safe, continuous and connected walk and bike facilities fronting the corridors.

2.7.3 Place buildings fronting and oriented to public streets and public spaces. To maintain building continuity, the majority of the lot width should be occupied by a building located at the setback or build-to line. There shall be no vehicular parking or circulation between the building and the street and service areas must be located to the rear or side of the building.

2.7.4 Design building facades with distinct base, middle and top. Facades must be designed to reduce the monolithic appearance of blank/unadorned walls through the use of wall projections and/or recesses, windows, doors and/or changes in plane, material or color.

2.7.5 All development shall be required to provide connected sidewalks that accommodate higher pedestrian volumes and provide adequate direct pedestrian access from the public sidewalk to the building. The primary building pedestrian entrance(s) shall be visible and directly connected with the sidewalk or multi-purpose pathway within the street on which building is fronting via a minimum 5-foot-wide direct sidewalk connection.

2.7.6 When utilizing the bonus, gated communities are not allowed. This is not intended to preclude internal site security. Demonstrate cross-parcel connections between new development sites and adjacent parcels, when complementary uses are adjacent, to create connectivity.

2.7.7 Avoid overly large block sizes to maintain a walkable scale and promote access between destinations and transit stops.

2.7.8 To provide appropriate transitions to existing neighborhoods, locate the taller buildings on parcels directly fronting C&Cs with transitions in height where C&C development abuts lower density/intensity development. Building volumes are divided to appear as smaller volumes grouped together. Volume breaks may be achieved by volume projections and recesses and varying volume heights and roof lines.

2.7.9 Configure projects in the C&Cs to allow for phased intensification.

• Buildings constructed in early phases of a multi-phase project should be aligned fronting primary streets.
• Parking lots should be laid out to accommodate future buildings and parking structures.
• Utilities should be located and designed to permit ultimate build out at maximum intensity with minimal disruption to improvements delivered in earlier phases of the project.

2.7.10 Landscaping shall focus on providing shade, accentuating buildings and public spaces and screening residential from non-residential uses.

2.7.11 For projects over 5 acres that are multifamily, mixed-use or non-residential, no less than 10% of the development should be dedicated to public green space or open space. Options include greenways, parks and trail connections. Projects can utilize the community gathering places policy within the Comprehensive Plan and LDC to replace this requirement, if they continue to offer public green space or open space.

Transfer of Development Rights

Objective 2.8

The County will institute a Transfer of Development Rights (TDR) Pilot Program and revise its transferable development rights regulations in order to promote development in planned growth areas, preserve the unique character of established communities, support the agricultural industry, preserve environmental lands, preserve historical landmarks and promote the development of a recreational greenway system.

Policies

2.8.1 The TDR pilot program shall be limited to the areas of the County subject to the Wimauma Community Plan (WVR) and along Centers and Connections.

2.8.2 As part of implementation of the TDR program outlined in the following policies, the County will amend the Part 5.07.00 – Transfer of Development Rights Pilot Program of the County Land Development Code to, at a minimum:

a. Establish a sunset date for the pilot program, and

b. Recognize the maximum density adopted within the Wimauma Community Plan and Centers and Connections including the use of incentives; density(s) within these respective areas shall not be exceeded beyond that which is adopted, and

c. Establish factors for converting density into TDR credits that is reflective of the nature of the lands in the sending zone, and

d. Establish a method to memorialize the conversion of density into TDR credits and the recordation of same.

2.8.3 Lands in Sending Zones that are donated, fee simple or for which conservation easements have been given to local, state or federal environmental or similar land conservation agency shall be eligible to receive TDR credits consistent with the Land Development Code Part 5.07.01.

2.8.4 Should TDR credits for any particular site in a sending zone remain unused the owner of that site may convert those credits back into densities on the site from which they originated.

TDR Sending and Receiving Areas Map will include:

• Areas identified as such in adopted Community Plans, limited to the Wimauma Village Residential Community Plan and Centers and Connections.

2.8.5 The TDR pilot program is hereby initially established for a period of 20 years at which time the County shall assess the merits of the pilot program at which time the Board of County Commissioner shall determine the future of the Pilot Program.

2.8.6 The properties designated as Sending Zones and Receiving Zones are limited to those areas as identified as part of the Pilot Program in Policy 2.8.1 above; however, may be amended by the County in concert with an amendment to a Community Plan or similar initiative.

2.8.7 The County Administrator or designee shall be responsible for maintaining permanent records of all TDR Certificates issued, easements recorded and TDR Credits transferred to Receiving Area sites or purchased and held by ELAPP or another organization as approved by Hillsborough County or otherwise extinguished. An annual summary of TDR Certificates issued and transferred shall be submitted to the Hillsborough County Board of County Commissioners for information.

2.8.8 Hillsborough County shall evaluate the pilot TDR program annually to measure program effectiveness.

2.8.9 The County shall undertake a public outreach campaign in coordination with other visioning and community planning initiatives, targeting property owners in designated sending and receiving areas, to encourage the use of transferable development rights. Examples of outreach include production of a brochure explaining the program, creation of a web page specifically for the program and preparation of a presentation that explains the program.

2.8.10 For specific criteria related to the WVR-2 transfer of development rights, refer to Policies 5.5.9 and 5.5.9.a.

Community Context

The Future Land Use Section provides a framework for development throughout the County and has long-reaching effects on new and established communities. Every community's unique identity can be reinforced and enhanced through land use development decisions. Land use decisions should consider local context, promote cohesion between new development and existing communities, reinforce community identity and pride and promote an overall more livable community. This section provides additional community planning considerations for compatibility and to help safeguard Hillsborough County communities.

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Compatibility

Objective 3.1

New developments should recognize the existing community and be designed in a way that is compatible (as defined in FLUE Policy 3.1.3) with the established character of the surrounding neighborhood.

Policies

3.1.1 Restrict incompatible land uses to protect established and planned neighborhoods and communities by utilizing planning principles that limit commercial development in residential Future Land Use categories. Commercial and mixed-use in residential Future Land Use categories shall be limited to neighborhood serving guided by the commercial locational criteria in Objective 4.7.

3.1.2 Gradual transitions of intensities and densities between different land uses shall be provided for as new development is proposed and approved through the use of professional site planning, buffering and screening techniques and control of specific land uses. Screening and buffering used to separate new development from the existing, lower-density community should be designed in a style compatible with the community and allow pedestrian penetration. In rural areas, perimeter walls are discouraged and buffering with berms and landscaping are strongly encouraged.

3.1.3 Any density increase shall be compatible with existing, proposed or planned surrounding development. Compatibility is defined as the characteristics of different uses or activities or designs which allow them to be located near or

adjacent to each other in harmony. Some elements affecting compatibility include the following: height, scale, mass and bulk of structures, pedestrian or vehicular traffic, circulation, access and parking impacts, landscaping, lighting, noise, odor and architecture. Compatibility does not mean "the same as." Rather, it refers to the sensitivity of development proposals in maintaining the character of existing development.

3.1.4 Lots on the edges of new developments that have both a physical and visual relationship to adjacent property that is parceled or developed at a lower density should mitigate such impact with substantial buffering and/or compatible lot sizes.

3.1.5 Incompatible, non-residential land uses within established neighborhoods that are not in conformance with the Unincorporated Hillsborough Comprehensive Plan shall be given incentives to adaptively reuse or replace structures to uses that are compatible with the residential area through incentives such as the use of residential density credits for infill development and non-conforming use incentives.

3.1.6 Encourage early neighborhood-based input regarding rezonings which require public hearing to facilitate community understanding of issues.

Community Planning

Objective 3.2

Hillsborough County is comprised of many diverse communities and neighborhoods. The comprehensive plan is effective in providing an overall growth management strategy for development within the entire County. Strategies shall be developed that ensure the long-range viability of its communities through a community and special area studies planning effort.

Policies

3.2.1 Prior to the location of any new or expanded major public facility or public building or grounds, the proposed site and possible impacts shall be evaluated in accordance with the criteria specified below:

• Provide opportunities at the time of site selection and planning for citizens and neighborhoods to express their viewpoints.
• Opportunities shall be provided for adjacent property owners and neighborhoods to choose to participate in the review process.
• The alternatives evaluation shall include consideration of such factors as technical aspects of the facility, costs, design, impacts on the environment and availability of public facilities and services, including transportation impacts and future operation and maintenance costs of alternative sites as well as public safety and welfare factors. Consider all alternatives, including not siting the facility.
• The siting process shall avoid any detrimental effects on existing and planned development in the study area as well as consider the ancillary impacts associated with the particular facility.

3.2.2 Master Plans shall ensure the facilities are focal points in neighborhoods and are designed in a compatible scale and integrated into neighborhoods to create a more walkable neighborhood with a greater sense of place. Master plans shall identify opportunities for collocation of community facilities and explore partnerships with private and non-profit organizations for community facilities and programs.

3.2.3 The County will coordinate the location of community facilities between agencies and departments to identify opportunities for collocation of facilities.

3.2.4 The County shall assist the Hillsborough County City-County Planning Commission in developing community plans for each planning area that are consistent with and further the Goals, Objectives and Policies of the Comprehensive Plan. The community plans will be adopted as part of the Comprehensive Plan in the Livable Communities Element. These community-specific policies will apply in guiding the development of the community. Additional policies regarding community planning and the adopted community plans can be found in the Livable Communities Element.

3.2.5 Continue to implement the North Dale Mabry Corridor Plan, adopted by the Board of County Commissioners on December 12, 1989. Within the North Dale Mabry Corridor Plan, office uses may be considered pursuant to the locational criteria. Commercial uses should be located within designated activity centers.

3.2.6 Look for opportunities to undertake adjacent community planning concurrently with roadway planning. Undertake planning for scenic corridors together with community planning where appropriate.

Economically Disadvantaged Populations

Objective 3.3 Align the location of land uses such as employment opportunities and social services in close proximity or with transportation access to Economically Disadvantaged Populations.

Policies

3.3.1 As new community facilities are planned, look for opportunities to locate them proximate to Economically Disadvantaged Populations or in close proximity to public transportation facilities to increase their accessibility.

3.3.2 Provide for housing opportunities targeted for Economically Disadvantaged Populations where employment centers, cultural, educational, transportation and recreational facilities are easily accessible.

3.3.3 Identify opportunities to locate employment generating uses and economic development programs with areas proximate to or accessible to Economically Disadvantaged Populations.

3.3.4 Provide assistance to Minority Business Enterprises for Economically Disadvantaged Populations. Support Minority Business Enterprises through incentivizing investments which may include the development of small business incubators and other programs of the Economic Development Department.

3.3.5 Consider the impact of the physical environment on public health by incorporating feedback from health and social service agencies as land use decisions are being made, particularly in areas with Economically Disadvantaged Populations.

3.3.6 Through the land use and development review process, ensure that undesirable land uses are not concentrated in areas within predominantly Economically Disadvantaged Populations, but are distributed throughout the County.

Objective 3.4

The County shall explore mechanisms to provide safe, affordable housing for Economically Disadvantaged Populations.

Policies

3.4.1 Group home and foster care locations shall be distributed throughout the unincorporated County to avoid an overconcentration of these facilities in any one area.

3.4.2 Encourage maintenance and prevent deterioration of housing stock. Continue or establish educational programs for maintenance of the housing through the Affordable Housing Services Department.

3.4.3 Provide incentives to the Small Minority Businesses involved in housing rehabilitation projects that will benefit the Economically Disadvantaged Populations.

3.4.4 Utilize existing programs (federal and state) and develop local programs to address the provision of housing for those Economically Disadvantaged Populations with special needs such as older adults, people with disabilities, people experiencing homelessness and farmworkers.

3.4.5 Utilize Affordable Housing and Economic Development Departments to coordinate with private sector agribusiness to provide technical assistance and long term housing for farmworkers.

Culture and Historic Preservation

Objective 3.5

Hillsborough County's heritage shall be recognized through the preservation of historical and archaeological sites, structures and districts significant to Hillsborough County.

Policies

3.5.1 Protect from demolition and significant alteration historical and archaeological resources listed in or considered eligible for local designation by the Hillsborough County Archaeological and Historic Resource Survey or listing in the National Register of Historic Places and those resources designated as landmarks. The County will perform a regular update for properties with potential historical significance.

3.5.2 The County shall develop techniques including public education and the development of incentives to encourage property owners to request historic landmark designations.

3.5.3 The adaptive reuse of historically significant and/or structurally sound buildings shall be encouraged through reuse incentives adopted as part of the Hillsborough County development regulations.

3.5.4 Consider developing an updated Community Cultural Plan for approval by the Board of County Commissioners that incorporates the significant changes in community cultural needs that have occurred since the last Plan was completed in 2006.

3.5.5 Hillsborough County should consider including a master plan to integrate cultural uses into the design of neighborhoods, community centers, recreation facilities, libraries and schools as part of the Community Cultural Plan to more effectively serve community and neighborhood needs.

3.5.6 Enlist developers as partners to invest in and encourage cultural developments that add value to their communities and their projects.

3.5.7 Encourage incentives to offer developers to incorporate cultural space and public art to their projects.

3.5.8 Maintain, support and expand public art programs throughout Hillsborough County.

3.5.9 Encourage life-long opportunities for arts, heritage and science education for all county residents.

3.5.10 Support investment in community facilities, libraries, schools, universities and recreation centers, especially those that accommodate mixed-uses including arts, heritage and interpretive sciences.

Development

FUTURE LAND USE

GOAL 4

Create safe, livable, and sustainable communities serving the needs of all residents that provide opportunities for housing, jobs and services in close proximity with a variety of mobility choices.

General

Objective 4.1

Efficiently utilize land to optimize economic benefits while ensuring a choice of living environments and protecting natural resources.

Policies

4.1.1 Each land use plan category shall have a set of zoning districts that may be permitted within that land use plan category, and development shall not be approved for zoning that is inconsistent with the plan.

4.1.2 Developments must meet or exceed the requirements of all land development regulations as established and adopted by Hillsborough County, the state of Florida and the federal government unless such requirements have been previously waived by those governmental bodies.

4.1.3 Legal non-conforming uses shall be recognized. The rebuilding or expansion of existing legal non-conforming uses which do not have any significant adverse effects on adjacent properties shall be permitted. With the exception of principal residences or uses or structures destroyed by an act of God, the expansion of non-conforming uses and rebuilding of non-conforming uses, shall not occur more than once. The expansion or rebuilding shall not result in an increase of the intensity of use which exceeds fifty (50) percent of the existing intensity or the maximum building square footage within the plan category, except in conformance with the Housing Section Policy 1.2.10. However, the expansion may permit the construction of a use that is less intense than the existing non-conforming use. The new use may still be non-conforming with the plan. All expansions or rebuilding shall be consistent with other plan policies.

4.1.4 Construction or reconstruction of residential structures (both single and multi-family) is permitted on legally established or vested lots of record which exceed the underlying density of the Plan. All other relevant provisions of this Plan shall apply. To the greatest extent possible, adjacent lots of record under single ownership should be combined to achieve as near to the underlying plan density as is attainable.

4.1.5 Periodic updates to plan policies and Land Development Code provisions to ensure that they accurately reflect the community’s desires for a higher quality of design and greater compatibility among land uses.

4.1.6 Existing and future land development regulations shall be made consistent with the Comprehensive Plan, and all development approvals shall be consistent with those development regulations per the timeframe provided for within Chapter 163, Florida Statutes. Whenever feasible and consistent with Comprehensive Plan policies, land development regulations shall be designed to provide flexible, alternative solutions to problems.

Mixed-Use Land Use Categories

Objective 4.2

All development in the mixed-use categories shall be integrated and interconnected to each other.

Policies

4.2.1 Projects proposed in all mixed-use plan categories shall be required to develop with a minimum of two land uses within a single building or within a single project in separate buildings in accordance with the following:

• Requirements for two (2) land uses will apply to properties 10 acres or greater in the RMU-35, UMU-20 and CMU-12 land use categories and to properties 20 acres or greater in the SMU-6 and NMU-4 land use categories.
• For primarily non-residential projects, at least 10% of the total building square footage in the project shall be used for uses other than for the primary use.
• For primarily residential projects, at least 10% of the land area (shall be used for a non-residential use or 10% of the density for a different housing type.
• The mix of uses may be achieved by utilizing off-site uses of a different type located within ¼ mile of the project, on the same side of the street of a collector or arterial roadway connected by a continuous pedestrian sidewalk.
• The land uses that may be included in a mixed-use project include: retail commercial, office, light industrial, residential, residential support uses and civic uses provided that the use is permitted in the land use category. Different housing types (multi-family, attached single-family or detached single-family) may be considered as separate/different uses.
• These requirements do not apply within ½ mile of an identified Center or Connection (see Objective 2.4) or when the project is exclusively industrial.

4.2.2 In the mixed-use land use categories, when two or more uses are required on the same project, and in projects receiving a mixed-use density/intensity bonus, then the development shall be implemented through a zoning district that demonstrates street connectivity, description of land uses and site placement, access locations and internal connections at a minimum.

4.2.3 Encourage provision of affordable housing within mixed-use developments through

development incentives.

4.2.4 Encourage the inclusion of housing within mixed-use projects, to include the provision and integration of low and moderate income housing dispersed throughout the mixed-use categories.

4.2.5 Encourage development of child care facilities in conjunction with both residential and employment generating activities in projects located in the mixed-use categories. As incentive to have these facilities provided within residential or employment generating projects, child care facilities will not count towards a project's overall density or intensity calculations; in order to utilize this incentive, the project must utilize a site plan controlled zoning district.

4.2.6 Quality employment opportunities (office/industrial) shall be provided within mixed-use categories.

4.2.7 Encourage commercial structures to consist of more than one story and be vertically mixed.

Land Use Suitability

Objective 4.3

Development orders shall not be issued unless development is suitable for the physical conditions of the land, including, but not limited to, topographical and soil conditions and development mitigates those adverse impacts that it creates upon the physical conditions of the land that may affect the health, safety and/or welfare of the people who live and work within those particular areas.

Policies

4.3.1 The Land Development Code shall contain regulations that control erosion and sedimentation to help minimize the destruction of soil resources.

4.3.2 Soil capability analyses for flood hazards, stability, permeability and other relevant soil characteristics shall be considered when planning for new development.

4.3.3 If properties in the following areas, Section 25, Township 32 and Range 18 and in Section 19 and 30, Township 32 and Range 19, are developed utilizing septic systems, the development shall utilize the Performance-based Treatment System as defined in Rule 64E-6.025(10), F.A.C.

4.3.4 Land use planning efforts shall make a distinction between the land uses that may be considered within land areas adjacent to limited access highways but not directly

accessible to an interchange, and those land areas that are directly accessible to an interchange. These distinctions shall include, but not be limited to, compatibility of the land use with the interstate highway system, effect of the land use on highway system levels of service and availability of the county collector and arterial systems to serve the proposed land use.

4.3.5 Continue to implement, review and amend, as needed, measures to restrict and eliminate inappropriate and unsafe development in the Coastal High Hazard Area (CHHA) through plan designated uses, zoning and density and intensity limitations.

4.3.6 Development proposals within the Coastal High Hazard Area shall provide adequate data during the site plan review process to assess the impacts of the proposed development upon existing infrastructure within the Coastal High Hazard Area, as well as Level of Service Standards established for shelter capacity and evacuation clearance times.

4.3.7 Within the Coastal High Hazard Area (CHHA), new development and substantial expansions of existing uses, other than government-owned or leased facilities, shall be approved through a planned unit development rezoning process for the following:

• Commercial or industrial development on more than five acres of land; or
• Residential subdivisions exceeding ten lots

4.3.8 Limit new development uses on the waterfront to those that can be considered in the existing Future Land Use category, are vested or entitled, water-related, water-dependent or further the Port consistent with Port Tampa Bay's Master Plan and limit public expenditure.

4.3.9 Priority will be given to locating water-dependent and water-related uses within the Coastal Planning Areas designed for industrial development on the Future Land Use Map. Water-dependent and water-related uses that are not industrial in nature may also be considered in other areas of the Coastal Planning Area.

4.3.10 Water-related land uses requiring dredging and filling that would result in a significant adverse impact to the long-term hydrological or biological integrity of wetlands and/or the natural shoreline, will not be permitted.

4.3.11 Seek dedication of public access easements for multi-family and non-residential private development in shoreline areas.

4.3.12 Prohibit the development of new mobile home parks within the Coastal High Hazard Area.

Residential

Neighborhood and Community Development

Objective 4.4

Neighborhood Protection

Enhance and preserve existing neighborhoods and communities. Design neighborhoods which are related to the predominant character of their surroundings.

Policies

4.4.1 Any density or intensity increases shall be compatible with existing, proposed or planned surrounding development. Development and redevelopment shall be integrated with the adjacent land uses through:

a) The creation of like uses; and b) Creation of complementary uses; and c) Mitigation of adverse impacts; and d) Transportation/pedestrian connections; and e) Gradual transitions of intensity

4.4.2 Neighborhoods shall be designed to include an efficient system of internal circulation and street stub-outs to connect adjacent neighborhoods.

4.4.3 Lot size and density of new or redeveloped residential projects shall reflect the character of the surrounding residential area and where appropriate, shall reflect efforts to encourage gopher tortoise and other Significant and Essential Wildlife Habitat protection.

4.4.4 All land use categories allowing residential development may permit clustering of residences within the gross residential density limit for the land use category.

4.4.5 Community gathering places shall be provided within residential developments, where feasible and necessary, to improve and enhance the quality of life within neighborhoods. Community gathering places shall be functionally designed and improved to allow for ` leisure activity and be accessible to the residents of the proposed development.

4.4.6 The Land Development Code shall require single family detached, single family attached and townhome residential development of 50 units or greater for platted lot sizes of less than 1/3 acre to include community gathering places. Gathering places shall be walkable from all residences within the development.

4.4.7 Application of Densities to Lands Fronting Water Bodies

Lands fronting a water body shall have density and/or intensity comparable and compatible with other development parcels and lots fronting the water body outside of the Urban Service Area. This is to ensure the continuation and protection of established large lots, lower-density residential land uses and the character of lands fronting on lakes, streams and rivers and to prevent the application of other provisions in the Future Land Use Section as granting higher densities in locations outside of the Urban Service Area.

4.4.8

New development and redevelopment must mitigate the adverse impacts to include, but not limited to noise, visual, odor and vibration impacts created by that development upon all adjacent land uses.

Innovative Housing Options

Objective 4.5

The County will encourage innovative means of providing housing.

Policies

4.5.1 For the purpose of calculating residential density in this plan, the following shall not be considered as a separate dwelling type:

An individual room of a Congregate Living Facility where kitchen facilities are accessory or cooking facilities are auxiliary to the required main kitchen;

4.5.2 Residential units located above office or commercial uses or that meet the commercial apartment definition in the Land Development Code may be calculated on the basis of Floor Area Ratio as opposed to units per acre.

4.5.3 Within residential projects, site planning techniques shall be encouraged to develop a variety and variation of lot sizes, block faces, setbacks and housing types.

4.5.4 Within the Research Corporate Park, residential development can only be considered in projects utilizing the mixed use residential option. This option allows for a density of up to 30 dwelling units per acre for projects meeting Traditional Neighborhood Design principles and providing a mix of uses. Neighborhood commercial uses that are not vertically integrated shall not exceed 0.30 FAR. This option shall only be permitted within the Urban Service Area and must utilize a planned development zoning.

In order to utilize the mixed use residential option, projects must demonstrate a pattern of compact, livable and walkable neighborhoods and centers and be supported by locally oriented employment, goods and services. Traditional Neighborhood Development for the purposes of this option must be designed to provide for integration of uses, compatible scale, residential diversity and

variety, internal relationship of uses and linkages as well as to provide shopping and job opportunities. Mixed-use residential projects would include a residential, neighborhood commercial and employment center component (excluding light industrial uses) and shall have no single use (residential, neighborhood commercial or employment center) which can exceed 35% of the land area of the project. In order to provide meaningful contribution to the mixed use-residential project each representative land use must occupy at least 15% of the project’s land area and at least 15% of the project’s land area must be devoted to vertically integrated structures or civic uses or public spaces.

4.5.5 The Land Development Code shall include appropriate development standards and/or placed persons-to-dwelling unit conversion factors shall be utilized for congregate living facilities to allow for the consistent application of residential densities otherwise established in this element. The resulting application of density equivalents to proposed congregate living facilities shall be utilized to ensure that cumulative impacts upon surrounding residential land uses are reasonable and to ensure compatible densities between congregate living facilities and other residential land uses in the surrounding area. Consideration should be given to having conversion factors which vary depending on the land use designation, to ensure compatibility with surrounding areas. Congregate living facilities may utilize either a density conversion rate (number of beds per dwelling unit per gross acre) or the Floor Area Ratio (FAR) limits of a Future Land Use category.

Non-Residential

Neighborhood and Community Serving Uses

In order to recognize the suburbanization of Gibsonton, and to provide for the future expansion of show business uses, a future study should be conducted to determine if the boundary can be expanded or if additional areas could be added.

• The Land Development Code shall provide locational criteria to ensure compatibility with surrounding uses.

o Show business zoning and overlays outside of this boundary remain in effect and approval of this boundary is not intended to make these zonings and overlays non-conforming.

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Exhibit 4.6.2: Residential Show Business (RSB) Use Map – Future RSB uses may be considered with this boundary.

Commercial-Locational Criteria

Objective 4.7

To meet the daily shopping and service needs of residents, only neighborhood-serving commercial uses will be permitted within land use categories that are primarily residential or agricultural in nature. Intensive commercial uses (uses allowed within the Commercial Intensive zoning district) shall not be considered neighborhood-serving commercial. Such developments do not require a Future Land Use Map Amendment to a non-residential category provided they meet the criteria established by the following policies and all other Goals, Objectives and Policies in the Comprehensive Plan. The frequency and allowance of neighborhood-serving commercial uses will be different in the Urban Service Area than in the Rural Area due to the population density, scale and character of the areas.

Policies

4.7.1 In the Urban Service Area, locational criteria must be met to allow neighborhood-serving commercial uses in the following primarily residential land use categories:

• Residential Planned -2 (RP-2)
• Residential - 2 (RES-2)
• Residential - 4 (RES-4)
• Neighborhood Mixed Use-4(3) (NMU-4(3))
• Neighborhood Mixed Use-6 (NMU-6)
• Residential - 6 (RES-6)
• Suburban Mixed Use-6(SMU-6)
• Residential - 9 (RES-9)
• Residential - 12 (RES-12)
• Residential - 16 (RES-16)
• Residential - 20 (RES-20)
• Residential - 35 (RES-35)
• Any rural Future Land Use categories in the Urban Service Area

4.7.2 In the above land use categories, neighborhood-serving commercial uses,including office uses, can be considered to the maximum FAR permitted in eachFuture Land Use category in the following locations:

• 50% of the site must front along a roadway with a context classification ofsuburban commercial, suburban town or urban general contextclassification in the Hillsborough County Context Classification Map or theFlorida Department of Transportation Context Classification Map; or
• Within 1,000 feet of the intersection of roadways both functionally classified as a collector or arterial per the Hillsborough County Functional Classification Map. At least 75% of the subject property must fall within the specified distance (1,000 feet) from the intersection. All measurements should begin at the edge of the road right-of-way. The land area within this distance, as measured along both roadways, makes a quadrant (see graphic).

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Exhibit 4.7.2: Example road right-of-way measurement for Urban Service Area

4.7.3 Non-residential uses in the residential land use categories in the USA may also be considered if they meet one of the following:

• An isolated parcel of 10 acres or less fronting on an arterial or collector roadway that is unsuitable for residential development may be considered foroffice uses. The rezoning must be to a site plan-controlled district or to a zoningdistrict restricting uses to residential scale office.

• Sites which may be unsuitable may include but are not limited to:parcels altered due to the acquisition of adjacent land for public purposes or natural features (rivers, lakes or preservation areas) eitherof which may isolate a parcel, or if existing development has isolated aparcel along a roadway shown on the adopted Long RangeTransportation Plan. Parcels must be ten usable acres or less.

• Neighborhood-serving commercial uses that are integrated and connected aspart of a larger mixed-use development of at least 10 acres in size.

• Non-residential uses at the intersection of a major local roadway or a localroadway and an arterial or collector road. All measurements should begin atthe edge of the road right-of-way. A Planned Development established by the PEC ½ category shall be exempt from the locational criteria.

4.7.4 When planning the location of new non-residential developments at intersections meeting the locational criteria, a transition in intensity of non-residential uses shall be established which is compatible with the surrounding community character.

4.7.5 Criteria in the Rural Area

In the Rural Area, the amount and frequency of neighborhood-serving commercial uses will be limited by the criteria in Policy 4.7.6 in the following land use categories:

Rural Residential/Agriculture:

• Agricultural/Mining - 1/20 (AM-1/20)
• Agricultural - 1/10 (A-1/10)
• Agricultural/Rural - 1/5 (AR-1/5)
• Agricultural Estate - 1/2.5 (AE-1/2.5)
• Residential - 1 (RES-1)
• Residential Planned -2 (RP-2)
• Residential - 2 (RES-2)
• Any other Future Land Use categories in the Rural Area where Commercial Locational Criteria applies

4.7.6 Within 660 feet of the intersection of two roadways both functionally classified as a collector or arterial per the Hillsborough County Functional Classification Map. Neighborhood-serving commercial uses may be considered up to the following square footage at each quadrant of the intersection. Major local roadways may not be considered to meet this criterion. 75% of the subject property must fall within the specified 660 foot distance from the intersection. All measurements should begin at the edge of the road right-of-way.

• 2 lane and 2 lane – up to 20,000 square feet
• 2 lane and 4 lane – up to 30,000 square feet
• 4 lane and 4 lane – up to 40,000 square feet

4.7.7 Rural Design Standards

Provide standards where appropriate to integrate commercial developments into rural settings which will enhance the quality of the rural environment and provide appropriately scaled local serving goods and services and small scaled employment. These standards should include the following:

• Architecturally compatible with rural surroundings, and residential in appearance.
• Not more than two stories.
• Signage and lighting of rural character, at ground level, externally lit.
• Shared driveways
• Permeable parking, where appropriate
• Variable setbacks
• Massing of new structures will be compatible with the surrounding areas
• Cluster the most intense land uses toward the intersection, with lessintense uses, such as offices, professional services or specialty retail (i.e.antiques, boutiques) toward the edges

4.7.8 As stated in Policy 5.2.4, agriculture related commercial uses are not subject to locational criteria in the rural Future Land Use categories.

Applicable in Both the Urban Service Area and Rural Area

4.7.9 The locational criteria are not the only factors to be considered for approval of a neighborhood-serving commercial or office use. Considerations such as land use compatibility, adequacy and availability of public services, environmental impacts, adopted service levels of affected roadways and other policies of the Comprehensive Plan and zoning regulations carry more weight in the approval of the potential neighborhood-serving commercial use. The locational criteria would only designate locations that could be considered, and in no way guarantees the approval of a particular use.

4.7.10 The Board of County Commissioners may grant a waiver to the intersection criteria for the location of commercial uses outlined in Policies 4.7.2 and 4.7.6. The waiver would be based on the compatibility of the use with the surrounding area and would require a recommendation by the Planning Commission staff. An applicant must submit a waiver request documenting unique circumstances or specific findings that detail how the proposed commercial or office use furthers the other goals, objectives and policies of the Comprehensive Plan. The Board of County Commissioners may reverse or affirm the Planning Commission staff’s recommendation through their normal review of rezoning petitions. Financial hardships may not constitute justification for a waiver.

The square footage requirements under Policy 4.7.6 cannot be waived. Waivers are required for all Major Modifications to Planned Developments requesting new or additional commercial that do not meet Commercial Locational Criteria.

4.7.11 During the Zoning Conformance process, the Board of County Commissioners recognized the existence of neighborhood serving commercial uses or zoning which did not comply with the Locational Criteria for neighborhood-serving commercial uses. These sites are exempt from further review under the locational criteria, (location and specific square footage limitations) but are not exempt from review under all other policies of the Comprehensive Plan.

4.7.12 If any conflicts arise between this Objective and the Special Districts requirements contained in the LDC, the Special Districts standards shall prevail. The review of rezoning applications to approve neighborhood-serving commercial uses under the provisions of Objective 4.7 shall consider the Community Plans contained in the Livable Communities Element. If any conflicts arise between this Objective, the Livable Communities Element or Special Districts in LDC, the Livable Communities Element or Special District standards shall prevail.

4.7.13 Commercial in other Future Land Use Categories

Commercial Locational Criteria shall not apply for the following Future Land Use categories. Typical uses and the maximum Floor Area Ratio (FAR) are stated in Table 2.2.

Any development or redevelopment is subject to the other goals, objectives and policies in the Unincorporated Hillsborough County Comprehensive Plan.

• Community Mixed-Use –12 (CMU-12)
• Office Commercial -20 (OC-20)
• Urban Mixed-Use –20 (UMU-20)
• Innovation Corridor Mixed-Use – 35 (ICMU-35)
• Regional Mixed-Use –35 (RMU-35)

4.7.14 Industrial Future Land Use Categories

For the Industrial Future Land Use categories, retail and neighborhood-serving commercial uses will be limited to a maximum FAR of 0.25, as stated in Table 2.2.

• Light Industrial Planned (LI-P)
• Light Industrial (LI)
  • Free standing neighborhood-serving commercial uses are pursuant tolocational criteria or 20% of the project’s land area when part of a larger industrial/office park (greater than 300,000 square feet).
• Heavy Industrial (HI)
• Research/Corporate Park (RCP)

4.7.15 Non-residential uses associated with the University of South Florida Medical School, the Veterans Administration Hospital, the Florida Mental Health Institute and the University Community Hospital within 1,000 feet of the existing property lines need not comply with the provisions of the locational criteria, but are guided by the FAR limits of the Plan and establishing compatibility with the surrounding uses.

Non-Residential Uses in Specific Locations

Objective 4.8

In the residential land use categories, the County will encourage the location of higher intensity non-residential land uses at locations that complement interstate interchanges, high employment areas and affordable housing.

Policies

4.8.1 High intensity non-residential development shall be located external to emerging and established residential neighborhoods and accessed on arterial or collector roadways.

4.8.2 Recognize interstate interchanges as valuable resources for the location of more intensive commercial development pursuant to Policies 4.8.3, 4.8.4 and other Goals,

Objectives and Policies of the Future Land Use Section.

4.8.3 Permit consideration of commercial uses through a waiver to Commercial Locational Criteria including but not limited to, hotels and motels at intensities at or above the neighborhood serving commercial scale at locations with direct or adequate road access to interstate interchanges Development must be pursuant to a planned development (PD) zoning district and is subject to all other applicable Land Development Code regulations and adopted policy direction of the Unincorporated Hillsborough County Comprehensive Plan.

4.8.4 The development of commercial uses at interstate interchanges as planned, unified development on single tracts of land shall be encouraged to enable the use of common accesses and to encourage other site design measures to minimize impacts to surrounding areas.

Infill

Objective 4.9

Facilitate the development of regulatory programs meant to promote higher quality redevelopment standards.

Policies

4.9.1 Scattered, unplanned retail commercial development shall be discouraged and commercial/office concentration shall be encouraged.

4.9.2 Commercial development should be designed to decrease the need for motorized vehicle trips by designing convenient, safe, non-motorized access.

4.9.3 The linear extension of existing strip commercial areas shall be prohibited, except in accordance with infill provisions of Policy 4.10.3.

4.9.4 Promote development within environmentally appropriate areas such as previously developed land, infill lots and/or remediated brownfields.

4.9.5 Higher density residential development is encouraged along major corridors as an alternative to continued office or commercial development when developed in accordance with applicable development regulations; the following bonus is provided as an incentive for residential development as an alternative to commercial development (see Residential Density Infill Bonus in Policy 4.9.6).

4.9.6 Residential Density Bonus for Infill Development

Incentivize higher density and intensity development along major corridors and within mixed-use developments. To provide an incentive for residential development

as an alternative to strip commercial or office development, the county may consider a density bonus for properties meeting certain provisions outlined below. The increase in residential density may be considered without a Plan Amendment, by the Board of County Commissioners, after receiving a recommendation from the staff of the Planning Commission.

Density cannot be increased higher than the land use category with the next higher density limits. (i.e. RES-4 can be increased to RES-6 and no higher). Categories which permit up to 35 du/ga may increase to 50 du/ga using this bonus.

To qualify for the density bonus:

Property must be:

• Within the Urban Service Area
• Located along a collector or arterial street or a roadway designated as a transit emphasis corridor in the Transportation Section.
• In an area where one of the following is present:
  • Strip non-residential development presently exists; or
  • There is a trend toward strip non-residential development; or existing zoning lots, although vacant, constitute a potential for the establishment or expansion of strip commercial development; or
  • An increase in density would result in a development pattern compatible with existing zoning or development patterns in the immediately surrounding area.
• The site of the requested bonus must be within a 660 foot distance perpendicular from the arterial or collector road (as shown in Exhibit 4.9.6).
• The density bonus must be applied for through a rezoning application.
• It must be demonstrated that the use of the bonus will promote residential infill on vacant or redeveloping sites within existing, developed, urbanized areas which are residential in character or to provide a residential development alternative to strip commercialization;

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Exhibit 4.9.6: Residential Density Bonus for Infill Development

4.9.7 Within urban and/or suburban areas of the County, encourage new developments or infill developments to incorporate a mix of uses.

Commercial-Redevelopment

Objective 4.10

Encourage commercial redevelopment strategies to concentrate commercial uses, revitalize older commercial areas and encourage mixed-use projects that include commercial development.

Policies

4.10.1 Incentive

The redevelopment or revitalization of older strip commercial areas shall be encouraged.

Redevelopment or infill office/mixed-use projects choosing to locate in established areas of strip commercial development may attain a fifty percent incentive above the maximum F.A.R. of the respective land use category, subject to a site plan controlled development and that at least two of the three redevelopment provisions below are met:

• An improvement to the transportation system and/or access management is clearly demonstrated by a reduction in the overall traffic impacts to adjoining roadways. Means to accomplish this include but are not limited to: providing transit amenities per the transit authority, reducing trip generation through the mix of uses or deleting the number of access points, providing cross access, shared access or realignment.
• An improvement to the visual qualities of the site is provided by reduced signage, greater open space or enhanced landscaping.
• Incorporation of vertically integrated mixed-uses such as offices or residential above commercial space.

4.10.2

It is not the intent of these Policies to cause existing areas of strip commercial development to become obsolete; therefore, in areas where there is an established pattern of strip commercial a parcel may be considered for a change in use and or zoning as long as the proposed changes are compatible with the surrounding area and generally do not extend the commercial uses any further along the roadway.

4.10.3

To assist in the revitalization of rundown areas, commercial infill development may be considered in areas where over 50% of a given block is already zoned or used for commercial uses in all land use categories, otherwise new commercial development should be located at existing or planned activity centers or at appropriate locations within larger planned developments. The intensity of the new zoning district should be of a comparable intensity of the zoning and development on the surrounding parcels. Typically, a block is defined as the road frontage on one side of a street between two public road rights-of-way. In some cases, another boundary will be more reasonable to define a given block, such as a creek or railroad.

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Exhibit 4.10.3: Commercial Infill Development

Additional Development

Electrical Power Generation Facilities and Other Similar Utlities

Hillsborough County is expected to require additional electric generation capacity to serve the needs of its citizens in all endeavors related to industrial, commercial, agricultural and residential uses.

In order to maximize a desirable development pattern and to minimize the potential for adverse impacts upon other types of land uses, it is necessary to analyze such facilities based upon various factors, such as the nature of the facility and the compatibility with surrounding uses.

Objective 4.11

Locate future electric power generation facilities in geographical areas which are compatible with such use considering any potential for adverse impacts to surrounding environmentally sensitive and residential areas.

Policies

4.11.1 Location and placement of future electric power generating facilities may be considered in areas adjacent to other industrial areas, and/or adjacent to rail and/or water borne transportation for fuel required to serve that type of use.

4.11.2 Electric power generation facilities are prohibited within the Cockroach Bay Aquatic Preserve and adjacent environmentally sensitive areas.

4.11.3 Electrical power generation facilities are required to be approved under a Planned Development zoning.

4.11.4 Electric power generating facilities shall have an affirmative duty to protect any environmentally sensitive areas through buffering and/or other mitigating techniques. The environmentally sensitive areas shall be specifically detailed on the site plan submitted as part of the rezoning.

4.11.5 Placement of all electrical power generation facilities will comply with federal, state and local laws including certification, permitting and environmental regulations.

4.11.6: Ensure protection of natural resources by allowing only electric power generation facilities that demonstrate the preservation of natural resources and protection of the public’s health, safety and welfare.

4.11.7 The Land Development Code shall provide the following criteria for the electric power generation facilities review and approval:

• Electric power generation facilities must have an application on file with the State under the Power Plant Siting Act (PPSA) prior to any zoning request review.
• Zoning requests must include required submission materials outlined by Department of Environmental Protection in accordance with the PPSA.
• Prior to any zoning approval the electric power generation facilities must have a written order approving in whole, or approving with conditions, the application for power plant siting by the Governor and Cabinet sitting as the Siting Board.

Bulk Electric Transmission Corridors and Large Facilities

Objective 4.12

Bulk electric transmission corridors shall minimize any impacts upon the built and natural environments by utilizing locational criteria.

Policies

4.12.1 Bulk electric transmission corridors will comply with all applicable federal, state and local environmental regulations.

4.12.2 Bulk electric transmission corridors shall be discouraged through existing residential neighborhoods.

4.12.3 Bulk electric transmission corridors shall be placed at the fringe of urban and urbanizing areas adjacent to other utility and road corridors.

4.12.4 Electric utilities shall be encouraged to use utilized shared utility corridors, wherever feasible.

4.12.5 Electric utilities shall be encouraged to locate bulk electric transmission corridors adjacent to other utility and road corridors.

4.12.6 The placement of new residential development adjacent to bulk transmission corridors is discouraged. The Land Development Code shall establish minimum separation distance of transmission corridors from residential development through the evaluation of:

a) The voltage rating of the transmission line

b) The vertical and horizontal distance of the line to adjacent property lines

4.12.7 Pursuant to the Hillsborough County Utility Accommodation and Rights of Way Use Ordinance, “large facilities” are defined as electric/power facilities, which when installed, will exceed 75 feet in height or poles greater than 24 inches in diameter at the finished grade. Such facilities shall be reviewed by the County in a public hearing as part of a rights-of-way use permit application.

4.12.8 Large facilities should be located along roadways of 4 lanes or more as listed on the Metropolitan Planning Organizations Long Range Transportation Map and in commercial/industrial zoned areas. The Land Development Code shall allow for co-location with other public infrastructure facilities.

4.12.9 Large facilities in areas of established or planned residential communities should be compatible with regards to design, scale and location. The Land Development Code shall prescribe setbacks, buffering and all means to mitigate adverse impact to the surrounding area.

Telecommunications Facilities

Objective 4.13

Ensure that telecommunications facilities are compatible with surrounding land uses and compliant with State and Federal law.

Policies

4.13.1 Telecommunications facilities and towers shall comply with applicable Land Development Code regulations.

4.13.2 The location of telecommunications facilities shall comply with State and Federal laws.

Transit Oriented Development

The Goals, Objectives, and Policies within this section accomplish the following:

1. Promote development using a Transit Oriented Development Overlay (TOD Overlay) for those areas with current or planned Fixed Guideway Transit;
2. Establish the process for the application of the Transit Oriented Development Overlay, which is intended to increase opportunities for development within the TOD Area of Influence.

This section serves as the planning framework to guide the processes that will occur once station locations have been determined. The general steps of this process are listed below, in chronological order:

1. Planning Phase: Designation of the TOD Area of Influence and the commencement of Station Area Planning as determined and established by the Planning Commission and the County for Fixed Guideway Transit shall be utilized in the planning of any Transit Oriented Development Overlay (TOD Overlay) at the time a station location is determined by the transit agency.
2. Determination, Approval and Adoption Phase - Specific Station Area Plans will be a modified version of the initially designated TOD Area of Influence and will become the fixed boundaries of the TOD Overlay. The TOD Overlay shall be adopted by the County.
3. Rezoning Phase – Rezoning may occur if either are met:
   • The TOD Overlay Amendment has been adopted or initiated,
   • Upon hearing from the transit provider that a lane repurposing application or other right of way application has been approved.

Any TOD Overlay shall act as an overlay to the Future Land Use Designations, the densities, intensities, range of uses, and land use characteristics that may be achieved and are necessary for successful Transit Oriented Development shall be utilized.

Objective 4.14

Plan for a fixed guideway transit system that connects activity centers within Hillsborough County and the Tampa Bay region.

Policies

4.14.1 The County shall encourage the use of mass transit and the location of higher density and intensity land uses in close proximity to transit in order to decrease the dependency upon the automobile for work and non-work trips.

4.14.2 The County shall coordinate with the Local Planning Agency (LPA), transit agency and the Transportation Planning Organization in implementing Transit Oriented Development through the planning of station areas by applying the TOD Overlay to specific station locations, considering the unique context of each station area within the entire transit corridor and the regional system.

Objective 4.15

Establish a Transit Oriented Development Overlay to guide development of a fixed guideway transit system and station areas.

Policies

4.15.1 The TOD Overlay applies only to land that meets the following criteria:

• Located within the Urban Service Area
• Located within ½ mile of a proposed or existing fixed guideway transit station.

4.15.2 Lands within the CHHA are not eligible to receive a “TOD Density bonus” but may be included within a TOD Overlay. Bonuses for non-residential uses may be considered.

4.15.3 The allowable densities/intensities and ranges of allowable uses for the TOD Overlay are identified via Station Area Planning and shall be adopted by the Board of County Commissioners. Bonus density/intensity may exceed the limits of the adopted Future Land Use category at the time of Station Area planning.

4.15.4 Station Area Plan boundaries are subject to approval by Hillsborough County through a Future Land Use map amendment process. The approved Station Area Plan Boundaries will become the fixed boundaries of the TOD Overlay. Any TOD-related zoning change that was approved prior to the adoption of a specific Station Area Plan Boundary as outlined in Policy 4.15.8 shall be included within that Boundary.

4.15.5 The County shall establish a consistent methodology, utilizing form-based and transit-based development initiatives to assist in the development of Station Area Plans, for the purpose of developing transit-oriented development regulations. The Station Area Plan and associated transit oriented development land development code regulations shall be:

• Consistent with the Comprehensive Plan.
• Recognize the community character of stable and historic neighborhoods where increased densities and intensities may be deemed inappropriate.
• Recognize and maintain maximum allowable building heights and limitations on development within the Special Public Interest-Airport zoning categories.

4.15.6 In the event any of the following should occur a publicly initiated amendment to establish the TOD Overlay within Station Areas that are part of the fixed guideway transit alignment shall commence.

• Onset of Station Area Planning, or
• a dedicated transit lane operation of over 50% of the length of the route, or
• fixed guideway operations and capital funding programmed in the Transit Development Plan, or

• an interlocal agreement for fixed guideway service between a jurisdiction and transit operator, or
• approval of a lane repurposing application or other right of way repurposing application submitted by the transit provider.

4.15.7 The County may adopt TOD Zoning Designations, which will be utilized on lands that are designated under the TOD Overlay.

4.15.8: Property owners within the TOD Overlay, or who are subject to publicly initiated amendment to establish a TOD Overlay may choose one of the following options:

• Develop consistent with the existing Future Land Use category.
• Rezone concurrent with publicly initiated amendment if proposed intensity/ density exceeds Future Land Use category and/or other provisions of the Comprehensive Plan, subject to the adoption of the TOD Overlay.

4.15.9 In order to achieve additional development potential ("TOD bonus"), parcels within the TOD Overlay shall develop transit-oriented amenities. This TOD bonus provision will ensure that new development provides transit-oriented amenities that enhance the quality of life in order to achieve the desired density and intensity needed for successful Transit Oriented Development. Transit-oriented amenities can include but are not limited to improvements to pedestrian/bicycle facilities and connections, improvements or design amenities that would decrease automobile use and parking demands, provision of a mixture of uses within a unified development, and increased accessibility to transit for persons with disabilities.

4.15.10 The County and transit agency shall utilize the applicable adopted Community Plans in determining the appropriate TOD Overlay for a specific station.

Should a Station Area Plan, as developed with community participation, propose densities, intensities or uses that are inconsistent with an adopted Community Plan, the Station Area Plan shall outline these inconsistencies for Board of County Commissioners consideration.

Energy Innovation Park

Provide for an Energy Innovation Park (EIP) Future Land Use Category to meet existing and future needs for sustainable development including renewable alternative energy, resource recovery, and energy research in an environmentally responsible and economically feasible manner. The EIP will permit these non-nuclear uses with a mix of industrial, processing, manufacturing, warehousing, distribution, educational/institutional, research, retail/commercial/office, utility, agriculture, and residential uses which encourage sustainable development in a specific geographic location.

Location

Objective 4.16

The EIP permits alternative energy, resource recovery, industrial, processing, manufacturing, warehousing, distribution, educational/institutional, research, retail/commercial/office, utility, agriculture, and residential uses that promote sustainable development. The term ancillary shall mean no more than 10% of the total gross acreage within a Planned Development (PD) zoning.

Policies

4.16.1 The EIP shall incorporate renewable alternative energy production and such facilities shall be constructed first or at the same time as other uses. Renewable alternative energy, resource recovery, research, educational research, employment, industrial, agricultural, warehouse, distribution, processing, commercial, institutional, utility uses, retail/commercial, office and residential uses are permitted. More specifically, uses within the EIP shall meet the following criteria:

1. Minimum of 20 percent of the gross land area within the EIP shall be for alternative energy production, resource recovery facilities, agriculture, processing, research facilities, and all land areas needed to support such uses or the manufacture and/or distribution of such technologies (the “Energy Uses”). Developments with another primary use such as industrial and residential utilizing rooftop solar or other forms of co-located energy production, including the land areas needed to support such primary uses, shall count toward this minimum gross land area requirement for Energy Uses, but the primary use must still comply with any other EIP requirements for that primary use. When there is more than one owner within the Planned Development (PD) zoning, the land area for the Energy Uses may be allocated between the property owners.

2. EIP shall include facilities that generate energy from renewable energy and/or alternative energy technologies which may include biomass-to-energy, wind, solar, or aquaculture and municipal solid waste to energy. Because this field is ever changing, other renewable alternative energy technologies shall also be permitted as they become available.

3. Renewable alternative energy production or research includes but is not limited to the following uses: agriculture, aquaculture, solar technology, windmills or similar machines designed for the capture of wind power, renewable energy research facilities and supporting structures and facilities such as greenhouses, silos, barns, warehouses, classrooms, research laboratories, etc.

4. Industrial, research, manufacturing, institutional, warehousing, and distribution facilities are permitted. Such uses shall not exceed 30 percent of the gross land area of the EIP. Additionally, the Planned Development (PD) zoning shall provide specific production outputs for at least two (2) Energy Uses, and further provide that the developer shall construct either (i) two (2) Renewable Energy Producing Facilities with the stated production outputs, or (ii) one (1) Renewable Energy Producing Facility with double the production output stated therein. When there is more than one owner within the Planned Development (PD) zoning, the production output may be allocated between the property owners.

5. Retail/commercial and office uses shall not exceed 10 percent of the gross land area. Retail/commercial uses shall be located in clusters near or at the entries to the project or within the project rather than in a strip commercial development arrangement. Retail/commercial and office activities may be freestanding. When there is more than one owner within the Planned Development (PD) zoning, the production output may be allocated between the property owners

6. Single family residential, including both attached and detached units, is permitted in a manner that provides a transition from adjacent lower density single family residential uses and the more intensive uses of EIP at a density of no more than 3 dwelling units per acre.

7. To promote the development and maintenance of agriculture to strengthen the agricultural economy, agriculture and aquaculture uses shall be allowed in and encouraged in and around the EIP.

4.16.2 A site plan controlled Planned Development (PD) zoning district shall be required for the EIP.

1. The Planned Development (PD) zoning shall outline the phasing of the project in order to insure that the Renewable Energy Producing Facilities, as defined in the PD conditions, are constructed and are ready to operate in accordance with Hillsborough County Building Department permits before a Certificate of Occupancy can be issued for any non-renewable energy oriented industrial, research, manufacturing, institutional, warehousing, and distribution use, as well as before any retail/commercial use.

2. The Planned Development (PD) zoning shall provide specific production outputs for at least two (2) Energy Uses and further provide that the developer shall construct either (i) two (2) Renewable Energy Producing Facilities with the stated production outputs, or (ii) one (1) Renewable Energy Production Facility with double the production output stated therein.

3. When there is more than one owner within the Planned Development (PD) zoning, the criteria specified by Policies 4.16.1 and 4.16.2 may be allocated between the property owners.

4. The Planned Development approved for this area as of [date of final adoption] is in compliance with the Comprehensive Plan and shall not be found to be nonconforming.

5. At the time that the zoning is modified to include residential uses, it shall include conditions regarding appropriate environmental testing for the areas proposed for residential uses considering the former use of much or all of the EIP land as a former phosphate mine. These conditions shall require the developer to coordinate with the appropriate environmental oversight agencies, and that prior to residential development, the developer will, if required by best industry practices and appropriate agency guidance, conduct (a) pre-construction radiation sampling to determine if mitigation systems or specialized construction techniques are needed, and, if needed, such systems and/or techniques will be installed prior to issuance of any residential certificates of occupancy; and (b)

other appropriate environmental assessments, which depending on the results may require the developer to employ appropriate remediation techniques, engineering controls, and/or institutional controls.

4.16.3 Development within the EIP shall conform to the following criteria:

1. Development within the EIP should strive to meet the standards set for the Leadership in Energy and Environmental Design (LEED) certification (or an equivalent standard).

2. Enhanced buffering is required where the effects of lighting, noise, odors, and other such factors would adversely affect adjacent land uses. Where adjacent to single family residential uses or zoning outside the EIP, a minimum buffer greater than that required by the Land Development Code shall be provided. The width and type shall be determined within the applicable Planned Development (PD) zoning.

3. The maximum floor area ratio shall not exceed 0.50 for Energy Uses and .75 for industrial, research, manufacturing, institutional, warehousing and distribution facilities. Retail/commercial and office uses shall not exceed 0.25 FAR.

4. Child care facilities in conjunction with EIP employment generating activities will not count towards a project’s overall intensity calculations.

5. Development and operation of the EIP shall be coordinated with all appropriate Federal, State, regional and local agency regulations, including but not limited to the U.S. Army Corps of Engineers, Department of Environmental Protection, Department of Natural Resources, and Southwest Florida Water Management District. Further, the property owner and/or future developer of the land subject to the superfund site will continue to cooperate and coordinate with the U.S. Environmental Protection Agency, the Department of Environmental Protection and Hillsborough County (the “Agencies”) in connection with the Agencies’ obligations related to the superfund site. All restrictions set forth by the Agencies at the time of development will be adhered to by the property owners and/or developers.

4.16.4 Infrastructure and public facilities within the EIP shall conform to the following criteria:

1. The EIP shall be served by public water and wastewater services and by reclaimed water services, as may be available.

2. All capital improvement costs associated with the provision of public facilities and services as determined by the appropriate regulatory agency or public service provider, including, but not limited to, public water and wastewater, shall be the responsibility of the developer of the EIP and not the responsibility of Hillsborough County. Should there be more than one developer associated with the EIP, each developer will be responsible for its public facilities and services. This does not preclude the potential opportunities of public/private options, obtaining of grants or alternative funding. All necessary public facilities and services shall be provided concurrent with the development.

3. All EIP development proposals involving industrial, office, retail/commercial, and residential uses shall address effective multi-modal transportation systems including provisions for carpooling, vanpooling, mass transit, bicycling, and walking, where feasible as part of the site plan controlled zoning process.
4. The County shall encourage and review all policies to identify incentives for economic investment within the EIP. This may include creation of a community development district, tax increment financing districts, industrial revenue bonds, and other special funding and infrastructure funding tools.

4.16.5 The EIP land use designation is only allowed within Sections 26, 27, 28, 33, 34, and 35 Township 29, and Range 21, which is within the Urban Service Area, and which shall provide the following site-specific features:

1. Intensities shall transition from greater intensities in the north along SR 60 to more agriculture or residential in the south reflecting the adjacent urban/suburban and rural areas.
2. There shall be direct access to a major arterial roadway (SR 60). Other roadways, such as collectors, may also provide access to EIP, as identified in the Planned Development (PD) zoning.
3. Buffering/screening adjacent to existing residential uses along South Dover Road and along the southern property boundary shall include preservation of existing vegetation and topographic features (or as may be required or modified by any applicable reviewing agencies).
4. Open space may include agriculture, buffers, and wetlands but shall not be less than 15% of the total project area.
5. The primary industrial, research, manufacturing, institutional, warehousing, distribution and retail/commercial and office facilities shall be limited to the 700 acres in the northern portion of the property.
6. EIP property south of the existing CSX railroad tracks is limited to single family residential (both attached and detached) at a density no greater than 1,200 units and may include agriculture, solar support uses and facilities. This community shall be planned to provide a transition to densities from the R-1 areas to the more intensive uses north of the CSX railroad tracks. No change in existing land use shall be permitted within the area south of the CSX railroad tracks until the EPA and the County establish and implement an ongoing testing program to delineate the extent of 1,4-Dioxane contamination. Approval for residential use shall be contingent upon demonstrated stability of the 1,4-Dioxane contamination, as verified through continuous monitoring and testing of existing and/or newly established well sites, in accordance with regulatory agency recommendations and environmental assessment protocols. Demonstrated stability shall be defined in the Planned Development (PD) zoning. The County shall provide the landowner with the testing program and results from all monitoring events.
7. Any resource recovery facilities including biomass facilities shall be located north of the existing CSX railroad tracks.

8. Research facilities may be located anywhere on site.

9. Retail/commercial uses are not permitted on SR 60 beyond one-half mile east of Turkey Creek.

10. Uses on site shall be phased to ensure all impacts are adequately addressed as part of construction of that particular phase. Significant improvements shall be included, in the CIE as part of the annual CIE update.

11. The development of uses other than agricultural uses, Energy Uses or research facilities is limited to a maximum cumulative total of 7,350,000 SF of industrial, manufacturing, institutional, warehousing, distribution, retail/commercial, and office uses. Security housing or lodging to research, energy, and education functions of the project is allowed and shall be subject to an FAR of .50 and shall not be subject to residential dwelling unit criteria.

12. The PD zoning approval shall include a staggered work shift plan to minimize peak morning and evening traffic impacts for the development.

13. Any proposed development on this site that is not consistent with the above policy standards of this EIP will require the submittal and approval of a Comprehensive Plan map amendment.

Airports & Ports

Objective 4.17

Development must meet or exceed all airport zoning regulations, as established by the Land Development Code and by the Aviation Authority and the Port Tampa Bay, unless such requirements are waived through established procedures.

Policies

4.17.1 Provide the Port Tampa Bay (PTB) and Hillsborough County Aviation Authorities (HCAA) the opportunity to review and comment on Developments of Regional Impacts that affect the Port Activity Center or airports.

4.17.2 Review the PTB and Airport Master Plans and any subsequent amendments or updates and make recommendations to the respective authorities as to ensure that they are consistent with the Unincorporated Hillsborough County Comprehensive Plan.

4.17.3 The expansion or construction of new port and airport facilities will take into consideration the protection, conservation, and mitigation of impacts on all natural resources and be located so as to minimize potential impact on environmentally sensitive lands and established neighborhoods.

4.17.4 The County shall promote the ports, airports, and related facilities development consistent with the Comprehensive Plan and the respective adopted Master Plans by:

• Ensuring that growth/development in and around ports and airports is compatible with ports' and airports' operations and expansion plans, as identified in their master plans and any amendments;
• Giving priority to the use of land for expansion of existing port and airport facilities and the planning and development of new facilities where forecasted

demands so indicate.

• Limiting heavy and light industrial land uses conversions to residential and mixed-uses in the Port Activity Center, as shown in the Port Master Plan.

4.17.5 Land use changes and new development shall not adversely affect airport operations as described in the “Airport Zoning Regulations”.

4.17.6 The County should coordinate land planning outside airport boundaries and shall protect airports from the development of incompatible uses that could impact aviation safety or the utility of the airports (including but not limited to excessive structure height, and location, intense development, high-density development, glint, glare and light, noise sensitive uses, wildlife attractants, heliports, Vertical Take Off and Landing facilities, landfills, trees and retention ponds).

4.17.7 The County shall review existing airport zoning districts, determine their appropriateness and eliminate or replace them with the new or updated airport compatible districts, based upon updated master plans and airport operational needs sanctioned by the FAA/FDOT.

4.17.8 Utilize the most current noise exposure study based upon Airport Master Plans and/or Part 150 Noise Compatibility Studies to reassess the appropriate location of compatible and incompatible land uses.

4.17.9 MacDill Air Force Base and/or HCAA representatives shall be included in the review of all proposed rezonings, plan amendments and development approvals which may encroach or impact navigable military or civilian air space or obstruct military or civilian aircraft operations.

4.17.10 The County shall ensure that new development including landfills and communication towers and antennas will not obstruct military aircraft operations by penetrating navigable military air space including low level flight routes. Enhance air safety by supporting obstruction removal and not creating new obstructions within airport impact areas in accordance with Federal Regulations.

4.17.11 Tampa Executive Airport, in accordance with the HCAA’s master plans, shall be developed to serve as a general aviation reliever airport to Tampa International Airport and serve the I-4 and I-75 corridors. The County shall plan for appropriate and compatible uses around Tampa Executive Airport to achieve this in compliance with Chapter 333 and Chapter 163 Florida Statutes. The Exhibit 4.17.11 below illustrates the airport influence area around Tampa Executive Airport. The impacts of proposed land uses on the airport should be considered in future planning and rezoning of the area to protect people and property on the ground, as well as the utility of this

airport. To this end, the County and Authority shall pursue entering into an interlocal agreement to carry out the requirements of Chapter 333 of Florida Statutes and to facilitate the exchange of information regarding land use compatibility issues.

The interlocal agreement shall be updated if necessary to carry out the requirements of Chapter 333 of Florida Statutes and to facilitate the exchange of information regarding land use compatibility issues.

4.17.12: New development and redevelopment shall not adversely affect port operations.

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Exhibit 4.17.11: Airport Influence Areas

Agriculture

FUTURE LAND USE

GOAL 5

Provide for a variety of agricultural and rural residential land uses to meet the needs of a diverse population and support sustainable, thriving and quality rural communities.

General Considerations

Objective 5.1

In recognition of the importance of agriculture as an industry and valuable economic resource, Hillsborough County shall promote the economic viability of agricultural activities by recognizing and providing for its unique characteristics in land use planning and land development regulations.

Policies

5.1.1 Promote the development and maintenance of agriculture market centers to strengthen the agricultural economy, encouraging agricultural uses within and around such centers.

5.1.2 Allow agriculture as a viable use both prior and subsequent to the mining of land designated or approved for mining purposes.

5.1.3 Land development regulations shall provide for a shortened, simpler review process for the division or development of land for bona fide agricultural purposes.

5.1.4 Pursuant to Florida Statute 163.3179, to preserve and protect the viability of the basic family farm as well as to provide homesteads for the relatives of agricultural land holders, a family homestead parcel may be created in the Rural land use categories regardless of the underlying plan density assigned to the parcel. Residential development of agriculturally designated land for the use of family members as their permanent residences is permitted at densities higher than normally permitted in the respective rural-agricultural categories but not to exceed 1 dwelling unit per gross acre. These parcels must be of at least one acre in size. This policy is intended to perpetuate the family farm by making it possible for family members to both work and reside on the property devoted to agricultural uses and shall apply only once to any individual.

5.1.5 In the rural land use categories, where the clustering concept is allowed to promote the continuation of agricultural activities, minimum acreage needs for various agricultural commodities shall be established by the Hillsborough County Agriculture Economic Development Council coordinating with appropriate research and educational institutions, such as the University of Florida’s Institute of Food and Agricultural Sciences, and then correlated to a regulation requiring a minimum amount of acreage for a parcel both before and after clustering is exercised. This is done to ensure that the remaining acreage is indeed agriculturally viable. Legal methods shall be developed to assure, either by virtue of deed restrictions, zoning restrictions, or other restrictions, that the development potential of the open or agricultural space will not be misrepresented in the public records or that subsequent development of the property cannot take place unless increased density or intensity is determined to be appropriate by Hillsborough County government.

5.1.6 Agricultural and agricultural related uses shall be permitted in non-rural land use categories.

5.1.7 Hillsborough County shall explore opportunities to establish an incentive based long range agricultural policy program to help retain productive farmland and discourage its conversion to non-agricultural use. This may be accomplished through the land development code and/or other programs to compensate farmland owners for purchase or transfer of development rights, conservation easements, or other such mechanism as deemed appropriate. Participation in such a program would be voluntary on the part of the property owner and the development community.

5.1.8 Support existing agricultural uses for their importance as a historical component of the community, their economic importance to the County and for the open space they provide.

Retention

Objective 5.2

Recognizing that the continued existence of agricultural activities is beneficial, the county will develop, in coordination with appropriate entities, economic incentives to encourage and expand agricultural activities.

Policies

5.2.1 Permit the continuation, on-site intensification and changing of commodities for agricultural uses in non-rural land use categories even as non-agricultural development is introduced around it, provided that the agricultural uses or zoning for agricultural uses existed at the time of the adoption of the Plan. Additionally, permit the establishment of new agricultural uses in non-rural categories in a manner conforming with development regulations.

5.2.2 Permit clustering of development in rural areas that will allow for the continuation of bona fide agricultural uses in conjunction with residential uses.

5.2.3 Introduction of intense agricultural uses adjacent to non-agricultural use in non-rural areas shall meet applicable land development codes.

5.2.4 Agriculture related commercial uses more intensive or heavy than neighborhood-serving commercial, may be considered in the rural land use categories, provided it meets applicable policies of the comprehensive plan. These uses are not subject to the locational criteria for neighborhood-serving commercial uses.

5.2.5 Agriculture and agricultural support uses are the preferred uses in rural areas.

5.2.6 The Comprehensive Plan supports and endorses the Florida Right to Farm Act (F.S. 823.14).

5.2.7 When new non-agricultural development is introduced adjacent to an existing agricultural use, the non-agricultural use shall provide sufficient onsite buffering/mitigation to allow the agricultural operation to continue.

Rural Planned Villages

RESERVED

Objective 5.3

RESERVED

Policies

5.3.1 RESERVED

5.3.2 RESERVED

5.3.2 (a) RESERVED

5.3.3 RESERVED

5.3.4 RESERVED

5.3.5 RESERVED

5.3.6 RESERVED

5.3.7 RESERVED

5.3.8 RESERVED

5.3.9 RESERVED

5.3.10 RESERVED

5.3.11 RESERVED

5.3.12 RESERVED

Planned Villages

There are several areas of the County located outside the Urban Service Area (USA) boundary with land use designations that may be appropriate for up to 2 units per acre development sometime in the future. As these areas experience future growth, the development is envisioned to balance this growth with a rural character or a small-town design while providing improvements to supporting infrastructure and services. Given the location of these areas outside the Urban Service Area, it will not be Hillsborough County's first priority to plan or program infrastructure to serve these areas within the planning horizon of this Plan. The capital costs associated with the provision of infrastructure needed to serve these planned villages must be provided by the developer of such a project and will not be funded by Hillsborough County. All land for capital facilities shall continue to count toward project density. These new communities shall integrate into existing communities with respect to the natural and built environment with a compatible and balanced mix of land uses including residential, employment, and the supporting services such as schools, libraries, parks, and emergency services. The intent of these villages is to maximize internal trip capture and avoid the creation of single dimensional communities that create urban sprawl.

For Balm specifically, this section seeks to align with the intent of the Balm Community Plan. Areas defined as Residential Planned-2 (RP-2) may be appropriate for development utilizing tools that incentivize rural and agricultural preservation, design rules, form-based code principles, or use of transects.

Lands outside the USA, identified as RP-2, that meet the Planned Villages intent may generally be considered for density greater than 1 unit per 5 gross acres with certain conditions as stated within this adopted section and the Land Development Code (LDC). Areas that do not meet the Planned Villages policies in RP-2 are permitted for 1 unit per 5 gross acres, which is the base density, unless otherwise specified by existing zoning. Developments may be considered to achieve a maximum of 2 units per gross acre in the Balm Village Plan Area (per Policy 33.3) and the North Village Plan Area (per Policy 33.4) where community benefits are provided, consistent with Policy 33.7. Up to 4 units per gross acre may be achieved in the North

Village Plan Area with Transfer of Development Rights (TDRs). These TDRs are a no net density increase to the rural service area and are transferred at a density of one to one, from and to the North Village Plan Area. The Balm Village Plan Area is designated as a TDR sending area. The capital costs associated with the provision of infrastructure needed to serve these Planned Villages shall be provided by the developer.

Objective 33

Purpose of RP-2 land use plan category

The purpose of the RP-2 land use plan category is to discourage the sprawl of low-density residential development into rural areas, to protect and conserve agricultural lands, and direct potentially incompatible development away from environmental areas (I.e., wetlands, corridors, significant native habitats, etc.). This Objective also recognizes the unique characteristics within selected portions of Hillsborough County and thereby establishes two sub-planning areas or Villages in RP-2 designated land outside the Urban Service Area. The intent of this Objective is to support private property rights, promote community benefits that protect the rural nature of the community on the whole, and preserve the areas’ natural, cultural, and physical assets.

Policies

33.1 Development Intent

Development within the Planned Villages is intended to do the following:

1. Prioritize the timeliness of appropriate land use, zoning, growth and development within the Rural Service Area;

2. Provide for a compatible transition of land use between the rural and urban service area;

3. Preserve the rural character, encourage opportunities for continued agriculture;

4. Offset biological and ecological impacts of new development;

5. Maintain surface water quality and improve where possible;

6. Provide an interconnected system of native habitat preserves, greenways, parks, and open space;

7. Provide multimodal mobility options and connectiveness that reduces impacts of new single occupancy vehicle trips;

8. Encourage non-residential uses in downtown Balm or within the commercial nodes depicted in the Planned Village part of the LDC;

9. Create efficiency in planning and in the provision of infrastructure;

10. Balance housing with workplaces, jobs, retail and civic uses and;

11. Provide a variety of housing types to support residents of diverse ages, incomes, family sizes, and lifestyles.

33.2 Establishment of Sub-Planning Areas and Villages

In response to ongoing development within southern Hillsborough County, a Balm Village Plan Area and North Village Plan Area has been designated for the Residential Planned (RP-2) land use plan category consistent with Map 33.1. The purpose is to guide development within the RP-2 designated lands for each specific area. The Balm

Village Plan Area and North Village Plan Area maintain standards for development, further defined in the Land Development Code (LDC) regulations.

Map 33.1: RP-2 Sub Plan Designation Areas Map

⬚ figure

Table 33.1 Amount of Development

The table below displays the amount of development that may be considered in the North Village Plan Area and the Balm Village Plan Area. This table below shall be read in conjunction with Policy 33.3 and Policy 33.4.

33.3 Balm Village Plan Area

The Balm Community Plan, found in the Livable Communities Element of the Comprehensive Plan and Figure 23A (Balm Community Plan Concept Map), identify the vision and goals for this sub-planning area. To address these goals while balancing growth within the Balm Village Plan Area a two-tiered approach in the application of densities and intensities shall be applied for parcels (1) 160 acres or greater, and (2) less than 160 acres. The purpose is to promote development in a form providing for the rural character and preservation of open spaces as part of the development program. Each tier provides standards for development including provisions for residential development. In addition, to address the desired rural character of the area, the Balm Village Plan Area serves as a “sending area,” consistent with the TDR Program outlined in Objective 32 of the Comprehensive Plan and implementing Land Development Code provisions.

33.3.1 Designated Parcels 160 Acres or Greater: Developments that seek consideration of density greater than 1 unit per 5 gross acres must preserve at least 2.5% of the project site’s gross acreage for Open Space and 1.5% for Neighborhood Centers situated internal to the site or demonstrating connectivity to other existing or planned villages. Additional lands for internal open space and Neighborhood Centers is encouraged through community benefits. In addition, perimeter buffers and/or perimeter lots are required around the entirety of the perimeter, other than where a Neighborhood Center is present or except where to allow for the placement of site access or connections to adjacent Neighborhoods/Planned Villages. Open Space shall be consistent with the requirements of the LDC.

33.3.2 Designated Parcels Less than 160 Acres: To develop tracts of land in the RP-2 land use plan category at a potential density greater than 1 du per 5 gross acres on property less than 160 acres, properties must aggregate with adjacent properties to a total of 160 acres or greater. Proposed developments must preserve at least 2.5% of the project site’s gross acreage for Open Space situated internal to the site. Adjacent parcels must have property lines or portions in common or facing each other and have vehicular and pedestrian access connected by internal roadways other than those shown on the Hillsborough Corridor Preservation Plan. Neighborhood Center requirements may be satisfied by the acreage of the existing village if shown the total aggregated village contains at least 1.5% lands dedicated to a Neighborhood Center.

33.4 North Village Plan Area

The North Village Plan Area includes a two-tiered approach that differs from the Balm Village Plan Area due to the availability of developable acreage. The application of densities and intensities shall be applied for parcels (1) 50 acres or greater, and (2) less than 50 acres.

33.4.1 Designated Parcels 50 Acres or Greater: The ability to develop tracts of lands in the RP-2 land use plan category in the North Village Plan Area as shown on Map 33.1 may be accomplished at densities of up to 2 units per gross acre, if the development is 50 Acres or Greater and can be shown to meet the intent of the Planned Village concept described in Policies 33.5 – 33.10 except as noted in the zoning exceptions in Policy 33.5. Community benefits are also required based on Policy 33.7. Developments must preserve at least 2.5% of the project site’s gross acreage for open space situated internal to the site. Developments of 100 acres or more must preserve at least 1.5% of the total project site’s gross acreage for Neighborhood Centers; additional land is encouraged through community benefits. In addition, perimeter buffers and/or perimeter lots are required around the entirety of the perimeter, other than where a Neighborhood Center is present or except where to allow for the placement of site access or connections to adjacent Neighborhoods/Planned Villages. As a “receiving area,” consistent with the TDR Program outlined in Objective 32 of the Comprehensive Plan and implementing Land Development Code provisions, up to 4 units per gross acre may be accomplished with Transfer of Development Rights (TDRs). These transfers are one to one and may only occur within the North Village Area and represent a no net increase in density for the Village.

33.4.2 Designated Parcels Less than 50 Acres: To develop tracts of land in the RP-2 land use plan category at a potential density greater than 1 du per 5-acre on property less than 50 acres, properties must aggregate with adjacent properties to a total of 50 acres or greater and shall comply with Policy 33.4.1 which includes providing community benefits found in Policy 33.7. Developments must preserve at least 2.5% of the project site's gross acreage for open space situated internal to the site. Total aggregated village developments of 100 acres or more must preserve at least 1.5% of the total project site's gross acreage for Neighborhood Centers;additional land is encouraged through community benefits. Adjacent parcels must have property lines or portions in common or facing each other and have vehicular and pedestrian access connected by internal roadways other than those shown on the Hillsborough Corridor Preservation Plan. Neighborhood Center requirements may be satisfied by the acreage of the existing village if shown the total aggregated village contains at least 1.5% lands dedicated to a Neighborhood Center.

33.5 Zoning Conformance Exception

Parcels within the RP-2 land use plan category shall not be subdivided into smaller parcels to avoid the RP-2 criteria and requirements applicable to larger parcels, except with the following:

1. Some parcels within the RP-2 land use plan category may carry a zoning district more intense and permit densities greater than 1 unit per 5 gross acres prior to the application of the RP-2 designation on a parcel.

2. Public facilities are not subject to density or intensity standards.

3. Zoning granted prior to the adoption of these Planned Villages polices are considered conforming with the Plan and may develop in accordance with the applicable underlying zoning district as adopted.

33.6 Design Rules

Design rules shall be promulgated through the LDC. These rules must be met for an applicant to obtain density greater than 1 unit per 5 gross acres. The design rules include, but are not limited to, site plan principles related to form, mixture of housing types and lot sizes, buffering and screening, open space, and transportation (mobility).

33.7 Community Benefits and Services

In order to achieve densities above the base density of 1 unit per 5 gross acres (unless otherwise specified by existing zoning), community benefits shall be required for proposed developments. These options shall be located where possible and feasible to provide the greatest benefit to the entirety of the North Village Plan Area and Balm Village Plan Area except in cases of compatibility with surrounding uses, environmental consideration, or competing community benefit options. Community benefits shall be located to and in areas with internal and external connectivity and shall be located adjacent or in close proximity to activity and points of interest for the community. Community benefits are in addition to and do not replace any policy or standard within this section or the LDC. Specific community benefit options are defined in the LDC.

Community Benefits exceeding the minimum required in the Table below by 100% may count as two benefits as approved by the Board of County Commissioners.

See below for a listing of the community benefits further described in Part 5.04.00 of the LDC:

Community Benefits

*This community benefit shall require that at least 50% of required on-site or off-site square footage shall receive a Certificate of Occupancy prior to the final plat approval of more than 75% of the residential units. 100% of the on-site or off-site square footage shall receive a Certificate of Occupancy prior to the final plat approval of more than 90% of the residential units.

**Compliance with these community benefits shall be identified/demonstrated on the general site plan of the rezoning application.

***These community benefit shall require written agreement/acceptance by the receiving entity of the dedicated land to provide assurances at the time of rezoning the benefit will be provided. Additionally, documentation of the conveyance of that land to the receiving entity required prior to final plat approval.

****Benefit may be used more than once if offering multiple benefits satisfying or furthering distinct Community goals.

33.a Timeliness

A planned village within the Rural Service Area (RP-2) shall demonstrate that the proposed development is properly timed and not premature for the Rural Service Area, as outlined by the policies in this objective.

33.a.1 Goal

It is the goal of Hillsborough County to maximize and prioritize the timeliness of appropriate land use, zoning, growth and development within the Urban Service Area prior to the utilization of land use, zoning, growth and development in the Rural Service Area.

33.a.2 Two-tiered land use plan category

Hillsborough County will continue to implement a two-tiered land use plan category in areas designated RP-2, which permit a base density of 1 unit per 5 gross acres, with consideration of up to 2 dwelling units per gross acre for projects that meet the intent of the Planned Village concept as embodied in these policies and implementing Land Development Code.

33.a.3 Capital Improvement Costs

Capital improvement costs associated with the provision of public facilities and services as determined by the appropriate regulatory agency or public service provider to service the permitted development shall be the responsibility of the developer. All land for capital facilities shall continue to count toward project density.

33.a.4 Capital Facilities

When a new RP-2 development with density greater than 1 unit per 5 gross acres is proposed, the applicant shall meet with Hillsborough County to determine if capital facilities for emergency services, parks, and libraries are needed to serve the area

and if so, encourage development to integrate land for those facilities into the design of their project, to the extent feasible. All land for capital facilities for emergency services, parks and libraries shall continue to count towards project density.

33.a.5 Rural Services

Alternative methods for delivery of rural services may be considered with County approval. Services shall be consistent with the Comprehensive Plan, Land Development Code, and shall further an expressed goal of the Balm Community Plan.

33.a.6 Potable Water Supply Well Sites

Publicly owned potable water supply well sites within an existing or proposed wellfield are not subject to density or intensity standards. Subdivision of a potable water supply well site from a parent parcel shall be allowed, provided the parent parcel independently meets all applicable standards. Potable water supply well sites shall be reviewed as public service facilities as defined in the LDC, not as Planned Developments.

33.a.7 Mobility Planning

In the review of development applications, consideration shall be given to the present and long-range configuration of the roadways involved. The five-year transportation Capital Improvement Program, TPO Transportation Improvement Program, or Long-Range Transportation Needs Plan shall be used as a guide to consider designing the development to coincide with the ultimate roadway configuration as shown on the adopted Long Range Transportation Plan.

33.a.8 Provision of Connectivity to Roadway Networks

Proposed villages including (50) or more residential units that do not have access to roadways shall provide connectivity to secondary roadway networks.

33.a.9 Community Connectivity & Gates

Gates or other security measures that inhibit connectivity, vehicular or pedestrian, shall not be permitted on through and connecting streets between developments.

33.a.10 Multimodal Mobility Master Plan

To plan for the area, the Board of County Commissions shall develop a multimodal mobility master plan to identify existing roadways that need improvement and to identify a multimodal local street network that connects residential development and future commercial nodes to focus future investments. These roadways shall be added to the Hillsborough County Corridor Preservation Plan map of the Transportation Element of the Comprehensive Plan. Upon adoption of the multimodal mobility master plan, future development shall be consistent with the plan.

33.a.11 Vision Zero

Where possible and feasible Vision Zero principles, as outlined in the adopted Vision Zero Action Plan (2017), shall be incorporated into all mobility facility improvements.

33.a.12 School Sites

Applicants of re-zonings containing 50 or more residential units shall consult with the School District of Hillsborough County regarding potential school sites prior to submitting a rezoning application. Applicants shall provide an affidavit confirming the time, location and meeting notes.

33.a.13 Residential Support Uses

Lands of three (3) acres or less designated and constructed for residential support uses within neighborhood centers of similar size, scale and massing to the prevailing residential uses shall not be subtracted from residential density calculations.

33.a.14 Open Space

Open Space shall be prioritized for conservation to promote wildlife corridors and minimize negative effects on neighboring significant wildlife habitat.

33.a.15 Wildlife Corridors

During development review processes, the County shall consider the effects of development on significant wildlife habitat and protect wildlife corridors from fragmentation. Where necessary to prevent fragmentation of wildlife corridors, the County shall require the preservation of effective wildlife corridors within development projects.

33.a.16 Agriculture

Up to 50% of the planned village open space may be satisfied by the inclusion of a Community Farm and similar uses designed to incorporate the agricultural use into the planned village or to further a Community Plan.

33.a.17 Timeliness Indicators

The timeliness of development within a proposed village shall be evaluated by the County. A project is considered premature if any of the following indicators are present:

1. The proposed site plan is not compatible with the surrounding area as further described in Policy 33.a.18.
2. The proposed planned development does not meet or exceed all Land Development Code requirements.

3. The project would adversely impact environmental, natural, historical or archaeological resources, features or systems to a degree that is inconsistent with the policies of the Comprehensive Plan.

4. The project does not achieve internal trip capture either through the construction of onsite mix of uses or by being located within a 2 mile walking/driving distance of built uses, or some combination thereof that ensure the goal of providing internal trip capture throughout the village.

33.a.18 Compatibility Review

Compatibility is of the utmost importance as this area is primarily rural in area; any development with densities higher than 1 unit per 5 gross acres must be sensitive to the predominant rural character. Factors to address compatibility can include, but are not limited to, height, scale, mass and bulk of structures, circulation and access impacts, landscaping, lighting, noise, odor and architecture to maintain the character of existing development. Residential uses adjacent to residential uses shall demonstrate compatibility through the creation of a similar lot pattern, enhanced screening/buffering or other means. Maintenance and enhancement of rural, scenic, or natural view corridors shall also be a consideration in evaluating compatibility in this area.

4.5: Clustered development can only be used for projects where substantial open space can be maintained and still retain the rural character of the surrounding community or where clustering is used to achieve the requirements of the PEC ½ land use category. The open space maintained in this case can be used for passive recreational use, bona fide agricultural purposes or placed into a conservation easement. These lands are not intended to be used for future development entitlements.

Planned Environmental Community 1/2

The Planned Environmental Community ½ category is applicable to areas of Hillsborough County which provide: unique opportunities to expand protections of Regional Resources onto private land; local government water and wastewater utility service; enhanced buffering; and transition to adjacent urban and suburban areas. In such areas, a transitional land use category is appropriate. In order to induce these enhanced protections a Planned Environmental Community ½ designation shall be applied and allow residential densities of 1 dwelling unit per 2 gross acres (1 du/2 ga) as a transitional land use.

Objective 5.4

To provide an orderly and well planned transition of residential and mixed-use development and provide buffering and protection of Regional Resources, and to enhance environmental protections through the utilization of Conservation easements, the County shall apply this land use category in areas adjacent to Regional Resources areas or other property surrounded by property designated PEC ½. The residential density allowable shall be 1 du/2 ga provided that the development meets the policies outlined herein.

Policies

5.4.1 If a planned community under this category includes a Riverine, Class I Public water supply source, special restrictions shall be included relative to the proximity of development to the main channel of the river and tributaries thereto; and protection of existing wetlands to further ensure protection of the River’s water resources.

5.4.2 Development pursuant to this category must utilize a Planned Development zoning and incorporate an Environmental Management Plan (EMP). The EMP must be developed with input from local and regional agencies including, minimally, the Environmental Protection Commission of Hillsborough County, the Planning Commission and the Regional Water Supply Authority. The EMP shall provide for expanded environmental protections to a Regional Resource, enhanced open space, public water, and sewer, public access to a Regional Resource and enhanced water quality protections. The EMP shall further specify the methods of implementation, enforcement (such as deed restrictions to prohibit dumping, clearing and disturbance of buffers), maintenance and protection including the enhancement of buffers through pine reforestation planting and planting other native vegetation (as may be required for habitat mitigation) where pasture exists adjacent to a Regional Resource in order to achieve a density of 1du/2 ac.

5.4.3 Clustering shall be required and mixed-use shall be encouraged as appropriate in the PEC ½ land plan category in order to provide for the efficient provision of infrastructure, preservation of open space and environmental protection. Allowable development should be low density and clustered on the most suitable portions of a tract in order to preserve and enhance environmental resources.

5.4.4 Developments within the PEC ½ land use plan category, which utilize the 1 dwelling unit per two acres option, shall be served by a central wastewater and potable water system (i.e. Local Government water and wastewater utility service area). Unless already available at the time development commences, the public facilities necessary to achieve concurrency for water and sewer shall be added to the capital improvements element of the appropriate local government in the next plan amendment cycle following approval of development and must be financially feasible.

5.4.5 Acceptable activities within buffers/open space include access to passive amenities or other improvements (e.g. installation of picnic facilities and other structures for passive recreation) which are designated as amenities for the use of natural areas.

5.4.6 Allowable construction within buffer/open space areas include habitat enhancement and limited construction of sidewalks (not within buffers), paths, trails or other amenities necessary to provide pedestrian access to trails or natural areas. Such paths, trails, etc. are allowed a minimal footprint, and not contain impervious surfaces, lighting or any other ancillary structure (such as restrooms, parking lots, etc.).

5.4.7 Picnic facilities, boardwalks or other structures for passive recreation which require minimal impact on native vegetation may be included within buffer open space areas and must be included as part of the Environmental Management Plan.

5.4.8 The construction of Low Impact Development storm water discharge conveyances (e.g. spreader swales) and outfall structures (where possible and practical) for surface waters from the development’s water quality treatment system to adjacent receiving bodies may be included within buffer/open space areas pursuant to Policy C-2.5.6 and must be included as part of the Environmental Management Plan.

5.4.9 The construction of improvements (e.g. sewer lines, force mains, water lines, electric, telephone and cable TV line) within road rights of way where wetland crossings occur must be specified as part of the Planned Development zoning and included as part of the Environmental Management Plan. The construction and maintenance of improvements through wetland crossings shall not impede wildlife and water movement through the wetland system. No overhead utilities may be constructed within 260 feet of any Class I water body (as defined by SWFWMD-FLUCFCS Code 5100 “Rivers and Streams” mapping of the riverbank).

5.4.10 Discharge of reclaimed water utilized in the development for irrigation purposes shall be encouraged and permitted pursuant to applicable Florida Department of Environmental Protection rules, Southwest Florida Water Management District rules and the Regional Water Supply Authority policy.

5.4.11 If it is demonstrated that no Natural Plant Community exists within a portion of a buffer/open space area (e.g. the area is dominated by pasture grasses), then the developer may locate any required floodplain compensating storage areas (as defined in the SWFWMD Basis of Review) wetland or upland mitigation (for plants or animals) within such portions of the buffer/open space in order to create a more diverse habitat mosaic. The placement of floodplain compensation areas shall be approved by SWFWMD during permit reviews to ensure that adjacent wetland hydroperiods are not adversely affected. If located within a wildlife corridor, any buffer encroachment permitted in this Policy will maintain an upland corridor, as set forth in the Implementation Section hereof, between delineated wetlands and encroachment to allow for wildlife movement.

5.4.12 Development of a project under this category shall locate additional corridors for animal movement within the developable portions of the project (e.g. by strategic location of landscaping, open space, recreation, signage and easements), in order to encourage cross-mobility of wildlife between the project and offsite corridors.

5.4.13 Development of a project under this category shall provide for an enhanced public awareness program through a homeowners association or a community development district to provide for the establishment of:

• Best management practices by residents and landscape maintenance personnel within the proposed community when utilizing fertilizers, pesticides and herbicides and pet animal defecation control in order to reduce runoff contamination;
• The prohibition of Homeowner land alteration activities within buffers such as: clearing, filling, mowing, trimming, dumping any material, fertilizing, pesticide application, fencing and hunting; and
• Homeowner water conservation measures.

Development approvals shall include non-revocable deed restrictions and conservation easements by plat or other method of public recordation to regulate the prohibited activities within buffers. The deed restrictions and conservation easement shall be enforceable by the appropriate homeowner's association or other appropriate entity.

5.4.14 Residential builders shall be encouraged to (a) utilize green building-approved construction materials and (b) obtain certifications such as the Florida Green Development Standard.

5.4.15 Site development approval for the parcels designated PEC ½ on the Future Land Use map and located in Township 27 South, Range 21 East, in all or portions of Sections 4, 5, 6, 7, 8 and 9 shall not exceed 110 residential units prior to July 1, 2012. Further transportation analysis for the maximum amount of development authorized by the comprehensive plan category shall be provided to Hillsborough County and FDOT prior to site development approval in excess of 110 residential units. This policy does not relieve any applicant from meeting concurrency requirements as specified in the Hillsborough County Land Development Code. Any transportation improvements shown to be needed to maintain the adopted level of service standards for impacted transportation facilities must be included within the five (5) year Schedule of Capital Improvements Section as required by law prior to site development approval in excess of 110 residential units. Any amendment(s) to update the schedule within the Capital Improvements Section are subject to the statutory procedures governing adoption of such amendments.

5.4.16 Development occurring within the PEC ½ land use category which achieves an enhanced density of 1 du/2 ga shall be authorized only by a Planned Development (PD) rezoning which includes an Environmental Management Plan demonstrating the criteria referenced below in Table 5.4.16.

Table 5.4.16 - Implementation Matrix of Planned Environmental Community ½

5.4.17 The Developer shall prepare a Planned Development and Environmental Management Plan in accordance with Table 1, providing the following protections to the Regional Resource:

• Preservation of the functional integrity of the Regional Resource.
• Provision of increased buffering to the Regional Resource.
• Provision for wildlife crossing(s) along wildlife corridors.
• Continuation of wildlife corridors on private land.
• Buffers shall lie on a line between the proposed development and the protected resource.
• A continuous buffer, wildlife crossing, wildlife corridor or other buffer will not preclude the construction or development of a road, trail or utility crossing if the necessity of the road, trail or utility crossing can be adequately demonstrated and provided appropriate precautions and mitigation for impacts to the corridor are applied.

5.4.18 Reserved

5.4.19 The Planned Development shall exceed all current Land Development Code and Comprehensive Plan requirements but in no case may provide less than 40% of the gross site area for Open Space to include wetlands, wetland buffers, preserved uplands and other passive recreation areas located within the property. In no instance shall Open Space, exclusive of delineated wetlands, be less than 15% of gross site area. Portions of the Open Space, which are exclusive of delineated wetlands (i.e. the 15% threshold) may be utilized for floodplain compensation, or wetland or upland creation mitigation where no natural plant community exists. Furthermore, LID applications, littoral shelves, and planted berms are the only portions of stormwater attenuation/treatment ponds which may be counted towards the Open Space requirement.

5.4.20 Wetland buffers shall be identified within the Planned Development and included in the Environmental Management Plan in order to maintain the integrity of buffers. Wetland setbacks shall exceed the current regulatory criteria. Wetland buffers shall be in accordance with Table 5.4.16. Wetland buffers shall be minimally increased above current requirements: adjacent to Potable Water Supplies, Outstanding Florida Waters and Aquatic Preserves by 300%; adjacent to a Named River by 250%; adjacent to a Named Tributary/Creek by 100%; adjacent to Continuous Intermittent Sloughs by 100%; adjacent to any isolated Herbaceous wetlands as determined pursuant to 62-340.400, FAC, by 66 2/3%; and adjacent to all other Isolated wetlands by 10%. Furthermore, no building shall be constructed within 2000 feet of any Class I water body that is a drinking water supply (as defined by SWFWMD-FLUCFCS Code 5100 "Rivers and Streams" mapping of the riverbank) and there shall be no boat docks or ramps placed on abutting portions of a Potable Water Supply or a named river. No land alteration activities shall occur within buffers except as provided for in the PEC ½ Objectives and Policies and for approved activities which minimize impacts upon

native wildlife habitat by requiring less disruptive, passive pursuits such as hiking, nature study, photography, picnicking, fishing and canoeing. In addition to required treatment standards, residential lot grading and land alteration activities adjacent to wetlands which are in excess of five (5) acres must minimize direct discharge of stormwater to the wetland by providing mechanisms such as: roof collection systems routed to the front of lots/adjacent street; together with either of the following:

• Type A grading of lots (rear to front); or • By installation of rear yard swales.

5.4.21 The construction plans for the Planned Development must provide enhanced storm water runoff quality treatment based on mutual agreement between the County and the Applicant and based upon reasonable scientific judgment that a selection of, but not limited to, the following Best Management Practices will achieve a target performance standard at least 10% greater than that of Ch. 62-40.432 F.A.C.: low impact development (L.I.D.) methods (e.g. spreader swale(s), overland sheetflow, rain garden (s), use of pervious pavement and narrow roadways); enhancement (planting) of littoral shelves within each stormwater management system; enlargement of littoral shelves; additional volumetric detention-treatment by routing treated discharges through non-treatment manmade lakes; or increased residence time prior to discharge to any receiving wetland or natural surface water. LID shall be incorporated wherever possible unless it can be demonstrated these techniques are not reasonably feasible. Direct discharge of stormwater runoff from a project’s water quality treatment system to riverine systems that are public drinking water supply sources shall comply with all applicable state and federal drinking water standards for Class I water bodies (F.A.C. 62-302.530). Septic tanks and potable water wells shall not be permitted as part of the Planned Development.

5.4.22 The Planned Development shall provide for the continuation of any regionally significant wildlife corridor(s). Detailed wildlife corridor specifications shall be specified in the Environmental Management Plan, and as specified in Table 1, provided however, if FFWCC has determined that a wildlife species that requires area for mobility requires a greater width of wildlife corridor, said greater corridor width shall be reasonably provided. In cases where activities allowed under other parts of this rule occur in a particular portion of a buffer, then the required buffer must minimally exceed current wetland setback requirements and must be maintained in uplands. A continuous buffer shall be placed between the development and a Potable Water Supply or Named River. Crossings of this buffer may not occur except for access, utilities or project roadways on a finding that no other reasonable alternative exists and that the enhancements to mitigate any adverse functional impacts are provided.

5.4.23 The Planned Development’s platted lots shall exceed the lawn restriction provisions of Section 6.06.03 D.8. of the Hillsborough County Land Development Code by a minimum of 20%. Remaining landscaping of the lot shall be with Florida friendly and native landscaping. No fencing, landscaping, irrigation, swimming pools or other lot

owner improvements shall be allowed within buffers. These restrictions are required to be included as a non-revocable deed restriction and shall be placed under conservation easement by plat or by other recorded method said easement being enforced by the relevant homeowner’s association or other appropriate entity.

5.4.24 Development utilizing the PEC category must exceed the SWH LDC required minimum preservation by a minimum of 10%. Uplands that are proposed for protection within PEC buffers that are not classified as an LDC-defined natural plant community (e.g. improved pasture) must be restored in a manner which exceeds the County’s standards for upland SWH restoration when project impacts to SWH occur. Upland acreage within proposed PEC wildlife corridors must equate to the LDC’s requirement for upland SWH preservation as it relates to the overall boundaries of the land development application. These upland acres are to be comprised of natural plant communities and SWH restoration communities in a contiguous, non-fragmented manner. Actual wildlife corridor parameters will be considerate of the corridor widths prescribed by the SWH Guidelines of the LDC with a preference to augment them. Conservation easements within the corridors should be established over those areas defined as upland SWH and as SWH restoration uplands.

Wimauma Village Residential-2

There are several areas of the County located outside the Urban Service Area (USA) boundary with land use designations that may be appropriate for up to 2 units per acre development sometime in the future. As these areas experience future growth the development is envisioned to balance this growth with a rural character or a small-town design while providing improvements to supporting infrastructure and services. Given the location of these areas outside the Urban Service Area, it will not be Hillsborough County’s first priority to plan or program infrastructure to serve these areas within the planning horizon of this Plan. The capital costs associated with the provision of infrastructure needed to serve these areas must be provided by the developer of such a project and will not be funded by Hillsborough County. These new communities shall integrate into existing communities with respect to the natural and built environment with a compatible and balanced mix of land uses, including residential, employment where anticipated and the supporting services such as schools, libraries, parks and emergency services. The intent of these villages is to maximize internal trip capture and avoid the creation of single dimensional communities that create urban sprawl.

For Wimauma specifically, this section seeks to align with the intent of the Wimauma Community Plan. Areas defined as WVR-2 may be appropriate for development utilizing tools that incentivize small town stewardship, rural and agricultural preservation, design rules, form-based code principles, or use of transects.

Lands outside the USA, identified as Wimauma Village Planned-2 (WVR-2), that meet the Village intent may generally be considered for density greater than 1 unit per 5 gross acres with certain conditions as stated within this adopted section and the Land Development Code (LDC). Areas that do not meet the Village policies in WVR-2 are permitted for 1 unit per 5 gross acres, which is the base density, unless otherwise specified by existing zoning. Developments may be considered to achieve a maximum of 2 units per gross acre within lands designated Wimauma Village Residential-2 and where community benefits are provided, consistent with this section and the LDC. Up to 4 units per gross acre may be achieved in the Wimauma Village Residential-2 land use with Transfer of Development Rights (TDRs). These TDRs are a no net density increase to the Rural Area and are transferred at a density of one to one, from and to the Wimauma Village Residential-2 land use. The Wimauma Village Residential-2 land use is also designated a TDR sending area to the Wimauma Downtown TDR Receiving Area. All capital costs associated with the provision of infrastructure needed to serve these Planned Villages shall be provided by the developer.

Objective 5.5

The purpose of the WVR-2 land use plan category is to discourage the sprawl of low-density residential development into rural areas, to protect and conserve agricultural lands, to provide a residential base to support commercial development in downtown Wimauma and direct potentially incompatible development away from environmental areas (I.e., wetlands, corridors, significant native habitats, etc.). The intent of this Objective is to support private property rights, promote community benefits that protect the rural nature of the community on the whole, and preserve the areas' natural, cultural and physical assets.

Policies

5.5.1 Development Intent

Development within WVR-2 is intended to do the following:

1. Prioritize the timeliness of appropriate land use, zoning, growth and development within the Rural Area;
2. Provide for a compatible transition of land use between the rural and Urban Service Area;
3. Preserve the rural character, encourage opportunities for continued agriculture;
4. Offset biological and ecological impacts of new development;
5. Maintain surface water quality and improve where possible;
6. Provide an interconnected system of native habitat preserves, greenways, parks and open space;
7. Provide multimodal mobility options and connectiveness that reduce impacts of new single occupancy vehicle trips;
8. Encourage and support non-residential uses within Downtown Wimauma along and in proximity to SR 674;
9. Create efficiency in planning and in the provision of infrastructure;
10. Balance housing with workplaces, jobs, retail and civic uses; and
11. Provide a variety of housing types to support residents of diverse ages, incomes, family sizes and lifestyles.

5.5.2 Location & Boundaries

The Wimauma Village Residential-2 Future Land Use category is located inside the boundaries of the Wimauma Village Plan and generally conforms to those properties previously classified as Residential Planned-2.

5.5.3 Residential Gross Density

The WVR-2 land use allows consideration of up to 2 dwelling units per gross acre provided that the development is meeting the adopted provisions of this section and

the LDC. Otherwise, the gross residential density may not exceed 1 dwelling unit per 5 gross acres. Connectivity, open space, diversity of housing type and provision of Community Benefits are required in order to obtain the maximum density. Required storm water ponds, when not internally located to the housing site and when associated with larger reserved open space, may be excluded from the net acreage calculation. In no event shall open space constitute less than 40% of the gross site acreage with 30% of open space being contiguous and 10% of open space internally located to the PD site.

5.5.4 Residential Development

The WVR-2 is residential in character with a mix of housing types including single family attached and detached homes and multi-family dwelling units. Homes located in the WVR-2 zone are normally set back from the front property line to allow a front yard with a porch or stoop; lots often have private rear yards. Residential support uses may be considered internal to the development or as part of a community benefit.

5.5.5 Typical Uses and Floor Area Ratio

Typical uses found within WVR-2 include agriculture, residential, public, residential support and district specific non-residential uses (commercial, industrial or otherwise). Residential support uses with a maximum 0.25 FAR may be considered within any WVR-2 designated property. Proposed developments of 100 or more acres shall reserve at least 1.5% gross acreage to establish a neighborhood center that may provide such uses. The Wimauma Downtown East district allows consideration of a variety of employment generating uses with a maximum 0.25 FAR. The Wimauma Downtown East district is established to provide employment opportunities that complement, enhance or otherwise further the Wimauma Community Plan and may include certain commercial, industrial, agricultural or residential uses along or in proximity to SR 674. The Wimauma Downtown East district shall be guided by the Wimauma Downtown Overlay and other applicable sections of this Plan and the LDC.

5.5.6 Open Space, Conservation Area, and Agricultural Land

Open Space, Conservation Area and Agricultural Land (including parks, forestry, outdoor recreation, ELAPP lands, public uses, ponds, wetlands, corridors and agricultural open space) shall constitute an important component of the Village Residential. To avoid environmental isolation and fragmentation, the plan seeks contiguity and connection to other open space or conservation areas.

To ensure that the rural landscape is preserved, large areas of new development must be reserved in WVR-2 for Open Space, Conservation Area or Agricultural Land preferably at edges which are adjacent to rural land areas. Specific percentage standards for Open Space, Conservation Area and Agricultural Land within the WVR-2 are established by the overall gross site acreage of each Planned Development. Open space shall constitute no less than 40% of the gross site acreage for a Planned Development with 30% of the open space being contiguous or adjoining and 10% of

the open space being internally located to the PD site.

5.5.7 Community Benefit Options: In order to achieve densities above the base density of 1 unit per 5 gross acres (unless otherwise specified by existing zoning), community benefits shall be required for proposed villages. Community benefits and services shall support the needs of the community within the WVR-2 and the Wimauma Community Plan area consistent with this Comprehensive Plan.

See below for a listing of the community benefits further described in Part 5.04.00 of the LDC:

* The community benefit shall require that at least 50% of required on-site or off-site square footage shall receive a Certificate of Occupancy prior to the final plat approval of more than 75% of the residential units. 100% of the required on-site or off-site square footage shall receive a Certificate of Occupancy prior to the final plat approval of more than 90% of the residential units.

** Compliance with these community benefits shall be demonstrated on the general site plan of the rezoning application.

*** These community benefits shall require written agreement/acceptance by the receiving entity of the dedicated land to provide assurances at the time of rezoning the benefit will be provided. Additionally, documentation of the conveyance of that land to the receiving entity is required prior to final plat approval.

**** Benefit may be used more than once if offering multiple benefits satisfying or furthering multiple Community goals.

5.5.8 Approvals & Tracking

All approvals shall be through a planned unit development requiring, at a minimum, integrated site plans controlled through performance standards to achieve developments that are compatible with surrounding land use patterns. All rezonings inside the Wimauma Village Residential-2 (WVR-2) land use plan category shall be through a Planned Development district and shall comply with the LDC.

5.5.9 Transfer of Development Rights (TDR)

In WVR-2, up to 2 dwelling units per gross acre (DU/GA) densities may be transferred between 2 separately owned or commonly held properties, whether or not they are contiguous to each other. The designated sending area shall be inside the limits of the Wimauma Village Residential-2 land use plan category.

5.5.9.a Designated Receiving Zone

The designated receiving areas shall be inside the Wimauma Village Residential-2 land use plan category, inside the Urban Service Area portion of the Wimauma Village Plan (Wimauma Downtown TDR Receiving Zone), or other identified areas within the Urban Service Area.

1. To support housing growth in the Wimauma Downtown and preserve rural areas within the WVR-2, the exchange ratio for transfer of dwelling units into the Wimauma Downtown Receiving Zone will be 2 DU/GA to 4 DU/GA, a ratio of 1:2. The transfer of dwelling units shall not exceed 4 DU/GA within the Wimauma TDR receiving zone. No property shall be left with less development rights than there are existing dwellings on said properties, or less than 1 dwelling unit development for any parcel which would otherwise be eligible for a dwelling unit.
2. To support the Wimauma Main Street Core and economic development, stacking

of TDR and Affordable Housing Density Bonuses (AHDB) will be allowed and encouraged in the Wimauma Downtown Receiving Zone. The stacking of TDR with any other density provision of the comprehensive plan or LDC shall be prohibited in WVR-2 to WVR-2 transfers.

a) 1 acre parcel with a Future Land Use of Residential-6, within the Wimauma TDR receiving zone, with no wetlands may be considered for up to 6 dwelling units. Applying for an Affordable Housing Density Bonus will increase the Residential 6 to the next highest category (Residential 9). The TDR receiving parcel may now be considered for as many as 9 dwelling units. The TDR sending parcel with a Future Land Use of WVR-2 may transfer density at a ratio of 2 DU/GA to 4 DUGA. The receiving of dwelling units shall not exceed 4 DU/GA within the Wimauma TDR receiving zone. Therefore, the total number of dwelling units that may be considered on a 1 acre parcel as described above is 9 + 4 = 13 dwelling units. Alternatively, the same parcel in this example may be considered for 10 dwelling units if not utilizing the AHDB. Any density considered above the Future Land Use category shall be by a Planned Development.

3. Properties within the WVR-2 may transfer to properties in the WVR-2 at a 1:1 ratio, not to exceed 4 DU/GA. These TDRs are a no net density increase to the Rural Area and are transferred at a density of one to one, from and to WVR-2 properties.

Note: Wimauma-related terms not specifically defined in the Comprehensive Plan shall be defined in the Wimauma Downtown Overlay in the LDC.

5.5.10 Mobility and Access

New development must accommodate the future street network through grid-like patterns as represented in the Plan. Each neighborhood must provide an interconnected network of streets, alleys or lanes and other public passageways such as bicycle network or trail network, through provision, at a minimum, of the following:

1. Safe, convenient pedestrian access and circulation patterns within and between developments.
2. A continuous network of pedestrian walkways within and between developments, providing pedestrians the opportunity to walk (rather than drive) between destinations.
3. A friendlier, more inviting environment by providing a pedestrian network that offers clear circulation paths from Off-Street Parking Areas to building entrances.
4. A continuous network of bicycle lanes and trails within and between developments, providing cyclists and pedestrians the opportunity to travel or commute (rather than drive) between destinations.
5. Adequate consideration for the access needs of disabled residents and visitors through the provision of special parking spaces, accessible routes between Off-Street Parking Areas and buildings, passenger loading zones and access to other facilities in order to give disabled persons an increased level of mobility.

6. For the purpose of developing a greenway trail referred to as the conceptual South County Greenway Wimauma (TECO Corridor), as defined in the Wimauma Downtown Overlay in the LDC:

   a) in the case of property adjacent to or co-located with the conceptual South County Greenway-Wimauma, dedicated right-of-way for the greenway trail, or

   b) in the case of property not adjacent to the conceptual South County Greenway, trail connections between neighborhoods that connect future development with the proposed or existing greenway trail adjacent to the conceptual South County Greenway-Wimauma, existing residential neighborhoods, Wimauma Elementary School, Downtown Wimauma and facilities identified in the Hillsborough County Greenways and Trails Master Plan.

5.5.11 Building Lot Types

A diverse building form shall be required in the Wimauma Village Residential-2 land use plan category for projects of 5 acres or more in order to prevent urban sprawl, provide for the efficient provision of infrastructure and preservation of open space and the environment.

1. Proposed development of 100 acres or more shall provide at least six (6) different building lot types.

2. Proposed development less than 100 acres shall provide at least four (4) different building lot types.

3. This provision shall not apply to property within the Wimauma Downtown East District.

5.5.12 No parcel split to avoid community benefit requirements

Parcels within the Wimauma Village Residential-2 land use plan category shall not be split into smaller parcels to avoid community benefit requirements applicable to all parcels seeking to develop at densities above 1 dwelling unit per 5 gross acres.

5.5.13 Community Benefits under Wimauma Village Plan

Developments within the Wimauma Village Residential-2 land use plan category that request approval under the Wimauma Village Plan concept shall offer community benefits.

5.5.14 Residential Support Uses

Lands of three (3) acres or less designated for residential support uses within a Wimauma Village Plan (PD) of similar size, scale and massing to the prevailing residential uses shall not be subtracted from residential density calculations. The proposed Wimauma Village Plan shall be a minimum 100 acres.

Timeliness

Objective 5.6

A planned village within the Rural Area (WVR-2) shall demonstrate that the proposed development is properly timed and not premature for the Rural Area.

Policies

5.6.1 Goal

It is the goal of Hillsborough County to maximize and prioritize the timeliness of appropriate land use, zoning, growth, and development within the Urban Service Area prior to the utilization of land use, zoning, growth and development in the Rural Area.

5.6.2 Two-tiered land use plan category Policy

Hillsborough County will continue to implement a two-tiered land use plan category in areas designated WVR-2 which permit a base density of 1 dwelling unit per 5 gross acres, with consideration of up to 2 dwelling units per gross acre for projects that meet the intent of the Planned Village concept as embodied in these policies and implementing LDC.

5.6.3 Capital Improvement Costs

Capital improvement costs associated with the provision of public facilities and services as determined by the appropriate regulatory agency or public service provider to service the permitted development shall be the responsibility of the developer. All land for capital facilities shall continue to count toward project density.

5.6.4 Capital Facilities

When a new WVR-2 development with density greater than 1 dwelling unit per 5 gross acres is proposed, the applicant shall meet with Hillsborough County to determine if capital facilities for emergency services, parks and libraries are needed to serve the area and if so, encourage development to integrate land for those facilities into the design of their project, to the extent feasible. All land for capital facilities for emergency services, parks and libraries shall continue to count towards project density.

5.6.5 Rural Services

Alternative methods for delivery of rural services may be considered with County approval. Services shall be consistent with the Comprehensive Plan, Land Development Code and shall further an expressed goal of the Wimauma Community Plan.

5.6.6 Potable Water Supply Well Sites

Publicly owned potable water supply well sites within an existing or proposed

wellfield are not subject to density or intensity standards. Subdivision of well sites away from the parent parcel shall be allowed provided the parent parcel continues to meet applicable standards. Potable water supply well sites shall be reviewed as public service facilities in the LDC not as Planned Developments.

5.6.7 Mobility Planning

In the review of development applications consideration shall be given to the present and long-range configuration of the roadways involved. The five-year transportation Capital Improvement Program, TPO Transportation Improvement Program or Long-Range Transportation Needs Plan shall be used as a guide to consider designing the development to coincide with the ultimate roadway configuration as shown on the adopted Long Range Transportation Plan.

5.6.8 Provision of Connectivity to Roadway Networks

Proposed villages including (50) or more residential units that do not have access to roadways shall provide connectivity to secondary roadway networks, to connect to roadway facilities.

5.6.9 Vision Zero

Where possible and feasible Vision Zero principles, as outlined in the adopted Vision Zero Action Plan (2017), shall be incorporated into all mobility facility improvements.

5.6.10 School Sites

Applicants for re-zonings containing 50 or more residential units shall consult with the School District of Hillsborough County regarding potential school sites prior to submitting a rezoning application. Applicants shall provide an affidavit confirming the time, location and meeting notes.

5.6.11 Open Space

Open Space shall be prioritized for conservation to promote wildlife corridors and minimize negative effects on neighboring wildlife habitats.

5.6.12 Wildlife Corridors

During development review processes, the County shall consider the effects of development on wildlife habitat and protect wildlife corridors from fragmentation. Where necessary to prevent fragmentation of wildlife corridors, the County shall require the preservation of effective wildlife corridors within development projects.

5.6.13 Agriculture

Up to 50% of the planned village open space requirement may be satisfied by

the inclusion of a Community Farm and similar uses designed to incorporate the agricultural use into the planned village or to further a Community Plan.

5.6.14 Timeliness Indicators

The timeliness of development within a proposed village shall be evaluated by the County. A project is considered premature if any of the following indicators are present:

1. The proposed site plan is not compatible with the surrounding area as further described in Policy 5.6.15.

2. The proposed planned development does not meet or exceed all Land Development Code requirements.

3. The project would adversely impact environmental, natural, historical or archaeological resources, features or systems to a degree that is inconsistent with the policies of the Comprehensive Plan.

4. The project does not achieve internal trip capture either through the construction of an onsite mix of uses, or by being located within a 2-mile walking or driving distance of the segment of 674 that is within the Wimauma Village Downtown and in the Urban Service Area, or some combination thereof that ensures the provision of internal trip capture in the Wimauma Village. *

* A project that provides for commercial or office development fronting State Road 674 within the Wimauma Village Downtown, or within the Wimauma Main Street Core District, through construction, land dedication or infrastructure development, shall not be considered premature on the basis of not achieving internal trip capture.

5.6.15 Compatibility Review

Compatibility is of the utmost importance as this area is primarily rural in area any development at higher densities than 1 unit per 5 acres must be sensitive to that predominant rural character. Factors to address compatibility can include, but are not limited to, height, scale, mass and bulk of structures, circulation and access impacts, landscaping, lighting, noise, odor and architecture to maintain the character of existing development. Residential uses adjacent to residential uses shall demonstrate compatibility through the creation of a similar lot pattern, enhanced screening/ buffering or other means. Maintenance and enhancement of rural, scenic or natural view corridors shall also be a consideration in evaluating compatibility in this area.

Note: See Community and Special Area Studies, VI. LAND USE PLAN CATEGORIES and Definitions of the Future Land Use Section related to Wimauma Village Plan and Wimauma Village Residential-2 land use plan category.

Adoption/Child Caring Community

Objective 5.7

Areas of rural character are best suited for Adoption/Child Caring Communities in that: (i) they provide a needed respite from the challenges and influences of an urban setting by lessening the stress that children are otherwise subjected to in an urban setting; (ii) rural settings provide for and accommodate the exploration of natural outdoor habitats which positively contributes to the healing process and a child’s mental well-being; (iii) rural settings provide a sense of freedom, albeit within the normal structure of a family, and an opportunity to create the sense of a safe family structure; (iv) rural settings provide the opportunity to enjoy and interact with nature.

Policies

5.7.1 As such, Adoption/Child Caring Communities shall be a permitted use under this category, subject to the following conditions and limitations:

• The project encompasses a minimum of 50 and a maximum of 200 gross acres; and
• The project shall not exceed a density of 1 dwelling unit per gross acre and 75,000 square feet or .05 FAR (whichever is less intense) of ancillary non-residential support uses (such as offices, places of worship, adoption centers, reception halls and/or multi-purpose buildings); and
• Residential uses are clustered and located at least one hundred fifty (150) feet from the property boundary, and the project shall maintain at least fifty percent (50%) open space; and
• An onsite wastewater treatment and disposal system (which may include a performance-based treatment system and/or aerobic treatment system) shall be utilized, subject to and in accordance with the provisions of F.S. 381.0065; and
• The site may not be located within an environmentally sensitive and/or wellhead protection areas. Environmentally sensitive areas are identified on the Comprehensive Plan’s adopted Future Land Use Map as hatched areas designated as “Significant Wildlife Habitat” or “Wetlands” and well head protection areas are identified on the adopted Conservation and Aquifer Recharge Section “Wellhead Resource Protection Areas Map”; and
• The proposed community can only be located in areas where there is adequate school capacity to serve the community; and
• The site must be located within ½ mile of a road identified on the MPO’s Long Range Transportation Plan (2045 Highway Cost Affordable Map, Long Range Transportation Plan); and
• The project is developed in accordance with an approved Planned Development (PD) rezoning; and
• No subdivision of land is involved.

5.7.2 For purposes hereof, an Adoption/Child Caring Community shall be defined as a social services based planned community development that provides:

• Housing for adoptive families;
• Housing for families serving abused and neglected children;
• Housing for individuals and/or families serving children with various professionally recognized types of special needs;
• Housing for senior volunteer support staff;
• Other residential structures for the use of permanent and/or temporary housing for support staff; and
• Other nonresidential buildings for the provision of support services.

Balance with Natural Resources

Vibrant and functional natural areas are a key component in preserving a high quality of life in Hillsborough County. These areas can be undermined by poor land use planning practices that do not recognize the value natural systems have in sustaining healthy lifestyles as well as the local economy. Sustainable development seeks a balance between the preservation of natural systems and the built environment, while simultaneously being prepared for adverse natural events. This section recognizes that the County’s continued prosperity is dependent on its natural resources and seeks to balance the needs of development and economic prosperity with necessary environmental protections.

FUTURE LAND USE

GOAL 6

Seek a balance between the preservation of natural systems and the built environment, while simultaneously being prepared for adverse natural events. Provide an environment where people naturally interact with each other and their community, including streets, parks and other public facilities.

Environmental Protection and Resiliency

Objective 6.1

Encourage growth that is both sustainable and resilient while protecting environmentally sensitive resources.

Policies

6.1.1 Regulate land development to protect the attributes, functions and amenities of the natural environment. Continue to review, amend and implement land development regulations to ensure the protection of the attributes, functions and amenities of the natural environment under all projected growth scenarios.

6.1.2 No additional areas will be designated with heavy or light industrial land use plan categories within 500 feet of rivers’ associated EPCHC Jurisdictional wetlands and/or other surface waters lines.

6.1.3 Explore creating incentives for Green Developments such as new homes and commercial buildings which follow criteria and become certified under the U.S. Green Building Council’s “Leadership in Energy and Environmental Design” (LEED) program, the Florida Green Building Coalition (FGBC) or meet similar standards of development. Encourage the design of communities, subdivisions and individual buildings that follow criteria for energy efficiency.

6.1.4 Encourage the use of best practices development and redevelopment principles, strategies and engineering solutions that will result in the removal of coastal real property from flood zone designations established by FEMA.

6.1.5 Continue to review the adequacy of building freeboard requirements to address natural hazards.

6.1.6 Support the creation of incentive based programs such as, but not limited to, conservation easements, less than fee acquisition, tax incentives, conservation easement property assessment or other options as deemed appropriate which will be designed to protect the environment.

6.1.7 Promote public/private partnerships with agricultural landholders emphasizing incentive-based programs to protect the natural resources.

Environmental Considerations

Objective 6.2

New development and redevelopment shall not adversely impact environmentally sensitive areas and other significant natural systems as described and required within the Environmental and Sustainability Section and the Coastal Management Section of the Comprehensive Plan.

Policies

6.2.1 Continue to include Environmental Land Acquisition and Protection Program (ELAPP) as a review and commenting department for plan amendment and rezoning applications.

6.2.2 Support the creation of development standards to provide buffers around ELAPP property.

6.2.3 Except as provided herein, new land use category designations and changes to existing Future Land Use category designations on the surface waters of Tampa Bay and its rivers and tributaries, up to the distance of navigability as defined by the Tampa Port Authority (Port) jurisdiction, are limited to the Natural Preservation (N) Land Use Category. This policy does not apply to properties where projects are proposed that the Board of County Commissioners determines are necessary to promote public health, safety or general welfare.

Open Space

Clustering (For Conservation and Natural Resources)

Clustering can be a voluntary action on the part of a landholder or may be mandatory in certain other areas (pursuant to Administrative Commission Final Order AC-93-087). When a proposed development intends to use “clustering”, the site plan should be designed to retain natural resources within the designated “open space”. By permitting clustering of units, the Plan is attempting to ensure that development will occur in a manner which protects existing natural resources, retain the character of the areas surrounding protected natural resources, create a greenway or contribute to an integrated greenway system, maintain the ability to manage surrounding natural areas and green space or achieve some other public purpose.

Objective 6.3

Clustering is highly encouraged to ensure that development will occur in a manner that protects existing natural resources and retains the character of, and the ability to manage, the areas surrounding those natural resources.

Policies

6.3.1 Encourage site design techniques such as clustering of structures in order to promote open space in public and private development.

6.3.2 For purposes of clustering, in the Rural Area, open spaces shall include conservation areas, preservation areas, mitigation areas, wildlife corridors and/or greenways that encourage passive recreational uses such as, but not limited to, nature observation and hiking.

For purposes of clustering, in the Urban Service Area, open space may include, natural preservation and mitigation areas, stormwater systems (non-vaulted) and landscape linkages that encourage passive recreational uses, consistent with the goal of clustered development to achieve open spaces.

6.3.3 Whenever feasible, open space should include all, or as much as possible, the most significant, productive or sensitive natural resources areas on the site. The siting of development should be controlled to minimize fragmentation of natural habitats and limit impacts on the functions of the open space and the natural resources therein.

6.3.4 Certain areas of the county are indicated on the Future Land Use Map with a CL 50%. In these areas, up to 50% of the site may be required for open space based on the natural characteristics of the property. These open space provisions are not intended to supersede regulations regarding the preservation of wetlands, significant wildlife habitat or other environmental lands.

6.3.5 Whenever feasible, open spaces for individual projects shall be integrated into a greenway system, particularly when contiguous parcels have already been identified or reserved for such purposes.

6.3.6 Clustering, and other techniques, are encouraged to protect gopher tortoise and other Significant and Essential Wildlife Habitats.

Working Waterfronts

Objective 6.4

Recognize the importance of protecting waterfront communities, recreational and commercial working waterfronts and shorelines from encroachment of incompatible land uses to promote the continuation, expansion and economic viability of these areas.

Policies

6.4.1 The County shall maintain and continue to identify existing and threatened recreational and commercial working waterfronts areas and develop design standard standards to mitigate the impact of surrounding uses.

6.4.2 Retain and expand existing recreational and commercial working waterfront uses. Protect and retain working waterfronts and encourage public access to recreational working waterfronts.

6.4.3 The County shall explore opportunities to participate in programs such as Waterfronts Florida as a means of receiving technical and financial support of activities directed towards working waterfront preservation.

6.4.4 No new sites will be permitted for heavy industrial uses along the Shoreline of the Coastal Planning Area unless such uses are water-dependent or water-related or unless an overriding public interest is demonstrated.

6.4.5 The Planning Commission will transmit to Port Tampa Bay a copy of all land use plan amendment applications.

Economic Development

FUTURE LAND USE

GOAL 7

Seek land use and development patterns which will promote employment and economic growth.

Office, Industrial and Target Industries

Economic Development: Office, Industrial and Target Industries

Desirable economic growth will contribute to, and be characterized by: full, productive, stable employment; high economic returns (wages and benefits) on individual labor effort; a minimal rate of poverty; and cost containment of basic living expenses for all residents. It is important to maintain land that is zoned for and designated for industrial and office use as a source for high-wage employment within Hillsborough County. However, the conversion of land designated for office and industrial land use to other land uses remains a concern. Impacts on the County's job-housing balance in areas across the County have a direct effect on the land use patterns that sustain economic growth. Increased vehicle miles traveled between home and employment can contribute to traffic congestion, cost residents in lost productivity through longer commuting times, and increase air pollution. Tools and policies that increase transit opportunities and development around transit stops can help mitigate some of these impacts and be part of a range of economic development and land use practices that contribute to sustainable growth of businesses and opportunities in Hillsborough County.

Strategies that generally enhance desirable economic growth include:

• Encouraging the retention, expansion or attraction of local marked and export based businesses—firms that provide goods to markets in unincorporated Hillsborough County and beyond. These traditionally include many manufacturers but may also include services such as financial service firms and universities.
• Promotion of target industries, as defined by Florida Statutes, to create national and international investment opportunities in the County to stimulate high-wage job growth.
• Preserve and protect strategic geographic areas best positioned and suited to accommodate and effectively compete for capital investment and job creation to maximize the County's economic potential while minimizing land use conflicts.
• Continue to identify economic development opportunities through the County's economic development programs that include but are not limited to the Hillsborough County Redevelopment Incentives for Pilot Project Areas Program.
• Offering more affordable options for transportation, daycare, medical care, housing and energy to low-income communities, thereby improving their economic well-being, while creating a more reliable workforce and a greater consumer base.
• Identify opportunities and constraints and develop policies that promote development within strategic geographic areas by prioritizing the funding of transportation infrastructure and provision of incentives to these areas; developing development-ready sites for targeted industries; promoting efficient use of land and discouraging sprawl.
• Develop policies that will address the County's long-term jobs to housing ratio that will prevent an imbalance in the ratio and maintain an adequate balance Countywide.

To maximize Hillsborough County’s economic potential, maintain an adequate supply of land area to provide for long-term economic vitality of the County. Preserve areas that are best situated for economic development that enhances the County’s economic well-being from the threat of conversion to retail-commercial or higher density residential land use which should improve the County’s jobs to housing ratio to create employment in office and/or industrial uses in relationship to residential development. To prevent this land use conversion, an economic development and land use strategy shall be developed that articulates a vision and provides an implementation plan with measurable goals and objectives and formalize the role of the BOCC and its agencies so greater success can be achieved through policy and investment decisions.

Objective 7.1

The County shall pursue a thriving economy through the promotion of target industries, as defined in Florida Statutes, which are focused on national and international competitiveness. Additionally, the County will promote businesses that provide diverse employment opportunities that promote an appropriate jobs and housing balance, where people can live near their workplace and that there are enough jobs in the area to support the local population.

Policies

7.1.1 The County will prepare an analysis to target selected industries and develop incentives to encourage desirable economic growth within appropriate economic development areas. Incentives can be, but not limited to the following:

• Allowing retail sales as an accessory use (not to exceed 20% of the overall floor area of a use) that do not count toward the overall allowable square footage for retail sales in the industrial and/or office park.
• Within residential or employment generating projects (office and/or industrial project), child care facilities will not count towards a project’s overall density or intensity calculations; in order to utilize this incentive, the project must utilize a site plan controlled zoning district. If at anytime, the childcare facility vacates the project and is replaced with a non-childcare related use, any density or intensity, that exceeds the maximums permitted for consideration under the site’s Future Land Use designation, will be considered non-conforming.

7.1.2 Economic development areas shall be any area with a land use designation, including mixed-use categories, consistent with the targeted business or industry associated with desirable economic growth.

7.1.3 Competitive Sites and existing office/industrial uses are important to the economic future of unincorporated Hillsborough County. In addition, having targeted industry jobs located proximate to residential development for the workforce and site design flexibility shall be considered to support this effort.

7.1.4 Redevelopment Pilot Project Areas have been defined by the County as priority areas for targeted industry job creation and private capital investment. Any development planned or zoned for office industrial targeted industry uses shall be a priority in

these areas. These areas are crucial to the long-term economic well-being of the County and may receive financial and other regulatory incentives as provided by the County, including prioritization of public infrastructure improvements.

7.1.5 Non-industrial land uses shall be restricted or prohibited in the industrial land use categories and economic development areas will be preserved for employment centers, except as provided in Policy 8.1.6.

7.1.6 In industrial land use categories, up to twenty percent (20%) of the project land area, when part of larger industrial developments (those industrial and/or office parks greater than 300,000 square feet total) may be considered for certain retail, service and tourist-related uses; generally, the amount of commercial uses permitted in this type of development will not exceed the maximum square footage shown in the chart with locational criteria. Retail activities may also be considered in industrial areas as freestanding uses if it is demonstrated to serve the greater industrial area, pursuant to the provisions of the suburban-scale Locational Criteria.

7.1.7 A site plan controlled zoning district shall be required for all new and expanded industrial uses, other than government owned or leased facilities, located on major water bodies as identified on the Future Land Use Map.

7.1.8 The County shall utilize its comprehensive Competitive Sites Program inventory and mapping of office and industrial land sites to protect and encourage existing or newly identified strategically located office and industrial land sites for future expansion and economic development activity. These land sites are crucial to the long-term economic well-being of the County and may receive financial and other regulatory incentives as provided by the County.

7.1.9 To cultivate entrepreneurs of small, home-based businesses, the Land Development Code shall provide for the establishment of home occupations and live/work units, pursuant to specific performance standards. Compatibility with the surrounding area shall be considered when approving these uses.

7.1.10 Regulatory and financial incentives for the development of competitive sites or redevelopment areas for office, light industrial or warehouse uses that serve target industries may be implemented.

7.1.11 Employment centers shall be planned throughout the Interstate 75 corridor that will preserve employment opportunities (office and industrial) and residential opportunities shall be limited in each of the plan categories within one mile (east and west) from the Interstate 75 corridor in order to promote opportunities for all segments of the population to live and work within the corridor, regardless of age, sex, race and income.

Only Goals, Objectives, and Policies are adopted.

Property Rights

Introduction

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House Bill 59 (2021), Chapter 2021-195, Laws of Florida, which requires that each local government adopt a property rights element into its comprehensive plan, became effective on July 1, 2021. The inclusion of this element is intended to acknowledge and respect private property rights and to ensure they are considered in the local decision-making processes of Hillsborough County.

At the direction of the Hillsborough County Board of County Commissioners (BOCC), Planning Commission staff drafted the new element based, in part, on the model Property Rights Element developed by the 1000 Friends of Florida.

The overarching goal of the Hillsborough County Property Rights Element notes Hillsborough County "...will make decisions with respect for property rights and with respect for people's rights to participate in decisions that affect their lives and property...". Transparency, predictability, and reliability are the three main objectives of the Hillsborough County Property Rights Element.

PROPERTY RIGHTS

GOAL 1

Hillsborough County will make decisions with respect for property rights and with respect for people's rights to participate in decisions that affect their lives and property.

Objective 1

Hillsborough County will respect judicially acknowledged and constitutionally protected private property rights.

Policies

1.1 Hillsborough County will consider in its decision-making the right of a property owner to physically possess and control his or her interests in the property, including easements, leases, or mineral rights.

1.2 Hillsborough County will consider in its decision-making the right of a property owner to use, maintain, develop, and improve his or her property for personal use or for the use of any other person, subject to state law and local ordinances.

1.3 Hillsborough County will consider in its decision-making the right of the property owner to privacy and to exclude others from the property to protect the owner’s possessions and property.

1.4 Hillsborough County will consider in its decision-making the right of a property owner to dispose of his or her property through sale or gift.

Objective 2

In Hillsborough County decision-making will be transparent so that all people may participate in decisions that affect their lives and property. PR Policies 2.1 through 2.4 provide minimum standards for some planning and development decisions. Land development regulations may provide for additional processes and standards.

Policies

2.1 Hillsborough County must follow the procedures in PR Policies 2.2 through 2.4 when Hillsborough County: amends this comprehensive plan or changes the zoning designation of property.

2.2 A decision PR Policy 2.1 identifies must occur following a public hearing meeting the standards of this policy.

A. Hillsborough County recognizes that planning and development decisions affect complex systems and have impacts that occur beyond the site of development including, but not limited to, impacts interests related to health and safety, police and fire protection, densities or intensities of development, transportation facilities, health care facilities, equipment or services, and environmental or natural resources. Any member of the public may participate in a hearing on a decision this policy governs.

B. Hillsborough County recognizes that it should make planning and development decisions in response to true and accurate information. In all decisions this policy governs, Hillsborough County will provide the general public an opportunity to be heard, to present evidence, and to have access to all record materials on which Hillsborough County bases its decision.

2.3 Hillsborough County recognizes that a person cannot participate in decisions about which they are unaware. In addition to providing notice as other laws require, when Hillsborough County makes a decision PR Policy 2.1 identifies that relates to a piece or to pieces of real property that can be specifically identified, Hillsborough County will mail notice of the hearing to the owners and to residents to which the decision relates. The requisite notice timeframes, distances, and other procedures, as well as additional notification requirements through the use of signage and the placement of legal advertisements in the newspaper or on websites will be outlined in the Hillsborough County Plan Amendment Procedures Manual and/or Land Development Code, as appropriate.

2.4 Hillsborough County recognizes that planning and development decisions raise complex issues and that the best decisions are made when all members of the public have the opportunity to participate early and throughout the decision-making process. Hillsborough County encourages and facilitates public information and participation throughout the process. For decisions noted in PR Policy 2.1, applicants may be required to meet with neighbors and other members of the public prior to hearings as outlined in the Hillsborough County Plan Amendment Procedures Manual and Land Development Code.

Objective 3

People rely on this comprehensive plan and on the zoning designations of properties when deciding how to use property. Hillsborough County's decision-making will be reliable and predictable to promote sound, long-term investments in the community. PR Policies 3.1 through 3.3 provide minimum standards for some planning and development decisions. Land development regulations may provide for additional processes and standards.

Policies

3.1 Hillsborough County must follow the procedures in PR Policies 3.2 and 3.3 when amending this comprehensive plan or changes the zoning designation of property.

3.2 Hillsborough County may only make a decision as identified within PR Policy 3.1 by the affirmative vote of at least a majority plus one of the total membership of the Hillsborough County Board of County Commissioners for a comprehensive plan amendment or at least four affirmative votes to approve or deny a rezoning.

3.3 Hillsborough County respects the right of people, including elected officials, to fairly evaluate proposed decisions this objective governs. The Hillsborough County Board of County Commissioners may only make a decision PR Policy 3.1 identifies when public access to all record materials is afforded, inclusive of those materials that are part of the written record provided to the Hillsborough County Board of County Commissioners.

Strategies for Implementation

As with other policy statements in the Future of Hillsborough Comprehensive Plan for Unincorporated Hillsborough County, staff will consider these provisions when advising and formulating their recommendations on land use, zoning and other issues to be brought before any governmental entities, including but not limited to, the Hillsborough County Board of County Commissioners.

Only Goals, Objectives, and Policies are adopted.

Mobility

Introduction

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This Section of the Comprehensive Plan was formerly called the Transportation Element. It incorporates new themes and policies to promote:

Working Towards Equity Past discriminatory policies and practices have marginalized racial or ethnic minorities and excluded them from planning and decision-making. The effects are still felt to this day; equity and fairness require proactive steps to rectify them. The Mobility Section seeks to identify and overcome barriers to full participation, alleviate disproportionate burdens and ensure that underserved communities receive a fair share of benefits.

Focusing on Safety Vision Zero is an international movement aimed at ending roadway deaths. At its core is the belief that death and serious injury on our streets are preventable. The Mobility Section establishes policies to focus on high-crash corridors, manage speeds, design more forgiving roadways, promote better behavior and observance of traffic laws.

Preserving the System Maintaining the County's multimodal transportation system in good repair, improving its evacuation capability and enhancing its resiliency to withstand and recover from a disaster are also addressed by the Mobility Section.

Promoting Connectivity To achieve a truly connected system, the Mobility Section addresses safe and convenient connections for multimodal access to community focal points and other destinations.

Putting People First Streets are recognized as part of a public realm that should accommodate people of all ages and abilities, including transit riders, walkers, bicyclists, wheelchair users, motorists, freight handlers and even electric scooter riders. This approach is known as Complete Streets and can help achieve a safer system, higher quality of life and greater economic development. Enabling people who cannot drive or choose not to own an automobile is another priority of the Mobility Section.

Preparing for New Technology The transportation landscape is changing rapidly because of the onset of technology such as connected or self-driving vehicles and smart infrastructure. These have been facilitated by the convergence of communication, computer and vehicular technologies. Likewise, shared mobility enables the short-term use of transit, ride-hailing services, shared cars, bicycles and even scooters to get around. The Mobility Section contains policies to evaluate, prepare for and leverage new technology for the greatest public benefit.

Respecting the Context Context means the area traversed by a transportation corridor. Context-sensitive roads respect the natural environment, the planned land uses and development patterns adjacent to the public right-of-way. Context-based planning and design is a flexible approach to address multimodal needs in different contexts. The Mobility Section classifies the road network into several contexts appropriate for rural, suburban or urban settings.

MOBILITY

GOAL 1

Build and maintain a transportation system that supports the needs of all users with respect to ability, resources, identity and mode preference.

Objective 1.1

Engage the public to ensure that all individuals or groups have opportunities to collaborate with the County and provide input in all aspects of transportation planning and implementation.

Policies

1.1.1 Encourage community organizations and representatives, especially those who have been traditionally underrepresented, to participate in developing community plans and transportation strategies for their area and act as liaisons between government and citizens in representing area interests.

1.1.2 As resources are available, utilize a proactive pre-project public engagement process to determine needs in neighborhoods and to provide guidance for future projects, especially within underserved communities.

1.1.3 Expand efforts to involve members of underserved communities in planning activities and decisions by hosting meetings and conducting public outreach in those communities.

1.1.4 Use appropriate field outreach techniques, such as door-to-door or street canvassing, that will most effectively maximize participation in the communities affected before, during and after transportation planning and project implementation.

1.1.5 Build positive rapport with the public by ensuring and demonstrating that their comments are heard, analyzed and followed up on.

Objective 1.2

Consider both positive and negative socio-economic, physical and mental health impacts of transportation projects, especially on underserved communities including people with disabilities, chronic diseases and limited resources.

Policies

1.2.1 Support projects and strategies that lead to lower vehicle emissions, improved air quality, lower rates of asthma and other chronic diseases, or promote active transportation such as walking and bicycling.

1.2.2 When prioritizing projects, support routine roadway maintenance and infrastructure improvements benefiting underserved communities.

1.2.3 Prioritize projects that enhance multimodal access to parks, recreation, health care, healthy food, better jobs, schools and other community elements.

1.2.4 Consider the effect of tolls and managed lanes on low-income households and ensure that there are alternative facilities for those who aren’t able to pay the toll, or that they have other ways to access such facilities, such as transit and high-occupancy vehicles.

1.2.5 Any potential tolling strategy should mitigate induced demand and support the County’s growth management approach.

Objective 1.3

Recognize and avoid repeating past injustices, strive to alleviate or mitigate disproportionate burdens on underserved communities and ensure that they receive a fair share of benefits.

Policies

1.3.1 Prioritize transportation projects in underserved communities, especially low-income and minority communities, that increase access to community services and employment opportunities.

1.3.2 Ensure projects serving a larger need are aligned to avoid, minimize or mitigate impacts, particularly those resulting from expanded right-of-way, to neighborhoods and underserved communities.

1.3.3 Increase access to convenient and affordable transportation options, such as frequent bus service, prioritizing those communities that have historically been underserved, underrepresented or have borne unequal burdens.

1.3.4 Engage business stakeholders to assess workforce mobility needs, ensuring companies and employment centers have access to the full range of the labor force, including those without personal transportation.

1.3.5 Encourage private transportation network company (TNC) operators to share data that supports ongoing transportation planning and implementation with a focus on equity and access for all.

MOBILITY

GOAL 2

Achieve Vision Zero by providing a multimodal transportation system that prioritizes the safety of all roadway users.

Objective 2.1

Use an integrated Safe Systems Approach to develop and design improvements.

Policies

2.1.1 Utilize speed management, re-evaluating design and posted speeds to achieve target speeds based on context classification and other applicable best practices.

2.1.2 When prioritizing transportation projects, consider increased funding for safety and speed management projects.

2.1.3 Employ context-sensitive and user appropriate complete streets guidelines and standards to implement strategies such as buffered bike lanes, sidewalks on both sides, appropriately spaced crosswalks, safety lighting, trees and separation of modes traveling at different speeds to calm traffic.

2.1.4 Implement travel lane width reductions appropriate to the context to provide space for sidewalks, bike facilities and other multimodal enhancements.

2.1.5 Ensure that funding for context-sensitive street lighting is provided to enhance the safety of collector and arterial roadways.

2.1.6 Pursue improvements to retrofit existing roadways that require little capital outlay (i.e., signage, re-striping, shared-use lanes and appropriate traffic control measures), but will integrate multimodal facilities and improve safety, comfort and access of bicyclists and pedestrians.

2.1.7 Where bike facilities or sidewalks are not currently part of the road, include these facilities in maintenance, resurfacing or restriping projects when feasible.

Objective 2.2

Protect vulnerable users, such as bicyclists, pedestrians, children, seniors and people with disabilities, through a Safe Systems Approach, speed management techniques and context-sensitive multimodal facility design.

Policies

2.2.1 Employ context-sensitive and user appropriate complete streets guidelines and standards for the design of streets that inform and provide for pedestrian crossings, target speeds, modal separation and visibility appropriate to ensure that vulnerable users are prioritized, and fatal and severe crashes are eliminated.

2.2.2 Provide safe, convenient, signalized or unsignalized roadway crossings that are easily identifiable by pedestrians and motorists, spaced at appropriate intervals given the context of the roadway.

2.2.3 Utilize techniques such as extended crossing times, audible pedestrian signals, leading pedestrian intervals and other assistive devices to enable all users to cross streets safely.

2.2.4 Utilize innovative materials for pedestrian facilities where feasible, especially if they improve mobility and safety for people with disabilities.

2.2.5 Design driveway crossings of sidewalks, pathways and bike facilities so that motorists have adequate visibility to react and yield to approaching users.

2.2.6 Minimize driveways near intersections and lessen their entry speed to reduce conflict with vulnerable users and prevent serious injuries or fatalities.

2.2.7 Implement Safe Routes to Schools improvements and other walk and bike education programs to increase safety and to reduce school-related vehicle trips.

Objective 2.3

Assist in the equitable education of road users and the fair enforcement and administration of traffic laws, consistent with established Vision Zero principles.

Policies

2.3.1 Support measures to implement consistent, equitable and fair enforcement of traffic safety laws, reduce violations and ensure vulnerable users' rights to share the roadway.

2.3.2 Support law enforcement strategies that aim to reduce traffic violations that contribute to severe injuries and fatalities, using a data-driven approach.

2.3.3 Support education programs for the proper use of multimodal facilities by all users.

2.3.4 Consider technologies such as red-light cameras, near-miss detection and vehicle to infrastructure (V2I) technology.

2.3.5 Consider technological applications, such as radar feedback signs and messaging, to emphasize that the speed limit is the maximum allowable speed.

Objective 2.4

Use a Safe Systems Approach to identify current and potential future high-injury corridors and make improvements to them.

Policies

2.4.1 Improve transportation system safety for all modes by reducing the Countywide crash rate, adhering to Vision Zero principles and using the Transportation Planning Organization’s (TPO) adopted performance measures, targets and monitoring to track progress on reducing fatalities and serious injuries.

2.4.2 Collaborate with the TPO, Florida Department of Transportation (FDOT), the Sheriff’s Department, the School Board, the Community Traffic Safety Team (CTST) and other related agencies to implement Vision Zero strategies.

2.4.3 Program improvements, such as design features, improved traffic controls, and increased public awareness and enforcement, on high-injury corridors to address factors contributing to those injuries.

2.4.4 Establish pre- and post-project evaluation measures with qualitative and quantitative techniques, such as measuring injury/fatality reduction, capturing user observations and gathering input from user surveys to refine and update the Safe Systems Approach to high-injury corridors.

MOBILITY

GOAL 3

Maintain the system in good repair, preserve assets and improve resiliency to climate change.

Objective 3.1

Maintain existing transportation infrastructure while repairing or replacing deficient facilities.

Policies

3.1.1 Maintain existing transportation infrastructure to ensure safe operating conditions and avoid costly and premature reconstruction or replacement.

3.1.2 Maintain roadway markings and visibility, especially at intersections, by providing streetlights, well-maintained signals and signage, and appropriately spaced and preserved landscape.

3.1.3 Monitor sidewalks, on-road bikeways and trails to keep them clean, free of debris and overgrowth, and in good repair to accommodate adequate and safe bicycling and walking.

3.1.4 Prior to full replacement of deficient or underutilized facilities, evaluate the need to continue operating those facilities.

3.1.5 Repair or replace deficient transportation infrastructure, including but not limited to bridges, pavement, sidewalks, trails and traffic control devices.

3.1.6 Ensure transportation system design and construction is consistent with adopted County or State design standards and the Context-Based Classification Plan.

3.1.7 Prioritize non-mobility fee transportation improvement funds to ensure that ongoing maintenance needs are balanced with those that increase capacity.

3.1.8 Explore installation of underground utilities where appropriate to the context and feasible to protect them from extreme weather, remove roadside obstacles and reduce the need to prune trees.

Objective 3.2

Support the maintenance of public transportation assets.

Policies

3.2.1 Prioritize roadway maintenance along Hillsborough Area Regional Transit Authority (HART) corridors to ensure reliability of the transit service, with special consideration for resurfacing projects.

3.2.2 Prioritize sidewalk repairs and maintenance of connections to HART bus stops, including crosswalk improvements, signals and streetlights as necessary and feasible to enhance pedestrian safety and access.

3.2.3 Where feasible, support transit by providing County-owned property for park and ride lots and maintenance facilities, as requested by HART.

3.2.4 Support Sunshine Line in maintaining their vehicles, equipment and facilities in a state of good repair and replacing them when they reach the end of their service life.

Objective 3.3

Maintain or improve the capability of the multimodal system to evacuate vulnerable populations and enhance the system’s resiliency to withstand and recover from a disaster.

Policies

3.3.1 Coordinate with public and private sector organizations on the provision of infrastructure such as evacuation routes and shelter capacity, on the preparedness of target populations such as those who are historically marginalized or have mobility challenges, and on post-disaster recovery.

3.3.2 Coordinate with the TPO to prioritize transportation improvements for evacuation routes.

3.3.3 Mitigate or avoid disruption and damage to roads, bridges, terminals, transit fleet, facilities and equipment from inundation and storm surge.

3.3.4 Support diversified modes of transportation to aid in evacuation and resiliency.

3.3.5 Continue to educate the public about who needs to evacuate and who can shelter in place under given circumstances, as well as the nearest safe locations and shelters, to minimize traffic and reserve road capacity for other emergency purposes.

3.3.6 Evaluate, harden, repair or relocate critical facilities that are most vulnerable to flooding.

3.3.7 Implement technologies, strategies and improvements that ensure that facilities are operational after a disaster.

MOBILITY

GOAL 4

Provide safe and convenient connections within the transportation network that support multimodal access to key destinations, such as community focal points, employment centers and services throughout the County.

Objective 4.1

In urban and suburban contexts, design communities around a grid network of streets, or a modified grid, which will improve interconnections between neighborhoods and surrounding neighborhood-serving uses.

Policies

4.1.1 Update standards and guidelines for the context-sensitive spacing of arterial, collector and local roads to create a grid or network that supports the safety and mobility of expected users.

4.1.2 Require pedestrian and bicycle interconnections between adjacent, compatible development, and where appropriate, require vehicular interconnections.

4.1.3 Incorporate context-sensitive subdivision and access management standards that provide for multiple connections for modes and routes.

4.1.4 Ensure that roadways accepted by the County for ownership and/or maintenance serve a public purpose by: A. Completing the connection between two or more roadways defined as arterial, collector, or major local roads; or B. Stubbing out to adjacent properties that can reasonably provide opportunities to complete connections between two or more roadways defined as arterial, collector, or major local road; or C. Providing a significant public health benefit through enhanced multimodal connectivity and/or improved safety; or D. Connecting community facilities to the surrounding population.

4.1.5 Identify and communicate to residents where multimodal connections exist or are planned.

Objective 4.2

Update the Corridor Preservation Plan to protect future right-of-way from encroachment, provide connectivity and ensure multimodal transportation corridors are adequate to serve planned growth and to support development patterns as defined in the Future Land Use Element.

Policies

4.2.1 Collaborate with FDOT, the TPO, HART, Plant City, Tampa and Temple Terrace to develop and maintain a Corridor Preservation Plan Map (Map 1). This map will identify the number of lanes, general right-of-way needs, alignments and multimodal facilities for all transportation corridors, including transit and multi-use trails, primarily within the Urban Service Area.

4.2.2 Review and update the Corridor Preservation Plan to address the growth and mobility needs of the County prior to each update of the TPO’s Long Range Transportation Plan (LRTP).

4.2.3 Ensure that new developments are consistent with the adopted Corridor Preservation Plan by reviewing them during the site and subdivision plan review process.

4.2.4 Coordinate the design of roadway improvements with the jurisdictions in which those roadways are located. The preservation of right-of-way will be based on the Corridor Preservation Plan or policies of the relevant jurisdiction.

4.2.5 Collaborate with FDOT, HART, the TPO, Plant City, Tampa and Temple Terrace to integrate the Future Transit Corridors Plan with the Corridor Preservation Plan to address the growth and mobility needs of the County. Continue to preserve transit right-of-way consistent with the Transit Right-of-Way Preservation Corridors Map (Map 2).

4.2.6 Enable infrastructure planning to occur concurrently with, or in advance of, the adoption of Urban Expansion Areas (UEAs) as outlined in the Future Land Use Section. Preliminary planning efforts may include, but are not limited to, updates to the Corridor Preservation Plan Map and/or the LRTP.

MOBILITY

GOAL 5

Create a sustainable transportation system that allows people to take their mode of choice to access necessities, opportunities, recreation and each other.

Objective 5.1

Balance the need for single-occupant vehicle capacity on the multimodal transportation network with sustainable fiscal, environmental, social or economic outcomes by prioritizing investments in Transportation Systems Management and Operations (TSM&O) and alternative forms of transportation.

Policies

5.1.1 Maintain the listing of deficient roads within the transportation system. Deficient roadways, found in Table 3 of the Capital Improvements Section (CIS), are those roadways that, based on the Level or Quality of Service Report, do not meet the adopted standards.

5.1.2 With each update of the Capital Improvements Program (CIP), prioritize funding parallel facilities to constrained roads. Where this action impacts non-County owned roads, it will be coordinated with FDOT and respective jurisdictions.

5.1.3 State and County roadways that cannot be widened further due to neighborhood or business impacts, adopted community plans, policy, environmental or other right-of-way constraints, have been identified and designated as constrained. The Constrained Roadway List can be found in Table 2 of the CIS.

5.1.4 Prior to each update of the TPO's LRTP, reevaluate the Constrained Roadway List to fairly balance community preservation, safety and the protection of established communities with reducing growing traffic congestion.

5.1.5 Reduce existing multimodal deficiencies by completing the projects listed in the CIS.

5.1.6 Prioritize improvements supporting transit and other multimodal investments on constrained and deficient roads to reduce vehicular demand and support sustainable modes of transportation.

Objective 5.2

To provide an interconnected system of safe and convenient multimodal facilities for all travel purposes, establish and maintain quality or level of service standards within the CIS for bicycle, pedestrian, transit and vehicular mobility on the multimodal transportation network.

Policies

5.2.1 Establish the multimodal levels or quality of service standards for all State and County roads on the multimodal transportation network within the CIS.

5.2.2 On a periodic basis, update the Level or Quality of Service Report to include existing and anticipated capacities, multimodal levels or quality of service and other relevant metrics and publish it for public review and use.

Objective 5.3

New development shall mitigate its impact on the multimodal transportation network.

Policies

5.3.1 Use mobility fees to help maintain the multimodal level or quality of service standards on the multimodal transportation network, pursuant to the Mobility Fee Ordinance.

5.3.2 Provide funding, as established in the County's Transportation Mobility Fee Program ordinance, to assist the FDOT with projects within the County.

5.3.3 Implement measures to reduce average trip distance, such as additional street connectivity, fostering more local retail and service business to support a mix of land uses.

5.3.4 Consider existing and future development allowed under adopted Future Land Use Element categories in projecting future multimodal transportation needs.

5.3.5 Evaluate the availability of multimodal transportation infrastructure when considering Future Land Use Map changes that increase density and intensity. Factors to consider include, but are not limited to, connections to transit, proximity to employment or affordable housing, internal trip capture, support of multimodal system, and increasing connectivity.

5.3.6 Discourage sprawl, which disproportionately increases the cost of providing and maintaining multimodal facilities and services.

Objective 5.4 Support HART in efforts to identify and increase frequency of service to higher density and intensity areas, bus emphasis corridors, transportation disadvantaged communities, Neighborhood Revitalization Strategy Areas and Low-Moderate Income Areas as defined by the Department of Housing and Urban Development (HUD).

Policies

5.4.1 Serve lower-density areas with alternatives such as flexible routes, on-demand service, carpools, vanpools and mobility hubs.

5.4.2 Collaborate with HART to work toward achieving the appropriate transit level of service based on the density and intensity of the surrounding land use, as shown in Table 3 in the CIS.

5.4.3 Prioritize redevelopment areas and infill job centers for investment to ensure modern infrastructure for movement of vehicles, services and the workforce so that these areas can reach their full potential as marketable locations for office and industrial development.

Objective 5.5 Collaborate with HART and other providers to support the needs of the community through increased efficiency and competitiveness of the transit system.

Policies

5.5.1 Collaborate with HART to implement technologies and traffic management strategies that support the efficiency and reliability of the transit system, such as queue jumps at key intersections and transit signal prioritization.

5.5.2 Collaborate with HART in the development review process to identify opportunities for design and facility improvements to encourage transit use.

5.5.3 Coordinate with HART to design designated new roadways and roadway improvements with transit lanes, pull-off areas and/or comfortable and well-lit bus stops, where appropriate.

5.5.4 As requested by HART, require bus stop facilities and appropriate access to those facilities to be designed as part of new private development projects.

5.5.5 Promote access to transit via a safe multimodal network through street and site design guidelines and capital improvements that complete the network in the vicinity of existing and planned transit stops and encourage bicycle, pedestrian and public transit use.

Objective 5.6

Work with HART, the Florida Commission for the Transportation Disadvantaged and other providers to improve the mobility of transportation disadvantaged populations through paratransit and other services.

Policies

5.6.1 Continue to work as the designated Community Transportation Coordinator (CTC) to coordinate, plan for and expand services to the transportation disadvantaged.

5.6.2 In consultation with affected stakeholders, develop strategies to incentivize the location of new facilities that have a high percentage of clients who are transportation disadvantaged (e.g., new nursing homes, group homes and Community Residential Homes) within HART’s Americans with Disabilities Act (ADA) service area.

5.6.3 Identify capacity within the coordinated system and fund expanded service to work, school, healthcare, shopping and social destinations for the transportation disadvantaged population. Prioritize transportation disadvantaged trips in areas outside of the HART service area.

5.6.4 Continue to implement the County’s ADA Transition Plan for the construction of sidewalks, crosswalks, wheelchair ramps and improved access to bus stops on all County-maintained facilities.

Objective 5.7

Build a comprehensive bicycle/pedestrian system, including multi-use trails or side paths, sidewalks, pedestrian crossings and on-road bicycle facilities, to attract more people to walk and bicycle for all trip purposes.

Policies

5.7.1 Incorporate a bicycle and pedestrian network adequate to support population growth at adopted levels of service into the Corridor Preservation Plan.

5.7.2 Seek opportunities to construct multi-use trails or side paths adjacent or parallel to limited access highways, along drainage channels, shorelines, and various utility and railroad right-of-way.

5.7.3 Use trails and shared-use paths to connect schools, neighborhoods, parks, greenways, and civic, residential, and commercial districts, excluding paths through preserves and conservation parks. Use techniques such as cooperative agreements, easements, public right-of-way and Land Development Code standards.

5.7.4 Connect or accommodate future connections to planned and/or existing trails within new development.

5.7.5 Encourage the creation of nonmotorized connections in areas where roads are unlikely to be added, including large residential developments.

5.7.6 Provide access to trailheads, especially those serving coastal resources, lakes and other natural areas for residents and "ecotourism."

5.7.7 Coordinate trail planning among neighboring jurisdictions to enhance the trail network and linkages.

5.7.8 Evaluate ways to fund trails and shared-use paths used for mobility (including, but not limited to, developer contributions) and implement those initiatives supported by the BOCC.

5.7.9 In cooperation with state, regional and local entities, ensure no actions are taken that impair the access to or use of trails and shared-use paths used for mobility.

MOBILITY

GOAL 6

Build a smart system that utilizes technology and strategies to improve safety, efficiency and reliability for all modes of transportation and to meet the needs of all users.

Objective 6.1

Address roads that are deficient regarding level of travel time reliability, user delay cost and safety of all users.

Policies

6.1.1 Monitor effectiveness of strategies to reduce deficiencies, maximize existing roadway capacity and improve travel time reliability. Adjust or further implement them as CIPs are updated.

6.1.2 Establish an ongoing program to evaluate intersection capacity and traffic signals to determine if context-sensitive improvements can be made to safely enhance traffic flow and improve crossings for non-motorized travelers.

6.1.3 Cooperate with FDOT on the issuance of permits for driveway curb cuts and median openings on the State Highway System during development site plan review prior to the issuance of permits.

6.1.4 Encourage consolidation of site access points on the multimodal transportation network during the site and subdivision plan review process.

6.1.5 Consistently implement standards for providing cross-access among parcels fronting arterial roads, consistent with access management policies and the need for safe, consolidated access points.

Objective 6.2

Modernize the County’s traffic management center to monitor and optimize the performance of pedestrian, bicycle, transit and vehicle travel, expand the Intelligent Transportation System (ITS) network and leverage “big data” for improved real-time monitoring of system and assessment of multimodal needs.

Policies

6.2.1 Monitor roadway conditions, minimize disruptions, provide predictable travel times, respond to emergencies and inform road users.

6.2.2 Implement TSM&O and ITS strategies to enhance traffic flow, manage access, improve safety, support multiple modes and increase the throughput of people and vehicles.

6.2.3 In conjunction with FDOT and municipalities, update or replace existing traffic control devices as needed to ensure that they are compatible with ITS, interoperable with legacy systems and devices owned by other jurisdictions, provide transit signal priority and take advantage of advances in technology.

6.2.4 Implement an arterial surveillance program to detect and manage incidents, establish protocols with first responders to clear lane blockages and achieve improved reliability and operations.

6.2.5 Collaborate with neighboring jurisdictions, technology providers and the private sector to ensure coordination across City and County lines for leveraging new technologies.

6.2.6 Include bicycle-sensitive traffic control signals, appropriately identified with road markings and signs, in all intersection improvement projects and new construction.

Objective 6.3

Increase person-trips and reduce vehicle miles traveled (VMT), especially in peak periods, by supporting sustainable transportation alternatives, off-peak travel, closer destinations and other Transportation Demand Management (TDM) strategies.

Policies

6.3.1 Continue to support ridesharing and transit usage by encouraging County employees to enroll in ridesharing programs, such as providing discounted vanpool and bus passes to employees for commute trips, and by developing flex-time and telecommuting programs.

6.3.2 Continue to support public/private partnerships such as micromobility opportunities and Transportation Management Organizations (TMOs to promote TDM strategies and programs in regional activity centers and other densely developed areas.

6.3.3 Coordinate with TMOs to encourage employers to adopt strategies such as flexible work hours, compressed work weeks, staggered start times and telecommuting to reduce peak period congestion.

6.3.4 Develop strategies to reduce vehicular travel on deficient roadways, including specific timeframes and measurable goals for reducing VMT, and monitor their performance.

6.3.5 Utilize standards and guidelines to ensure that new development and redevelopment provide onsite bicycle and pedestrian facilities that connect to adjacent, offsite facilities.

6.3.6 Create incentives supportive of transit, vanpool and carpool usage, such as requiring transit amenities and facilities in development projects, and promoting pedestrian-friendly, disability-friendly environments in development and redevelopment.

6.3.7 Encourage mode shift through the provision of pedestrian and bicycle commuting amenities such as secure bicycle storage, showers, lockers and curbside amenities such as weather protection, benches and canopies/shading at County facilities and within private commercial and office developments.

Objective 6.4

Develop and implement comprehensive multimodal parking and curb space management programs.

Policies

6.4.1 Work with the private sector to provide incentives for trip reduction through strategies such as pricing and preferential parking and drop-off for carpool, vanpool and other shared vehicles in mixed-use developments and major employment centers.

6.4.2 Update the Land Development Code to provide context-sensitive standards and incentives for private development to integrate transit connections and facilities identified in the Transit Development Plan.

6.4.3 Encourage private development to provide pedestrian, bicycle and transit facilities onsite through context-sensitive regulatory changes including but not limited to reducing parking requirements.

6.4.4 Encourage new development and redevelopment to provide bike parking facilities.

6.4.5 Manage curb space to meet the dynamic demands for space, support food and package deliveries, and facilitate TNC drop offs in appropriate locations.

Objective 6.5

Pursue corridor widening strategically, maximizing existing roadway capacity and increasing capacity for vehicular and transit movement while considering lower-cost alternatives, such as increased frequency on existing transit routes.

Policies

6.5.1 Evaluate corridors with frequent transit service for improvements to increase reliability, such as dedicated transit lanes and signal prioritization, especially in cases where transit compares favorably with the cost and convenience of driving and parking.

6.5.2 Develop plans to provide cross access for developments that front on collector or arterial roadways. FDOT participation shall be requested in the planning process for projects fronting on the State highway system.

Objective 6.6

Improve multimodal surface transportation connections to major military installations, tourist destinations, airport, port, ferry, rail and intermodal terminals for passengers and freight.

Policies

6.6.1 Coordinate with MacDill Air Force Base on mobility and transit improvements that impact the base, including but not limited to, express bus, vanpool and ferry connections.

6.6.2 Encourage the development and implementation of transportation and wayfinding programs that further enhance the connectedness of tourism assets, including hospitality, local businesses, event centers, conservation parks and preserves, and other destinations.

6.6.3 Collaborate with Port Tampa Bay (PTB), the Hillsborough County Aviation Authority (HCAA), the TPO and FDOT to assess the need to provide or improve intermodal links to airports, seaports and rail/trucking facilities when Master Plans are updated.

6.6.4 Work with the PTB, HCAA, HART, TBARTA and other transportation agencies in the pursuit of efficient passenger and freight connections between Tampa International Airport (TIA), regional transit, the cruise ship terminals on the Garrison Channel and other port facilities.

6.6.5 Coordinate with HART, TBARTA, FDOT and other agencies to ensure that rail terminals, whether for light rail, commuter rail or inter-city rail, are accessible by bus transit.

6.6.6 Manage and maintain a safe, efficient and reliable freight street network to provide freight access to and from intermodal freight facilities, industrial and commercial districts, and the regional transportation system.

6.6.7 Invest to accommodate growth of freight volumes and ensure designated routes and facilities are adequate for over-dimensional trucks and emergency equipment.

6.6.8 Every five years, review and, as necessary, update the Truck Route Plan, ordinance and associated map to balance the efficiency of goods movement with neighborhood traffic concerns associated with truck traffic.

6.6.9 In collaboration with the TPO and FDOT, maintain and update the inventory (including maps) of the major commercial truck and railroad terminals, freight activity centers and intermodal logistics centers within Hillsborough County documented in the Tampa Bay Regional Strategic Freight Plan.

Objective 6.7

Monitor and support emerging technologies and strategies that improve safety, sustainability, efficiency and access for all modes of travel on existing and planned transportation facilities, as appropriate for the context.

Policies

6.7.1 Examine evidence-based practices and methods for implementation of autonomous and connected vehicle technology and shared mobility and micromobility solutions, such as electric scooters and bicycles.

6.7.2 Create a more connected traffic network through emerging technologies.

6.7.3 Consider context, equitable access, maintenance needs and necessary storage space when considering where and how particular technologies will be implemented.

6.7.4 Consider how new technologies and emerging alternative transportation options will impact vehicle trips, pedestrian and bicycle networks, parking and curb space demand, and the safety of vulnerable users.

6.7.5 Prioritize safety where different modes of transportation, particularly electric-powered options, share the same facility.

6.7.6 Work with transportation providers, such as car and bike share providers, to provide access and maintain affordability of their services throughout the County where feasible.

6.7.7 Incentivize the use of electric vehicles through the implementation and expansion of electric vehicle charging stations.

MOBILITY

GOAL 7

Provide a multimodal transportation system that supports planned Future Land Use, respects historical and cultural assets, supports the identity of the surrounding community and protects the natural environment.

Objective 7.1

Design roadways appropriate to the Future Land Use category that they traverse.

Policies

7.1.1 The Context-Based Classification Plan for County roads in the multimodal transportation network, with context classifications defined in Table 1 (page 40) and depicted on Map 3 is hereby established.

7.1.2 Follow the complete street guidelines that refine the Context-Based Classification Plan and prioritize vulnerable users, informs standards for on-street parking provision and management, access management, interactions among modes, street design and curbside management.

7.1.3 Consider the scale and character of surrounding land use and complete streets concepts in the design and construction of new roadways and the widening of existing roadways.

7.1.4 Set speeds based on context classification and expected users of roadways. Within urban and developed rural areas, the criteria that applies to all public roadways includes the consideration of the character of surrounding land uses, existing and potential pedestrian and bicycle traffic, and recent crash history.

7.1.5 Examine freight activity centers to understand the type of traffic activity and context of the areas surrounding them when implementing transportation projects.

7.1.6 Where applicable, the County will implement standards like building placements, building volumes, architectural features, and landscaping features using Context-Based Classification to link mobility and land use plans.

Objective 7.2

Minimize adverse impacts to residential and commercial neighborhoods and environmentally sensitive land.

Policies

7.2.1 Conduct corridor studies, including an environmental justice analysis, prior to any right-of-way acquisition for new road construction or major road widening to assess the impacts to adjacent areas and provide avoidance, minimization or mitigation mechanisms for adverse impacts.

7.2.2 Require the location and design of public roads and bridges to avoid, minimize or mitigate adverse impacts to wildlife habitats and vegetative communities.

7.2.3 Wildlife underpasses and overpasses shall be used to address transportation infrastructure's potential impact on wildlife corridors and habitats.

7.2.4 Coordinate mobility improvements with natural resource agencies and County environmental staff to avoid, minimize or mitigate adverse impacts on wetlands, wildlife habitats and corridors, and other environmentally sensitive lands.

7.2.5 In coordination with the One Water Chapter, integrate green infrastructure into capital improvements planning and transportation infrastructure projects when feasible, including but not limited to roadways, sidewalks, medians and transit stations.

7.2.6 Coordinate with the Tampa Regional Office of the Division of Historical Resources, Florida Department of State, natural resource and environmental agencies to provide for the consideration of the area's historic, cultural, tribal and natural resources when new and expanded roadways are proposed.

7.2.7 Preserve existing stands of trees and/or provide new tree plantings associated with any roadway expansion or new construction.

Objective 7.3

Protect neighborhoods from adverse impacts of through traffic and travel speeds while providing reasonable access to and from residential areas.

Policies

7.3.1 Future roadway construction and reconstruction shall be designed and planned to mitigate adverse impacts on adjacent residential neighborhoods through such techniques as, but not limited to, landscaping to buffer visual effects and the use of sound walls.

7.3.2 Continue to utilize appropriate traffic calming devices and roadway design principles to ensure speed is managed based on context.

7.3.3 Continue to provide support to community and civic groups that undertake voluntary roadway landscape programs in their local communities through education and assistance in addressing requirements.

Objective 7.4

Construct complete streets to achieve safety, comfort and aesthetics for appropriate users and modes.

Policies

7.4.1 Implement complete streets typologies based on the Context-Based Classification Plan.

7.4.2 Evaluate retrofitting roads with mid-block crossings, consistent with context classifications and surrounding land uses that attract non-motorized travelers.

7.4.3 Implement regulations to improve the appearance of roadway corridors, including but not limited to, adding plantings to medians and regulating the number of billboards along a corridor.

7.4.4 Provide design features to emphasize the gateway character of designated roadways at the entrances to the County and to local communities.

7.4.5 Where appropriate, include art, creative design, cultural and historical markers, and other similar enhancements within the public right-of-way.

Table 1

Context-Based Classification Matrix

Only Goals, Objectives, and Policies are adopted.

Housing

Introduction

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Access to safe and stable housing is imperative to the overall quality of life available to the people of Hillsborough County and directly impacts health, social, and economic outcomes for the entire community. A housing market's ability to supply housing opportunities for residents at all income levels forms the foundation of providing this housing access, but it is influenced by factors that require extensive cooperation across plans, policymakers, and private enterprise. The Housing Section provides a framework to guide decision-making that maintains an adequate supply of housing for the rapidly growing population of the county.

Hillsborough County has 1,048 square miles of land and includes the incorporated cities of Tampa, Temple Terrace, and Plant City. The unincorporated area of the County encompasses more than 84% of the total land area and houses over 69% of the County's total estimated population in 2021. From 2021 to 2045, the population of Hillsborough County's unincorporated area is expected to increase by more than 22%, while the total County population is expected to grow by 28%. This growth will provide a consistent source of demand for housing in the area.

To encourage housing supply commensurate with population growth within the County, this Section provides a multi-dimensional policy approach that addresses housing supply, development incentives, finance strategies, equal access, and sustainable and innovative housing. The Housing Section reflects the County's commitment to eliminate identified and projected deficits in the public, private, and rental housing supply. Through this framework the County can look to the future by fostering housing options that ensure a high quality of life for current and future residents.

HOUSING

GOAL 1

Ensure fair and equal access to housing for all people in Hillsborough County while accounting for population growth, climate change, and affordability.

Supply

Objective 1.1

Support a range of housing options to affordably meet the needs of current and future residents.

Policies

1.1.1 Provide opportunities for education and collaboration pertaining to fair housing rights protected by federal, state, and local laws, by creating programs that foster a culture of understanding and respect across the housing industry, legal professionals, and the general public.

1.1.2 Manage ongoing programs to provide housing access, housing counseling, foreclosure and eviction prevention.

1.1.3 Administer affordable housing programs that include inter-local agreements with the City of Tampa, City of Temple Terrace, or Plant City to encourage affordable housing opportunities.

1.1.4 Support the Affordable Housing Advisory Board, an affordable housing committee under State law, which is comprised of elected officials, housing professionals, and interested members of the community appointed by the Board of County Commissioners, to identify housing needs and provide recommendations to the Board of County Commissioners and Affordable Housing Services.

1.1.5 Continue a partnership with non-profit organizations that provide affordable housing through sweat equity programs.

1.1.6 Maintain a prepared inventory list of surplus land owned by Hillsborough County for the provision of affordable housing.

1.1.7 Preserve and grow the stock of naturally occurring affordable housing by supporting development patterns including but not limited to residential infill, small lot development, and accessory dwelling units.

1.1.8 Encourage a variety of housing types, including single-family, multi-family, and missing middle housing, to diversify the housing stock and provide Hillsborough County residents with more housing options across a range of income levels.

1.1.9 Apply an interrelated approach to increase housing supply where supported by adequate infrastructure by strategically layering development incentives, funding opportunities, capital investments and allowing for innovative housing.

1.1.10 Support rental housing opportunities, encouraging permanently affordable rental units.

Development Incentives

Objective 1.2 Prioritize the provision of affordable housing and implement development incentives that increase affordable housing opportunities.

Policies

1.2.1 Regularly review procedures to assure that processing time and fees are not a deterrent to the provision of affordable housing.

1.2.2 Periodically evaluate impact fee requirements, including reduction or waiver of fees and alternative methods of fee payment for the development of affordable housing.

1.2.3 Expedite processing of approvals of development orders or permits for affordable housing.

1.2.4 Regularly review ordinances, codes, regulations, and the permitting process, and eliminate excessive regulatory and administrative requirements as necessary to increase appropriate affordable housing production.

1.2.5 Mechanisms such as density bonuses, modified development standards, flexible lot configurations, and inclusionary zoning may be utilized as incentives to increase the supply of affordable housing.

1.2.6 Promote residential infill development within the Urban Service Area through measures including but not limited to flexible building envelope, parking, access, and setbacks while maintaining safety standards.

1.2.7 Allow for an accessory dwelling unit associated with an owner-occupied single-family residence to be built on a single deeded lot. For the purposes of calculating density, accessory dwelling units shall not be counted as a separate dwelling unit.

1.2.8 Affordable Housing Services shall continue to provide technical assistance and incentives to facilitate and encourage the implementation of the self-help housing program with the U.S. Department of Agriculture Rural Development (USDA/RD).

1.2.9 Manufactured housing and mobile homes shall be acknowledged as a viable means to provide affordable housing.

1.2.10 Where mobile home parks in the Urban Service Area have lawfully permitted densities which exceed the Comprehensive Plan, redevelopment of affordable housing is permissible at the same density pursuant to the affordable housing requirements of the Land Development Code. Such projects shall be exempt from the Density Bonus qualifying criteria. Such projects shall not be used as a precedent to increase the densities permitted by the Plan on neighboring properties.

1.2.11 Modification of development standards for affordable housing shall consider compatibility with surrounding uses.

Affordable Housing Density Bonus

Objective 1.3

Density bonuses will be utilized as an incentive to encourage the development of more affordable housing.

Policies

1.3.1 The maximum level of residential density and/or the maximum retail commercial Floor Area Ratio (FAR) permitted in each land use category may be increased, with project specific approval by the Board of County Commissioners and without requiring a Comprehensive Plan amendment, when the purpose for the increase is to provide moderate, low, very low, or extremely low-income affordable housing. Such an increase in density and/or Floor Area Ratio shall be part of an official request to rezone the subject parcel.

Table 1 - Table of Allowable Density and Intensity Increases for the Provision of Affordable Housing*

*Floor Area Ratio (FAR) is calculated for the non-residential portions of the project only; it may not be used as a substitute for the residential density. Density and FAR are calculated on the gross area of the project.

1.3.2 In order to qualify for use of the Affordable Housing Density Bonus, the project shall meet the following criteria:

a. The site shall be wholly located within the Urban Service Area.

b. The site shall be in one of the residential or commercial Future Land Use categories as indicated in Table 1: Allowable Densities and Intensities for the Provision of Affordable Housing. The density bonus does not change the Future Land Use Map designation.

c. The site shall be serviced by public water and sewer and have access to public streets.

d. The units shall remain affordable for a minimum of 30 years.

e. The bonus shall be memorialized in a Development Order as well as a deed restriction, Land Use Restriction Agreement, or other mechanism as determined by the County Attorney's Office.

f. For projects that are proposed to be a mix of market rate and affordable units: The affordable units must be developed within the same project site as any market rate units provided; the affordable units shall not be transferred to a different site.

g. Units shall be equitably and evenly distributed by location, type, and construction.

h. A minimum 20% of the total number of units proposed shall be deemed affordable to households making 100% or less Area Median Income. The distribution of affordable units shall be as follows for properties greater than one acre:

i. A minimum fifty percent (50%) of affordable units shall be set aside for incomes at 60% or below Area Median Income,

ii. The remaining affordable units not to exceed fifty percent (50%) shall be set aside for incomes at 100% or below Area Median Income.

i. To encourage residential infill and appropriate scale of transition, properties one acre or less may provide all required affordable units at or below 80% AMI.

Affordable Housing Density Bonus Example:

A six-acre upland site with a Residential-20 (20 DU/GA Future Land Use category would be eligible for consideration of up to 35 DU/GA by providing twenty percent of the proposed units to households making 100% or less AMI as described within thissection.

6 Acres X 35 DU/GA = 210 Units, 42 of these units shall be deemed affordable at the following AMIs. Twenty percent affordable is based on proposed units and not maximum development potential.

21 affordable units (50% or more) for incomes at 60% or below AMI.

21 affordable units (50% or less) for incomes at 100% or below AMI.

1.3.3 Periodically review the Affordable Housing Density Bonus to determine if it effectively encourages the delivery of affordable housing units within appropriate development applications.

Finance Strategies

Objective 1.4

Support a range of housing finance strategies to help ensure the supply of housing is consistent with the demand.

Policies

1.4.1 Support financial programs to help investors provide new or improved affordable rental housing.

1.4.2 Support the use of low-cost bond-supported programs for very low, low, and moderate income homebuyers.

1.4.3 Provide local government guarantees for loans made by the local banking community for affordable housing.

1.4.4 Support programs which provide low-cost home repair/improvement loans.

1.4.5 Continue to implement proactive public and private land investment initiatives, including but not limited to Community Land Trusts, and incentives for private development to encourage the development of affordable housing.

1.4.6 Encourage the preservation of existing housing units by seeking funds and exploring programs to assist in the maintenance and improvement of qualifying owner-occupied housing.

1.4.7 Continue to provide due diligence annually with federal, state, and local funds and update the Action Plan to align with the Five-Year Consolidated Plan goals to strategically address the supply of housing.

Linking Housing and Transportation

Objective 1.5

Strategically locate housing in conjunction with supportive transportation infrastructure.

Policies

1.5.1 Implement guidelines for locating affordable housing accessible to key economic spaces, identified transit corridors, and retail, cultural, educational, medical and recreational facilities.

1.5.2 Consider that near access to transit may lower a household’s combined housing and transportation costs.

1.5.3 Provide technical assistance to private sector developers and public redevelopment agencies to enhance access to the public infrastructure system, such as interconnected sidewalks and bikeways, in areas determined to be desirable for the development or redevelopment of housing.

1.5.4 Plan for future residential growth near access to identified transit corridors.

Equal Access to Housing

Objective 1.6

Promote, facilitate, and provide housing opportunities to serve persons with a physical or developmental disability, people experiencing homelessness, those with intensive medical needs, the older population, farmworkers, and other groups protected by Title VI of the Civil Rights Act, the Fair Housing Act of 1968, and the Americans with Disabilities Act.

Policies

1.6.1 Annually assess public, private, non-profit, and for-profit housing programs and identify ways to further increase access to safe and affordable housing for all citizens, regardless of race, color, national origin, religion, sex, age, disability, ethnic background, familial status, or income level.

1.6.2 Increase housing choice by removing barriers that prevent low-income households from using rental assistance throughout Hillsborough County, particularly in areas with frequent transit, schools, parks, employment opportunities and other amenities.

1.6.3 The Equal Opportunity Administrator shall continue to promote fair housing practices by providing resources, participating in outreach, and conducting an analysis of discrimination complaints that are an impediment to fair housing choice.

1.6.4 Maintain existing non-discriminatory standards and criteria addressing the location of Community Residential Homes.

1.6.5 The development of Community Residential Homes will be allowed within each of the land use plan categories that permit residential development. The maximum density permitted for this use shall be determined by the conversion factor within the Land Development Code.

1.6.6 Encourage the establishment of Community Residential Homes that are within proximity to medical services, public transit, and other necessary support systems.

1.6.7 Continue to work to alleviate homelessness by linking housing programs to a comprehensive social services/community services plan.

1.6.8 Provide sufficient emergency, transitional, and long-term housing for people experiencing homelessness to regain housing independence.

1.6.9 Continue to develop and implement programs to prevent homelessness.

1.6.10 Seek opportunities through the activities of non-profit agencies and the private sector to develop and rehabilitate housing stock that is suitable and affordable for farmworker populations.

1.6.11 In the event farmworker housing is no longer needed for farmworkers, the County shall encourage requests to reuse such units into affordable housing when in compliance with all required affordable housing development criteria. In such instances, previously approved densities for farmworker housing may continue to exceed that of the designated Future Land Use category upon conversion to affordable housing.

1.6.12 Promote farmworker housing in areas of agricultural activity. Such uses may exceed the maximum densities specified in the applicable land use category on a site not to exceed eight dwelling units per gross acre.

1.6.13 Consider environmental justice best practices when reviewing housing development applications in vicinity to uses that may have a direct or indirect negative impact on overall health and wellbeing.

1.6.14 Identify and remove, in coordination with other jurisdictions and agencies in the region, potential barriers to stable housing for individuals and families, such as housing screening practices that do not align with all applicable federal, state, and local laws in their use of criminal and civil records and that perpetuate disparate impacts of our criminal justice system and other nstitutions.

1.6.15 Promote and prioritize senior housing and opportunities to age in place.

1.6.16 Mitigate housing insecurity by providing housing counseling to displaced households.

1.6.17 Stabilize existing neighborhoods by preserving affordable housing units and improving housing conditions as an alternative to household displacement.

Sustainable and Innovative Housing

1.7.3 Encourage innovation in residential design, construction, and technology, and explore flexible regulations to conserve water, energy, and materials, reduce greenhouse gas emissions, and otherwise limit environmental and health impacts.

1.7.4 Review building codes and regulations to consider new building materials, innovative housing designs, energy-efficient standards and the use of construction techniques which reduce the cost of housing construction while maintaining safety standards.

1.7.5 Support Land Development Code regulations that allow for adaptive reuse of existing structures to increase housing supply.

Only Goals, Objectives, and Policies are adopted.

Livable Communities

Introduction

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The current Livable Communities Section can be viewed here.

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Natural Open Space

Recreation and Open Space

Coastal Management

Environmental & Sustainability

Natural Open Space

Introduction

Managing, conserving and protecting Hillsborough County's natural environment, coastal areas, and recreational amenities requires the collective vision of the people who make the County their home. The concern for environmental quality is a County hallmark. The County and its citizens have made great efforts to acquire, preserve, restore, and maintain the function of important natural habitats. It is essential to maintain this diversity while being the economic and cultural epicenter of Central Florida's West Coast.

A key component of our natural spaces is the relationship between quality of life, economic development, citizen access, and natural environments. Conservation efforts in the County do not solely apply to land features. The interconnected landscapes including rivers, wetlands, and uplands serve as the foundation for the quality of life we all enjoy. Air quality is also an important aspect to the health and sustainability of the County. As the County continues to experience growth, the air quality has remained at a high standard.

The role of recreation parks, conservation parks, preserves, and trails in our community includes not only the traditional view of parks as places to play, exercise, relax, and preserve the natural environment, but also recognizes they play a critical role in the community's physical, social, and economic health and sustainability. The diversity of our built and natural environment creates a range of opportunities for residents to enjoy and recreate, and protection and support of these recreation opportunities is paramount.

A major storm carries with it potential costs. Depending on the storm's severity, the threat to

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Natural Open Space

human life and the costs to public, private, financial, and natural resources can be substantial. While the County is fortunate that a major hurricane has not severely impacted the area for decades, the potential exists. In the event of a destructive storm, the County is financially responsible for several costs, including evacuation, providing shelter, cleaning up, rebuilding damaged infrastructure, and a share of federal insurance payments. Recent federal policies have shifted construction costs and risk of loss to the private sector and to state and local governments. Local governments are now responsible for contributing to the National Flood Insurance Program (NFIP) to repair and construct public facilities. Minimizing the County’s costs can be accomplished by implementing policies that mitigate hazards and enhance its resiliency and sustainability.

Our community is committed to ensuring our unique natural resources are maintained for future generations to enjoy and have integrated this goal into the decision-making process of long-range planning. This chapter of the Comprehensive Plan serves as a tool to evaluate new development requests, direct capital improvement expenditures, preserve and conserve natural habitat and environmental resources, and provide guidance in public policy in a way that ensures Hillsborough County continues to be the community its citizens desire.

In this chapter, the framework for environmental protection will be established in the goals, objectives, policies that will manage the “Natural and Open Space” in which our community can thrive and continue to grow. This chapter sets forth the policy direction for the following sections: Environmental and Sustainability, Recreation and Open Space, and Coastal Management.

{ The people have a vital interest in the conservation of their natural resources; in the prevention of wasteful practices. – Herbert Hoover

Only Goals, Objectives, and Policies are adopted.

Recreation and Open Space

Introduction

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Hillsborough County is responsible for a broad system of recreation parks, conservation parks, trails and preserves. These varied and diverse amenities serve as gathering places and connections within the community, provide access to nature, recreation and open space, and offer opportunities for enrichment, physical and mental wellness, and community activities. The importance of recreation and conservation parks, as well as providing equitable access for all, is paramount to the long-term quality of life of the community.

The Recreation and Open Space Section serves to update the Recreation and Open Space Element of the Unincorporated Hillsborough County Comprehensive Plan. The Section provides a framework for long-range planning of recreation parks, conservation parks, recreational trails and preserves. The overarching goal of the updated Section is to ensure an integrated system of recreation and resource-based parks that are accessible, inclusive, equitable and enhance quality of life for residents and visitors in the community.

With respect to recreation parks, Hillsborough County facilitates community connections with a system of over 3,200 acres of neighborhood and community parks, playgrounds, dog parks, recreation facilities, fitness and community centers, athletic and special use facilities/complexes, and programming. On the conservation parks, preserves and trails side, a system of approximately 80,000 acres offers opportunities for activities such as wildlife viewing, picnicking, canoeing/kayaking, fishing, hiking, biking and horseback riding, all while protecting water quality and wildlife habitat. The County trails system also serves as connecting multimodal features linking residential areas, parks, commercial/retail areas and public uses and provide another choice for walking/biking mobility in Hillsborough County.

The last time the Recreation and Open Space language was significantly updated was in 2008. The plan has undergone a holistic, comprehensive revision to address today’s priorities and strategic objectives. Key concepts in the update include safe and equitable access, diverse programming opportunities, continued inclusive engagement and involvement, strategic partnerships, and integrating parks with the built environment in a manner that enhances the overall community.

The language was developed via a collaborative approach with staff from Hillsborough County’s Parks & Recreation and Conservation & Environmental Lands Management Departments. In addition to providing significant public and community outreach, the project team ensured the Hillsborough Greenways Committee and Hillsborough County Parks, Recreation & Conservation Board also had an opportunity to weigh in. The Section is coordinated with master planning efforts and incorporates best practices in both comprehensive planning and parks planning.

RECREATION AND OPEN SPACE

GOAL 1

Ensure an integrated system of Active Recreation and Regional Parks that are accessible, inclusive, equitable, and enhance quality of life for residents and visitors in the community.

Objective 1.1

Provide a system of Active Recreational Parks, Regional Parks, preserves and trails that is adequately and equitably sited, maintained, and where feasible, interconnected, to serve County residents and visitors.

Policies

1.1.1 Ensure parks and recreation facilities are inclusive, accessible and reflect current needs of the community; routinely assess the latest available demographic information as part of facility evaluation.

1.1.2 Provide Active Recreational Parks, Regional Parks, preserves and trails in a proportional and equitable manner to meet the needs of the current and projected future population and among all socioeconomic groups, as feasible given budgetary constraints and environmental conditions. Consider historic gaps in park infrastructure and historically underserved communities when planning and prioritizing new facilities.

1.1.3 Routinely review County-owned and potential acquisition lands for additional opportunities for parks, trails, preserves and recreation facilities, as well as consideration of co-location and shared use of sites in strategic master planning.

1.1.4 Continue to explore opportunities for connection and continuity of parks, recreation and conservation assets and other public lands and facilities via rights of way, trails, and other open space corridors. The Hillsborough Greenways Master Plan, ELAPP Strategic Acquisition Map or other parks/preserve planning efforts shall be used to guide these connections, dedications and any acquisitions where appropriate.

1.1.5 Pursue a balance between creation of new parks/facilities and the maintenance, operation, and upgrades to existing parks/facilities. Evaluate long-term operation and maintenance costs and ensure resources for adequate maintenance prior to the development of any new park.

1.1.6 Utilize natural materials and green maintenance practices for parks where feasible.

1.1.7 Understanding the public health and environmental benefits of trees, consider the development of an arboriculture program for both conservation and recreational parks, which includes a certified arborist and urban forester along with other appropriate resources.

1.1.8 Consider the following factors when acquiring or creating new parks or trails facilities:

A. Areas that are currently underserved by parks or trails facilities B. Responding to needs analysis feedback from the community C. Locations either adjacent to existing parks or in growth areas where new development limits availability of land D. Addressing demand for specialty facilities (dog parks, skate parks, adaptive playgrounds, etc.) E. Maximizing the benefits of co-location and shared use with other public facilities F. Existing or proposed transportation options that would enable greater accessibility for the community G. Maximizing the number of residents within a half-mile walk H. Providing greater access to economically disadvantaged residents I. Continue to prioritize ELAPP lands acquisition by environmental value and/or threat by development

1.1.9 Prioritize additional amenities, facilities and park improvements for the following:

A. Regional Parks proposed as “Destination Sites” by the Conservation and Environmental Lands Management (CELM) Master Plan B. Active Recreation Parks and sports complexes as identified in the Parks and Recreation Master Plan

1.1.10 Explore the feasibility of land banking for future recreational park creation.

1.1.11 Meet or exceed the adopted Levels of Service for Regional and Active Recreation Parks as outlined in the Capital Improvements Section.

Objective 1.2

Integrate Active Recreational Parks, Regional Parks, preserves and trails with other aspects of the built environment in a manner that enhances the overall community.

Policies

1.2.1 Utilize parks to inspire a sense of place and as gathering spaces for the community.

1.2.2 Integrate and design recreational facilities to be well-connected and walkable to residential areas and community serving uses and facilities. Continue to connect parks to sidewalks and other infrastructure for walking, bicycling, and public transportation; incorporate design features to ensure safety, accessibility and functionality for all users.

1.2.3 As parks are developed or redeveloped, consider design features that reflect and promote community identity, reflecting community input or as outlined in the Livable Communities Element and other community-focused documents.

1.2.4 Ensure the preservation of cultural, historical, archeological, scenic, and natural resources to promote resource-based recreation; provide public access where such access does not impact the resource.

1.2.5 Integrate environmentally sensitive and natural areas into parks, preserves and recreation amenities while retaining natural character and function.

1.2.6 Protect and maintain connectivity of natural systems when planning recreation opportunities. To protect sensitive ecosystems and wildlife corridors, locate and design trail/greenway facilities and other recreational amenities in an environmentally sensitive manner, consistent and compatible with natural resource protection and conservation.

1.2.7 Enable multi-use recreation opportunities and co-location of recreational facilities with other public or publicly beneficial uses.

1.2.8 Explore methods to increase the reservation of corridors to complete the trail network.

1.2.9 Retain lands and trails publicly dedicated for existing and future recreation; these shall be held inviolate against conversion to other uses except in instances of overriding public interest as defined by the BOCC or, where appropriate, state and federal agencies, in which case they will be effectively replaced. Pursue modifications to the appropriate ordinances or regulatory documents to strengthen implementation of this policy.

1.2.10 Continue to use incentives to encourage developers to provide public recreation facilities that meet County standards; employ incentives to encourage new development projects containing waterfront sites suitable for parkland to provide public access to the water. Incentives may include, but are not limited to, credits for density or impact fee credit.

1.2.11 Require new development to contribute to recreational facilities through payment of impact fees (preferred) or the dedication to Hillsborough County of usable open space. Any usable open space shall be accessible to the public. The regulatory framework for open space dedication requirements shall be routinely reviewed and updated to provide defined criteria for usable open space and consider a minimum size requirement of 10 acres (a smaller size may be considered for open space providing public access or navigable access to natural water bodies – lakes, rivers, freshwater springs, the bay, or major tributaries or canals connected to these water bodies). The size and location of dedicated park land shall continue to be analyzed.

1.2.12 Land development regulations shall address standards for recreation and open space areas pertaining to landscaping, protection and signage.

1.2.13 Ensure new development is compatible with the uses of adjacent public recreational lands; incompatible uses shall be eliminated or mitigated via site design techniques such as buffering and screening.

Objective 1.3

Promote strategic and complementary partnerships to maximize park resources and enhance facility and programming opportunities.

Policies

1.3.1 Continue to use cooperative agreements or other coordination methods with government agencies, public and private schools, colleges and universities, non-profits, churches and the private sector to assure facilities and access for recreational opportunities and/or potential connectivity to trails, with a particular focus on enhancing recreational opportunities for residents in economically disadvantaged or historically underserved areas.

1.3.2 Coordinate public and private resources to provide residents with a balanced program of athletic, aquatic, community recreational, educational, heritage and resource-oriented park activities.

1.3.3 Collaborate with local, regional and state agencies to encourage the strategic acquisition and connection of existing publicly owned parcels of land.

1.3.4 Target partnerships with entities responsible for creating linear public facilities, such as electrical utilities or drainage improvements, to combine the objectives and funding of these projects with the Hillsborough Greenways Master Plan or other trail planning efforts.

1.3.5 Analyze operation and maintenance cost-sharing opportunities periodically to identify and establish cost recovery partnerships for the operation and maintenance of recreational facilities.

1.3.6 Pursue joint financing for activities and programs that can be combined.

1.3.7 Maintain an active volunteer program and explore additional opportunities for volunteer assistance in new areas.

1.3.8 Public/private beautification efforts on public property shall continue, provided resources are available to maintain the additional inventory.

1.3.9 Explore opportunities for sponsorships of County park, recreation and conservation assets and programming.

1.3.10 Continue to examine partnership opportunities with the agricultural community.

Objective 1.4

Provide diverse recreational programming opportunities that reflect community needs for all ages and abilities, facilitate athletic and outdoor activities, promote the overall health of the community, and support tourism while prioritizing programming and activities for residents.

Policies

1.4.1 Ensure that programming opportunities continue to reflect the input and needs of the community and are updated as growth and development occurs.

1.4.2 Explore opportunities to connect programming with public health, health equity, community inclusion, and community education. This includes support of 1) out of and after-school activities and youth athletic opportunities that benefit the next generation and build a strong sense of community; 2) programs and services that support the ability to age in place and community engagement for seniors; 3) programs affordable to residents of all incomes; and 4) youth and adult recreation opportunities that facilitate connections between residents.

1.4.3 Prioritize community athletic facilities for recreation style leagues that allow for social equity and opportunity for all players from the community.

1.4.4 Continue to provide active and passive recreational opportunities and programming related to the County’s water resources.

1.4.5 To ensure adequate programming, inventory, analyze, and recommend specific programming responsibilities among various public and private organizations such as those focused on athletics, community improvement, health, the arts and nature.

1.4.6 Support sports tourism’s role in enhancing the local economy via dedicated facilities for tournaments, competitive travel leagues, adaptive sports and other athletic opportunities while ensuring this does not supersede provision of athletic facilities for residents.

1.4.7 Expand ecotourism in Hillsborough County. Promote, as a Destination Site, the Tampa Bay Wilderness Area as an interconnected network of Regional Parks and preserves with adequate public access.

1.4.8 Focus on future programming for wilderness area Destination Sites, including enrichment and educational programs centered on environmental education, ecotourism, adventure sports, fitness activities, historical/cultural programs, special events, and rentals.

1.4.9 Continue to support and promote trail-related and cycling tourism.

Objective 1.5

Ensure safe and equitable access to Active Recreational Parks, Regional Parks, preserves, trails and waterfront lands for all members of the community.

Policies

1.5.1 Continue to implement the ADA Transition Plan and other enhancements to ensure parks and recreation facilities, programs and communications are accessible and inclusive for citizens of all ages and abilities, embed accessibility and universal design within park and recreation operations and facility design, and continue to offer sensory-friendly recreation opportunities.

1.5.2 Continue to provide, maintain and improve public access to beaches, lakes and rivers as well as conservation lands. Such access shall be designed to protect natural system integrity and be compatible with site management plans for ELAPP preserves.

1.5.3 Ensure equity and access for residents of all income levels and ability to pay. To enhance access to amenities and programming, ensure scholarships, vouchers or reduced/sliding scale fees are made available and these opportunities are effectively communicated to the public.

1.5.4 Retain ownership rights to any property providing or having the potential to provide public access to passive open space, public access to waterfronts/coastal areas (e.g., avoid vacating dead-end streets and undeveloped dedicated rights-of-way in these instances). Formally established public access to parks, preserves or other recreation facilities through private lands shall be maintained and in no way diminished or rendered unusable.

1.5.5 Seek opportunities to expand recreational access to public lands, facilities and assets during land acquisition for other public facilities.

1.5.6 Enhance public access and equity via coordination of present and future parks/recreation sites with multimodal transportation options.

1.5.7 Design and plan future parks to maximize the number of residents within a half-mile walk. For existing parks, incorporate both walkability criteria and acreage per capita to measure equity and access.

1.5.8 In cooperation with state, regional and local entities, ensure no actions are taken which impair the access to or use of trails.

1.5.9 Ensure a safe and welcoming environment for all park users across age, culture, race, ability and gender via implementation of Crime Prevention Through Environmental Design (CPTED) principles, staff training and diligence, continued partnerships with law enforcement, and use of technology to enhance safety.

Objective 1.6

Continue an inclusive engagement strategy to increase awareness and use of parks and recreation opportunities and programming; enable opportunities for ongoing community feedback and input.

Policies

1.6.1 Utilize both new (social media, websites, apps, interactive mapping) and traditional (trail, bike path, and other illustrative maps, wayfinding, media, signage, brochures) communication platforms to promote and communicate programs, events, and recreational/conservation amenities to the community. As applicable, continue interdepartmental coordination and other related approaches to achieve these promotional and communication objectives.

1.6.2 Routinely survey the community on awareness of and any challenges or barriers in accessing facilities/amenities, programming needs, and satisfaction; provide opportunities for multilingual digital and paper-based comments and input.

1.6.3 Ensure marketing, communication and information is disseminated across the community in a manner so that residents of different socioeconomic and linguistic backgrounds and abilities are aware of all opportunities in County parks and conservation lands.

1.6.4 Explore new information sharing and community input opportunities with neighborhood associations and other community-based organizations.

1.6.5 Explore outreach programs to introduce members of the public to Active Recreational Parks, Regional Parks, preserves, and trails.

1.6.6 Communicate the need to responsibly maintain, connect and preserve the complexity of natural systems in Hillsborough County.

1.6.7 Track demographic and socioeconomic participation and use of County parks facilities and programs; use this information to inform community outreach.

1.6.8 Continue consistent branding and messaging for Active Recreational Parks, Regional Parks, preserves and trails.

1.6.9 Provide information to community residents about methods to preserve and maintain recreational amenities.

Objective 1.7 Strategically ensure the long-term fiscal sustainability of Active Recreation Parks, Regional Parks, preserves and trails facilities via traditional and innovative funding and financing tools.

Policies

1.7.1 Continue to prioritize park and recreational needs through the Capital Improvement Program (CIP) process; ensure a separate list of additional project needs is maintained to supplement the CIP and to be available for unexpected or specialized funding opportunities.

1.7.2 Continue to seek grants and foundation funding from state, federal, community, and non-profit sources for parks and recreation development.

1.7.3 Balance fee structures to provide cost recovery for programs and facilities without excluding users from participation; explore differentiated fee structures between destination sites and traditional Regional Parks.

1.7.4 Explore opportunities for revenue generating activities/programs, as well as initiatives that enhance the overall economic development of Hillsborough County.

1.7.5 Continue to support park and recreational facility development via multiple funding sources, including but not limited to developer contribution.

Only Goals, Objectives, and Policies are adopted.

Coastal Management

Introduction

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The Hillsborough County coastline overlooks much of Tampa Bay. An estuary of national significance, the bay is fed by three major rivers and more than 100 small tributaries. More than 200 species of fish, bottlenose dolphins, manatees, oysters, scallops, clams, shrimp, crab, brown pelicans, heron and egret, roseate spoonbills, cormorants and laughing gulls inhabit the bay’s seagrass beds, mudflats and mangrove wetlands. A 43-foot deepwater shipping channel is at the bay’s entrance. It leads to Port Tampa Bay, the largest port in the state (in terms of physical size), handling over 37 million tons of cargo per year.

The abundance of scenic resources, recreational opportunities, shipping opportunities, waterways and natural habitat makes coastal Hillsborough County both a desirable location to live, work and recreate, as well as being vulnerable to natural hazards such as tropical storms and hurricanes.

The Coastal Management Section provides a framework to guide the County’s decisions and programs to maintain the responsible use and management of coastal resources related to development activities, protection of human life, the limitation of public expenditures in areas subject to natural disaster and protection of wildlife and natural habitat. It is the intent of the County to responsibly manage its coastal area and protect working commercial waterfronts and coastal natural resources. The proper management and use of this area is necessary for the protection of life and property from natural disasters in addition to the conservation of natural resources.

The Coastal Management Section provides plan and policy direction for development activities in the Coastal Planning Area of Hillsborough County. The Coastal Management Section’s role is to ensure that development in the coastal area does not adversely impact public accessibility to the coast, that adequate public hurricane shelter space is available to coastal inhabitants, that levels of service on evacuation routes are maintained, that water-dependent and water-related land uses are given priority on the coast, that coastal natural resources are conserved and protected, and that public decisions will include consideration of coastal hazards in the decision-making process.

Additionally, coastal planning spans the Comprehensive Plan Sections. Please refer to the Future Land Use Section for additional policies regarding land use suitability in the Coastal High Hazard Area and Coastal Planning Area. Policies related to infrastructure in the Coastal High Hazard Area and the Coastal Planning Area can be found in the Capital Improvements Section. Policies referring to rivers, tributaries and wetlands can be found in the Environmental and Sustainability Section. Policies referring to stormwater management and green infrastructure can be found in the One Water Chapter.

COASTAL MANAGEMENT

GOAL 1

Conserve, protect, restore and enhance natural coastal resources.

Objective 1.1

Support the Tampa Bay Estuary through the implementation of the Comprehensive Conservation & Management Plan (CCMP).

Policies

1.1.1 Support the TBEP Habitat Master Plan as a component of the CCMP.

1.1.2 Continue membership, support, participation and coordination on inter-jurisdictional boards, such as the Agency on Bay Management, to address the estuarine environmental quality of Tampa Bay.

1.1.3 Collaborate with the TBEP to achieve a measurable annual increase in restored tidal wetland acreage.

1.1.4 Protect, maintain and enhance the abundance and diversity of living marine resources in the Tampa Bay.

1.1.5 Consider public education and the adoption and enforcement of marine turtle protection regulations, including marine turtle friendly exterior lighting.

1.1.6 Prohibit unmitigated development activities on submerged lands containing seagrass habitat and seek to restore seagrass coverage appropriately, except in cases of overriding public interest.

1.1.7 Investigate the capacity of the Tampa Bay and its surrounding natural features, soils, wetlands, and other water bodies to serve as "blue carbon" sequestration reserves.

1.1.8 Encourage wetland design changes that allow for the landward migration of wetlands for resilience to sea-level rise.

1.1.9 Identify priority areas for land acquisition based on their strategic capacity to absorb floodwaters and support coastal ecosystem migration in order to reduce loss to flooding.

COASTAL MANAGEMENT

GOAL 2

Increase community resiliency to protect property, cultural and natural resources from natural vulnerabilities.

Objective 2.1

Maintain beaches and coastlines in an environmentally sensitive manner.

Policies

2.1.1 Protect and restore beaches to provide storm protection, recreational opportunities, and a natural habitat for endemic flora and fauna.

2.1.2 Encourage shoreline softening through vegetative projects, submerged vegetation and living shorelines in order to minimize flood damage, stabilize the shore, and maintain adaptability to future sea-level rise conditions.

2.1.3 Incorporate living coastlines into storm surge reduction projects, as feasible.

2.1.4 Coordinate beach stabilization techniques with state agencies.

2.1.5 Require public access at any private beach that is renourished at public expense.

2.1.6 Preserve and restore, as feasible, coastal ecosystems to maintain and enhance natural coastal barriers to natural hazards.

2.1.7 Collaborate with regulatory agencies to prohibit the destruction or degradation of natural inter-tidal and sub-tidal vegetative communities for the purpose of developing new man-made beaches.

2.1.8 Expand the use of living shorelines and living breakwater systems as the preferred method of shoreline stabilization and storm surge reduction.

2.1.9 Evaluate shoreline setbacks and identify the potential for updates to protect vulnerable structures from the effects of long-term sea-level rise.

2.1.10 Where the maintenance and/or alteration of existing hardened shoreline is allowed, the County may require mitigation of environmental impacts. Such mitigation may include but is not restricted to the installation of appropriate living shorelines.

2.1.11 Encourage the enhancement of existing hardened shorelines by installing oyster reefs or other vegetation where appropriate and feasible.

Objective 2.2 Manage historic and archaeological resources to protect and preserve their historical value in the Coastal Planning Area.

Policies

2.2.1 Continue to collaborate with the Florida Division of Historical Resources to maintain a registry of historical and archaeological assets.

2.2.2 Maintain criteria, standards, and procedures to protect historical and archaeological assets and sites from natural hazards.

2.2.3 Collaborate with public, private, local, state, and/or federal historical conservation entities to restore or maintain structures of historical value.

COASTAL MANAGEMENT

GOAL 3

Reduce or prevent the unnecessary exposure of human life and property to natural hazards to facilitate rapid and efficient recovery in the event of a disaster.

Objective 3.1

Ensure development and redevelopment has the ability to prepare and plan for, absorb, recover from, and more successfully adapt to natural hazards.

Policies

3.1.1 Support local and regional mapping, modeling and monitoring programs to assure the most current and locally specific data on climate change vulnerability and sea-level rise is available.

3.1.2 Continue to make flood elevation certificates available to the public and digitally enter them into a geographic database to aid with assessment and other resiliency efforts.

3.1.3 Continue to Implement the “Coastal High Hazard Area” (CHHA) policies and regulations and delineate on zoning maps. Where the definition found in the definition’s section of the Comprehensive Plan and any graphic representation of this area is not consistent, the definition shall govern.

3.1.4 The Local Mitigation Strategy (LMS) Report is incorporated into the Comprehensive Plan by reference.

3.1.5 Develop strategies to identify and incorporate climate adaptation strategies in cooperation with the EPC, the Planning Commission and other agencies into program areas.

3.1.6 Educate and inform the public regarding the impacts of natural hazards, including hurricanes, storm surge and flooding within the CHHA and 100-year floodplain.

3.1.7 Uphold the flood-resistant construction requirements in the Florida Building Code and applicable floodplain management regulations outlined in 44 C.F.R. part 60.

3.1.8 Meet or exceed building codes and development regulations, such as risk-based setback provisions, structural connections, and other site control and overlay zones, to reduce future property damages and losses.

3.1.9 Encourage the use of stilted structures rather than fill to meet flood elevation construction requirements within flood-prone areas.

3.1.10 Promote programs for sellers of real property within the CHHA to notify buyers of structures and properties of the hazards associated with the CHHA designation.

3.1.11 New hospitals, nursing homes and assisted living facilities in the Coastal High Hazard Area are prohibited. Siting or expansion of hospitals or care facilities in Evacuation Level B zones is discouraged.

3.1.12 Continue to participate in the National Flood Insurance Program's (NFIP) Community Rating System (CRS) administered by the Federal Emergency Management Agency to maintain a CRS score of 5 or better.

3.1.13 Proactively seek assistance in public acquisition of abandoned properties and undeveloped land in the Coastal Planning Area.

3.1.14 Consider measures to mitigate flood and storm surge risk to new structures and provide incentives to move development out of high-risk areas such as the existing/pre-development 25-year floodplain, such as but not limited to transfer of development rights or clustering. This does not preclude the development of water-dependent uses, water-related and water-enhanced uses, stormwater management structures, non-habitable structures, and passive recreational uses where appropriate.

3.1.15 Consider the implementation of Adaptation Action Areas for low-lying zones that experience coastal flooding due to extreme high-tide or king tides, storm surge and are vulnerable to the impacts of sea level rise.

3.1.16 Review, update and maintain the Post Disaster Redevelopment Plan (PDRP) to reduce the impacts and eliminate the exposure of human life, public and private property; and facilitate rapid recovery from natural hazards.

3.1.17 Ensure the risk of existing contaminated lands is addressed in appropriate planning efforts, including the LMS and PDRP.

3.1.18 Encourage post-disaster redevelopment in areas with less vulnerability to storm surge, inundation, flooding, sea-level rise and other impacts of climate change, and encourage locally appropriate mitigation and adaptation strategies.

3.1.19 Effectively address during redevelopment existing and potential flooding problems when identified within floodplains and low-lying areas subject to tidal inundation and/or sea-level rise, as identified on the floodplains and Coastal High Hazard Area maps.

3.1.20 Reconstruct structures with damage exceeding 50 percent of pre-storm market value or that are substantially improved to ensure compliance to all applicable codes and regulations, including the High-Velocity Hurricane Zone portion of the Florida Building Code for structures located in the “V” and “Coastal A” Zones and for others in the A zone or the 100-year floodplain.

3.1.21 Maintain an inventory of repetitive loss properties and target hazard mitigation planning and technical assistance programs to these areas.

Objective 3.2 Maintain adequate evacuation clearance times and shelter space.

Policies

3.2.1 Utilize the Florida Statewide Regional Evacuation Study For Tampa Bay when determining if proposed developments or redevelopments will cause roadways to fall below acceptable level-of-service standards for hurricane evacuation and if sheltering needs are met.

3.2.2 Review, update and maintain the Comprehensive Emergency Management Plan (CEMP).

3.2.3 Facilitate public knowledge of the need to evacuate at various threat levels.

3.2.4 Maintain evacuation clearance time standards on and protect from flooding, all identified major evacuation routes maintained by the County.

3.2.5 The Level of Service for out-of-county hurricane evacuation (Intra-State Movements) for a category 5 storm is 28 hours.

3.2.6 No plan amendment within the Coastal High Hazard Area that increases density will be approved that would exceed a 28-hour evacuation Level of Service for a category 5 storm unless the increase in density is mitigated pursuant to accepted techniques; whereby, the mitigation technique accepted will maintain the evacuation clearance time at, or less than, the 28-hour limit.

3.2.7 Meet the public’s shelter space needs based on a standard of 20 square feet per person.

3.2.8 Require new development and redevelopment to demonstrate adequate shelter space is available or fully mitigate its impacts.

3.2.9 Whenever possible, new or expanded County buildings shall be located, designed, and constructed so they may be utilized as shelter space.

COASTAL MANAGEMENT

GOAL 4

Water-dependent and water-related uses are directed to suitable areas of the County that meet or exceed applicable criteria.

Objective 4.1

Existing ports and marinas will be targeted for concentrations of marine-related land uses.

Policies

4.1.1 Encourage existing public and private marina sites to expand prior to siting new marina facilities.

4.1.2 The following criteria shall serve as the County's marina siting guidelines

A. Support Services (Utilities/Public Facilities)

1. Adequate Uplands/Access: Marinas shall demonstrate that they have sufficient upland area to accommodate all needed utilities and marina support facilities with minimal environmental impacts. Only facilities providing parking areas that minimize stormwater runoff and mitigate pollution shall be permitted.

2. Wastewater Capacity: All new marinas shall provide adequate capacity to handle wastewater in accordance with state standards, either by means of on-site pump-out and treatment facilities or connection to a treatment plant. All marinas with fueling facilities should provide pump-out facilities at each fuel dock. Marinas that serve liveaboards or overnight transient traffic shall provide shower, restroom and wastewater treatment facilities at the dock. Facilities of 50 slips or more shall provide permanent pump-out facilities.

3. Spill Containment: All applicants shall provide documentation of their capability to respond rapidly and effectively to contain any spills of petroleum or other hazardous materials within the leased area boundaries.

B. Resource Constraints (Environmental Considerations)

1. Sensitive Areas: In the following sensitive areas, the applicant shall be required to demonstrate that a marina is clearly in the public interest and in accordance with all pertinent rules of appropriate regulatory agencies before approval to build is granted.

   • Aquatic Preserves
   • Florida Fish and Wildlife Conservation Commission Critical Wildlife Areas
   • Outstanding Florida Waters
   • Class I Waters
   • Class II Waters
   • Marine or Estuarine Sanctuaries
   • Manatee Sanctuaries or Critical Manatee Habitats
   • Areas approved or conditionally approved by the Florida Department of Environmental Protection for shellfish
   • Other highly productive or unique habitats as determined by the Florida Department of Environmental Protection, based on vegetation or wildlife species
   • Areas designated as particularly sensitive to oil spills

2. Water Depth: Only those docking facilities in locations having adequate water depths to accommodate the proposed boat use shall be permitted. A minimum water depth of 4-feet mean low water shall be required. Greater depths shall be required for those facilities designed for or capable of accommodating boats having greater than a 3-foot draft. These depth requirements shall also apply to the area between the proposed facility and any natural or other navigation channels, inlet or deep water. Where necessary, marking of navigational channels may be required.

3. Access/Dredging: Preference shall be given to docking facilities that require minimal or no dredging or filling to provide access by canal, channel or road. This restriction applies to widening or deepening any existing canal or channel, but not to regular maintenance dredging and filling to meet depth standards of existing canals or channels. Preference shall be given to marina sites adjacent to naturally maintained channels.

4. Environmental Restoration: In reviewing applications for new docking facilities or renewal of existing leased facilities, an effort shall be made to identify ways to improve, mitigate or restore adverse environmental impacts caused by previous activities. This may include shallowing dredged areas, restoring wetlands or submerged vegetation or making navigable channels. Such mitigation or restoration could be required as a condition of approval for new, renewed or expanded facilities.

5. Cultural Resource Protection: Facilities must demonstrate no adverse impact on archaeological or historic properties.

6. Access Markers: Immediate access (ingress and egress) points shall be delineated by channel markers, indicating speed limits and any other applicable regulations.

7. Erosion Prevention: On sites with historically erosion-prone shorelines, applicants shall ensure that appropriate shoreline protection measures (as determined by Port Tampa Bay and the Florida Department of Environmental Protection) will be taken.

Objective 4.2

Cooperate with the Port Tampa Bay to restrict dredge and fill operations within the coastal area to activities that facilitate the continued use of existing channels, activities associated with appropriate water-dependent uses, water-related uses, and uses pursuant to the Port Master Plan, and activities that correct environmental degradation.

Policies

4.2.1 Except as provided herein, filling of surface waters of Tampa Bay and its rivers and tributaries up to the distance of navigability as defined by Port Tampa Bay jurisdiction for development purposes is prohibited. This policy shall not apply to

1. Incidental Fill; or

2. Governmental projects that are necessary to promote public health, safety or general welfare, including activities that facilitate the continued use of existing channels, activities associated with appropriate water-dependent uses, water-related uses, and uses pursuant to the Port Master Plan, and activities that correct environmental problems.

4.2.2 Work with Port Tampa Bay to maximize the use of existing deep water access to avoid impact to shallow water bay bottom and undeveloped shoreline.

4.2.3 Encourage environmentally sound development and redevelopment of Port Tampa Bay along with infrastructure to serve the Port and related maritime industries.

4.2.4 Support Port Tampa Bay's efforts to:

A. Seeking the acquisition of other appropriate lands for future port expansion and diversification in accordance with Port Tampa Bay's Master Plan.

B. Continue to assure coordination of its submerged land management and permitting programs with County land use regulations.

C. Participate in efforts to establish regional wetland and bay bottom management strategies by maintaining active membership in the Tampa Bay Regional Planning Council's, Agency on Bay Management and cooperating with the Southwest Florida Water Management District to implement the Surface Water Improvement and Management Plan for Tampa Bay.

D. Continue the support and implementation of estuarine resource restoration research and management programs.

E. Continue mitigation projects to offset ecological impacts of future port development projects on Hookers Point.

F. Continue to implement an efficient consolidated berth maintenance dredging program under requisite authorizations (permits) of the FDEP and the Army Corps of Engineers, including a long-term Dredged Material Management Plan (DMMP).

G. Continue to develop methods for the management and maintenance of bird nesting and feeding habitats on diked disposal islands while maintaining the utility of those areas for dredged material disposal operations.

H. Monitor and mitigate adverse impacts on water quality during harbor deepening and maintenance dredging projects according to issued permits.

I. Incorporate cost-effective and innovative stormwater treatment capability into Port Tampa Bay's projects; to the extent that such systems do not compromise port safety, displace critical shoreside properties, and are practicable from an engineering standpoint.

Only Goals, Objectives, and Policies are adopted.

Environmental & Sustainability

Conservation Element per Chapter 163

Introduction

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By virtue of its subtropical climate and variable hydrology and geology, Hillsborough County supports a rich and diverse complement of natural resources. The County borders the largest estuary in the State, Tampa Bay, and three major rivers (Hillsborough, Alafia and Little Manatee) flow through the County. The County includes various solution sinks and depressions containing a wide variety of wetland flora and fauna. Simultaneously, the higher well-drained elevations support rare evergreen forests on well-drained sandy soils and scrub habitats. The County and its citizens have made it a priority to acquire, preserve, restore, and maintain the function of important habitats. By preserving a variety of habitats, the County ensures there will be natural spaces for native wildlife to thrive, ecosystems to maintain, and improved quality of life for County residents.

The County's economy and quality of life are intricately linked to a healthy environment. The correlation between the built and natural environments are also crucial, as the quality of our natural environment has a direct impact on the health of the human community. By recognizing the value natural systems have in sustaining life and prosperity, it is important that growth and development use sustainable practices. This ensures we meet the community's present needs without compromising future generations' ability to meet theirs. The purpose of the Comprehensive Plan’s Environmental and Sustainability Section is to provide a framework for conserving, maintaining, and restoring the natural environment and factors that affect energy conservation. Handling of hazardous waste materials is addressed in this section; however, please refer to the Solid Waste Management Section for additional policies regarding recycling and solid waste management. Policies related to water resources and aquifer recharge can be found in the One Water Chapter.

ENVIRONMENTAL & SUSTAINABILITY

GOAL 1

Ensure sufficient, reliable, and clean energy is available to meet the future needs of Hillsborough County residents, businesses, and government.

Objective 1.1

Actively participate in the U.S. Environmental Protection Agency (EPA)'s Energy Star for Buildings program, which promotes energy conservation in major public and private structures and facilities.

Policies

1.1.1 Engage in and promote practices that result in energy conservation and efficiency.

1.1.2 Continue to offer energy conservation and efficiency information to enable residents, businesses, and County employees to reduce electrical loads and demands on the electrical utility system.

1.1.3 Conserve energy and become more energy efficient within operations by developing and adopting a comprehensive energy management plan.

1.1.4 Promote energy efficient and sustainable development practices.

1.1.5 Encourage builders and developers to exceed the minimum requirements for energy efficiency of the Florida Building Code by sharing information on available training, tools, or literature on resource efficient development.

1.1.6 Continue cross jurisdictional and departmental collaboration to create and implement mutually supporting sustainable and/or resilience programs and initiatives.

Objective 1.2

Support the development, and consider use, of alternative energy/fuel.

Policies

1.2.1 Support domestic production of environmentally safe energy sources.

1.2.2 Promote the use of alternative energy technology for existing, new, and renovated County facilities and vehicles.

ENVIRONMENTAL & SUSTAINABILITY

GOAL 2

Handle industrial hazardous waste in a manner that minimizes risk to all residents and the environment.

Objective 2.1

Ensure the dependable, environmentally safe means to dispose of industrial hazardous waste.

Policies

2.1.1 The County and the Environmental Protection Commission (EPC) will ensure existing hazardous waste generators, as well as hazardous waste transporters and treatment/storage/disposal facilities, are identified and to the extent authorized by Chapter 1-7, Rules of the EPC. Ensure that very small quantities of hazardous waste generators (VSQG) and small quantities of hazardous waste generators (SQG) are regulated.

2.1.2 The EPC will continue the regulation of and revise, to the extent authorized by Chapter 1-7, Rules of the EPC or through any delegation of authority from the Florida Department of Environmental Protection (FDEP), all Class I and Class III landfill operating plans to ensure adequate safeguards exist to prevent the disposal of hazardous waste.

2.1.3 Continue to assist the EPC in providing technical assistance to the EPA and the FDEP to rank clean-up priorities. The County shall continue to assist said agencies in their efforts to direct federal and state funds to the implementation of investigations, and clean-up actions for currently identified potential chemical contamination sites.

2.1.4 The County and the EPC will continue to assist the FDEP, EPA or other federal agencies, to direct federal and state funds to the implementation of cleanup actions for all currently identified Superfund sites within County boundaries.

2.1.5 In cooperation with EPC, continue to provide information needed by hazardous waste generators to comply with federal and state regulations.

ENVIRONMENTAL & SUSTAINABILITY

GOAL 3

Support the preservation, conservation, restoration, and management of natural resources while maintaining or enhancing environmental quality.

Objective 3.1

Comply with all national and state ambient air quality standards.

Policies

3.1.1 Collaborate with the EPC to promote energy conservation measures and alternative energy sources to reduce the demand for electricity and to minimize power plant emissions from the burning of fossil fuels.

3.1.2 Support public and alternative transportation programs and actions intended to reduce motor vehicle emissions.

3.1.3 Support environmental programs and policies designed to improve air quality and protect the public.

3.1.4 Continue to support EPC’s efforts to inventory and regulate stationary sources and facilities which generate regulated and/or hazardous air pollutants (HAPs).

3.1.5 Support the local hazardous and toxic air pollutants program as implemented by the EPC.

3.1.6 Continue to provide a public outreach campaign in coordination with the EPC to educate residents of air quality issues.

3.1.7 Coordinate with federal, state, and local agencies and governments in pursuing regional compliance with ambient air quality standards.

3.1.8 Cooperate with the EPC to ensure fugitive dust control measures are used during nonagricultural land clearing and development.

3.1.9 Cooperate with EPC to encourage techniques and ways to minimize noise pollution to protect, promote and preserve the health, safety and welfare of Hillsborough County residents and ensure compliance with EPC Chapter 1-10, Rules of the EPC (Noise Pollution Rule) sound level limits.

3.1.10 Collaborate with the EPC and FDEP to institute the most effective procedure to alert the public of an Air Pollution episode.

3.1.11 Continue to work with the EPC and FDEP to ensure that an air quality monitoring program to monitor compliance with all ambient air quality standards is maintained.

3.1.12 Continue to coordinate with the State to update building code requirements in order to minimize the risk of radon gas emissions and accumulation in residential developments.

Objective 3.2 Manage mining and reclamation lands to ensure a healthy environment, economy, and quality of life.

Policies

3.2.1 The prudent operation of mining activities and timely reclamation of mined areas is required.

3.2.2 The phasing of mining to ensure that limited land areas are affected by excavation and settling ponds at one time and that reclamation occurs in the most effective manner is required.

3.2.3 Implement the Phosphate Mining Regulations to require prudent operation of mining activities.

3.2.4 Require appropriate setbacks between mining activities and adjacent existing and future land uses.

3.2.5 Regulate the location and operation of land excavations to minimize negative impacts on surrounding properties, ensure that land excavations are appropriately reclaimed, and encourage the productive reuse of such areas.

3.2.6 Prohibit mining and land excavation activities in documented habitats of Listed Species except as provided under local rules and regulations including mitigation as required.

3.2.7 Land excavation activities that adversely impact surface or groundwater levels or wetlands and/or other surface waters on surrounding property are prohibited.

3.2.8 Setbacks between land excavations and adjacent land uses to protect public health, safety, and welfare are required.

3.2.9 Reclamation plans to ensure environmentally and economically viable reuses of excavated lands are required.

3.2.10 Mining reclamation plans are required to comply with, or exceed, state and local regulations related to land reclamation.

3.2.11 The preparation of wetland/lake management plans for the reclamation of land excavation projects to be reclaimed as lakes to ensure that such areas become viable and productive aquatic systems are required.

3.2.12 Demonstration of the capability of restoring Essential Wildlife Habitat prior to permitting mining in areas that support Listed Species is required.

3.2.13 Mining activities shall comply with County criteria, standards, methodologies, and procedures to regulate mining within floodplains of rivers and streams and provide for streamside buffers for mining and mining related activities to protect perennial streams.

3.2.14 Require proof of long-term financial responsibility for the reclamation of mined lands.

3.2.15 Provide the public with information regarding health hazards associated with reclaimed lands and radon gas emissions.

Objective 3.3

Conserve soils, discourage erosion, and maintain water quality through consideration of topographic conditions and natural soil characteristics.

Policies

3.3.1 Soil conservation and protection measures, consistent with best management practices, will continue to be reviewed and required during land alteration or development activities.

3.3.2 The use of soils in accordance with the soil suitabilities identified by the United States Department of Agriculture (USDA) Natural Resource Conservation Service is encouraged.

3.3.3 Site-specific analysis of proposed incompatible land use and identified soil suitability is required prior to the commitment of resources.

3.3.4 In cooperation with the USDA Natural Resource Conservation Service, topsoil best management practices are required during all land alteration activities.

3.3.5 Evaluate the threat of sinkholes through the County’s planning and land development process based on adopted criteria, standards, methodologies, and procedures including those of the Department of Environmental Protection.

3.3.6 Cooperate with the Southwest Florida Water Management District (SWFWMD) to provide technical expertise to the public regarding sinkhole risk.

Objective 3.4

Protect and conserve Surface Waters for the environmental, recreational, economic, and quality of life benefits these areas provide.

Policies

3.4.1 Support the EPC’s scientifically defensible Surface Water quality monitoring program in order to monitor compliance with State Water Quality Standards.

3.4.2 Work to improve surface water quality as measured by data collected by the EPC. Water quality of natural surface water bodies that do not meet state and water management district water quality standards for their designated use shall be improved or restored to the applicable water quality standard.

3.4.3 Support a public education program aimed at residential homeowners that addresses the impacts of improperly managed lawn litter and fertilizer/ herbicide/pesticide applications on Surface Water quality, wetlands, and/or other surface waters.

3.4.4 The County shall conserve, appropriately use, and protect the quality and quantity of current and projected water sources, as well as protect from activities and land uses known to affect adversely the quality and quantity of identified water sources, including natural groundwater recharge areas, wellhead protection areas, and surface water sources used as a source of public water supply. Further details, including principles, guidelines and standards, can be found in this Section as well as the One Water Chapter.

Objective 3.5

Apply adopted criteria, standards, methodologies, and procedures to manage and maintain wetlands and/or other surface waters for optimum fisheries and other environmental values in consultation with EPC.

Policies

3.5.1 Collaborate with the EPC to conserve and protect wetlands and/or other surface waters from detrimental physical and hydrological alteration. Apply a comprehensive planning-based approach to the protection of wetland ecosystems assuring no net loss of ecological values provided by the functions performed by wetlands and/or other surface waters authorized for projects in Hillsborough County.

3.5.2 Collaborate with the EPC through the land planning and development review processes to prohibit unmitigated encroachment into wetlands and/ or other surface waters and maintain equivalent functions.

3.5.3 Channelization or hardening (e.g., paving, piping) of natural Shorelines and natural waterways to include tidal creeks is prohibited, except in cases of overriding public interest as established by the County or where necessary for reasonable use of a property as determined by the EPC. Encourage Shoreline stabilization with native plant communities and living Shorelines.

3.5.4 Regulate and conserve wetlands and/or other surface waters through the application of local rules and regulations including mitigation during the development review process.

3.5.5 In cooperation with the EPC and the Southwest Florida Water Management District, promote the use of Florida native wetland plant species for the creation of wetland habitat and for biologically enhancing filtration and treatment of pollutants in newly constructed stormwater Retention and Detention ponds.

3.5.6 All wetland and/or other surface water mitigation projects must comply with the State Uniform Mitigation Assessment Method (UMAM). Mitigation projects must demonstrate the restoration of the ecological values provided by the functions performed by impacted wetlands and/or other surface waters unless a previous evaluation method was authorized by the appropriate regulatory agencies.

3.5.7 Wetlands and/or other surface waters shall be designated as conservation or preservation on all development plans and plats.

3.5.8 Establish setbacks and buffers based on current science for protecting the hydrologic and biologic integrity of wetlands/other surface waters, including the Hillsborough County Wetland Ecological Buffers study published in February 2012.

Objective 3.6

The ecological integrity of natural lakes and ponds shall be maintained or improved.

Policies

3.6.1 Ensure surface water bodies meet or exceed state water quality standards for their use.

3.6.2 Maintain adopted criteria, standards, methodologies, and procedures to retain existing natural areas on aquatic Shorelines in as natural a state as feasible.

3.6.3 A development project’s potential impact on a lake’s existing environmental quality shall be assessed during the planning and development review process. Development shall be compatible with maintaining or improving a lake’s environmental quality.

3.6.4 Collaborate with the EPC and the SWFWMD to provide information and technical assistance regarding the management, hydrology, and ecology of lakes.

Objective 3.7

Promote projects and innovations that integrate the pillars of Sustainability: natural resource protection, community health and wellbeing, and economic prosperity.

Policies

3.7.1 Regulations and performance standards shall ensure that water quality and quantity, environmentally sensitive areas, wildlife habitats, lakes, rivers, and creeks are protected from degradation by development.

3.7.2 Regulate development in areas that possess the following characteristics: wetlands, 100-year floodplain, and/or habitats for Listed Species as provided under local rules and regulations including mitigation as required.

3.7.3 Coordinate with existing natural resources action plans of other agencies through participation in the development and review process.