Hillsborough County Planning Commission Meeting - April 13, 2026
Hillsborough County Planning Commission Meeting - April 13, 2026
The Hillsborough County Planning Commission held a regular meeting on April 13, 2026, from approximately 1:00 PM to 5:34 PM (with a recess from 5:34 PM to 6:00 PM for a separate public hearing). The meeting covered approval of minutes, five City of Tampa Land Development Code (LDC) text amendments, two City of Temple Terrace LDC amendments, a Port Tampa Bay consistency review for MacDill Air Force Base dock replacements, briefings on the Urban Service Area (USA), employee engagement survey results, two comprehensive plan map amendments, and an executive director compensation review. All votes were unanimous (6-0).
Consent Calendar
- Approval of Minutes: Minutes from four meetings on February 9, 2026 (regular meeting, City of Tampa Plan Amendments public hearing, unincorporated Hillsborough County Plan Amendments public hearing, City of Tampa Redistricting public hearing) were approved unanimously.
Public Comments & Testimony
- No members of the public signed up to speak during the public input period or on any action items.
Action Items
3A. City of Tampa LDC Text Amendments (July 2025 Cycle) – Five amendments were presented by Eric Cotton (City of Tampa) and reviewed by Planning Commission staff.
- Exhibit A (Section 27-199): Increase height in the Channel District to FAA/HCAA limits (up from 175 feet) and increase maximum FAR with bonus from 3.5 to 10.5 for the area west of Channelside, east of Meridian. Staff found it consistent with the Tampa Comprehensive Plan. Motion to find consistent – carried unanimously.
- Exhibit B (Article 2, Division 8 – Subdivision Procedures): Update plat language to reflect state preemption (plats approved administratively, 12-month active period, codification of zoning covenants for semidetached homes on split lots, and reestablishment of the subdivision handbook). Staff found consistent. Motion to find consistent – carried unanimously.
- Exhibit C (Section 27-160): Eliminate additional street setbacks on specific roadways (e.g., Dale Mabry) due to shift from vehicular-centric to multimodal planning; eminent domain remains available if needed. Staff found consistent. Motion to find consistent – carried unanimously.
- Exhibit D (Section 27-283.12 – Off-street Parking Space Standards): Remove 5% EV-ready parking requirement for new developments due to state preemption. Staff found consistent. Motion to find consistent – carried unanimously.
- Exhibit E (Definitions and Use Tables – Sections 27-43, 27-156, 27-282, etc.): Add “certified recovery residence” as a permitted use (state mandated, effective January 2026) and exclude it from industrial designations. Staff found consistent. Motion to find consistent – carried unanimously.
3B. City of Temple Terrace LDC Text Amendment – Sections 12-40 & 12-922 (Commercial Vehicles)
- Presented by Krista Kelly (Planning Commission staff) and Alyssa Livingston (Temple Terrace). The amendment clarifies the definition of commercial vehicles using Federal Highway Administration gross vehicle weight rating and allows parking of such vehicles on residential streets/lots if they meet weight and modification criteria; business branding no longer prohibits parking. Staff found consistent with Temple Terrace Comprehensive Plan. Motion to find consistent – carried unanimously.
3C. City of Temple Terrace LDC Text Amendment – Section 12-834 (Drainage Systems)
- Presented by Yunika Mills and Kim Ford (Temple Terrace). Provides clarification for drainage reports (pre- and post-basin maps, times of concentration, rainfall data, design storms, outfall capacity, floodplain compensation, under drains, etc.) to improve consistency and completeness. Staff found consistent with stormwater goals. Motion to find consistent – carried unanimously.
3D. MacDill Air Force Base – Proposed Replacement and Modification of Floating Docks (Port Tampa Bay Standard Work Permit 25037)
- Presented by Diego Guerrero (Planning Commission staff). The project replaces a 32-slip fixed wooden marina with a floating dock system (34 slips), a five-foot-wide aluminum gangway, and minimal mangrove trimming. No impacts to submerged aquatic vegetation; mangroves vertically cut for gangways. Site not in AFB clear zones. Staff found consistent with Tampa Comprehensive Plan. Motion to find consistent – carried unanimously.
Briefings (Informational, No Votes)
4A. Urban Service Area (USA) – Planning Commissioner Questions for Staff
- Melissa Dickens (staff) led a discussion for a future deep-dive session scheduled for May 2026. Commissioners raised questions about measuring USA effectiveness, best practices, current effectiveness levels, impacts on rural and agricultural communities, infill potential within the USA, land value changes over 33 years, and inclusion of stakeholders (Property Appraiser, Fire Rescue, Sheriff’s Office, agricultural representatives). Chair Joseph noted he and Ms. Zornita are meeting with the Board of County Commissioners on April 15, 2026, regarding the USA.
4B. 2026 Employee Engagement Survey
- Megan Batten (staff) reported an engagement survey conducted by HR Solutions with 100% participation (55 employees). Results were very positive across categories (department, years of service, level). Focus groups (by tenure) are underway to develop action items. Commissioners praised the supportive culture and noted improvement in communication since prior surveys.
4C. TACPA 26-01 – Comprehensive Plan Map Amendment: 1605 North Waters Court (Tampa)
- Quinn Steele (staff) briefed on a privately initiated, small-scale amendment (3.39 acres) from Community Mixed Use 35 to Urban Mixed Use 60. Site is in Central Tampa, Ybor City Historic District, and Central Park CRA. Would increase maximum density from 118 to 203 dwelling units and intensity from ~295,000 to ~497,000 sq ft. Site is currently vacant (formerly Tampa Park Apartments). No vote taken; will return as action item.
4D. TACPA 26-02 – Comprehensive Plan Map Amendment: 1701 East 2nd Avenue (Tampa)
- Megan McCarthy (staff) briefed on a privately initiated, small-scale amendment (0.39 acres) from Light Industrial to Urban Mixed Use 60. Site is in Ybor City Historic District and Coastal High Hazard Area (72% within CHHA). Would introduce residential potential (up to 23 units) and increase non-residential square footage, removing industrial uses. Currently used as a parking lot for adjacent pickleball courts. No vote taken; will return as action item.
Key Outcomes
- Unanimous approval of all five City of Tampa LDC text amendments, both City of Temple Terrace LDC amendments, and the MacDill AFB dock permit consistency finding (6-0 each).
- Executive Director Compensation Review: Contract extended to five years (through end of 2031) with a 4.25% salary increase ($7,885 increase from $187,800) plus a one-time $5,000 bonus. Motion carried 6-0.
- Executive Director’s Report: Noted ongoing challenges with Tampa Comprehensive Plan updates due to state Senate Bill 180 (eight policies identified as more restrictive/burdensome); staff is preparing justifications to avoid restarting the amendment process. Also reported coordination with HART, Temple Terrace visioning, Riverview community plan update, and USF planning studio presentation.
- Next Steps: USA deep-dive workshop scheduled for May 2026; public hearing for Hillsborough County plan amendments to follow at 6:00 PM (separate meeting); planning commission will revisit form for executive director evaluations in June.
Meeting Transcript
Welcome to a meeting of your planning commission, the official local planning agency for the cities of Tampa, Temple Terrace, Plan City, and unincorporated Hillsborough County. The Planning Commission provides innovative leadership and long-range vision that contributes to the creation of a thriving, prosperous community that offers opportunity, fairness, and choice in how we live, move, learn, work, and play. For more information about the Planning Commission, please call eight one three two seven two five nine four zero. Follow us on social media or visit our website at Plan Illsborough.org. The register at the reception desk and turn off any devices that may be a distraction. To minimize feedback in the audio, all online participants in the meeting will be muted until it is their opportunity to speak. Planning commissioners should unmute themselves to indicate that they would like to speak. Please be sure to state your name at the beginning of your remarks for the benefit of the clerk. For action items, the meeting will be conducted as follows. Staff will give their presentation with a fifteen minute time limit. Following presentations, members of the public may address the planning commission when recognized by the chair. Public comment will be heard for three minutes per person. The applicant will be afforded a three-minute period for rebuttal response. Planning commissioners will ask questions. Public comment will be closed, then upon a motion, a second and discussion of vote will be taken. All right. Thank you, Commissioner Lincoln. All right. Next up on our agenda is the roll call. Turn it over to the clerk. Good afternoon, Commissioner. Here. Here. Jonathan? Here. Like this. Hello? See them. Sing? Here. Mary? Here. Here. Joseph? Here. Thank you for your call. All right. Thank you very much. Next up is the approval of minutes for the following meetings. Hillsborough County Planning Commission regular meeting minutes, February 9th, 2026. Hillsborough County Planning Commission public hearing on City of Tampa Plan Amendments, February 9th, 2026. Hillsborough County Planning Commission public hearing on unincorporated Hillsborough County Plan Amendments, February 9th, 2026. And Hillsborough County Planning Commission public hearing on City of Tampa redistricting February 9th, 2026. Is there a motion to approve that there? All right, Commissioner Bowden moves to approve. Is there a second? Section. All right. Motion to approve by Commissioner Bowden. Second to that motion to approve by Commissioner Jemison.
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