Planning Commission Public Hearing on Comprehensive Plan Amendments - May 11, 2026
Planning Commission Public Hearing on Comprehensive Plan Amendments - May 11, 2026
The Planning Commission met on May 11, 2026, to conduct public hearings for both the City of Tampa and Hillsborough County comprehensive plan amendments. Four map amendment items were considered, involving changes to future land use designations. Staff presented findings, applicants made cases, and the public had the opportunity to comment. The Commission voted on each item, forwarding recommendations to the respective governing bodies.
Tampa Public Hearing
Item 2A: TACPA 26-01 – 1201 North Henderson Avenue (Map amendment from CMU 35 to UMU 60)
- Staff Presentation: Quinn (staff) presented a request to change the future land use from CMU 35 (medium density residential/commercial at 35 units/acre or 2.0 FAR) to Urban Mixed Use 60 (up to 60 units/acre or 3.25 FAR). The site is within the Central Park Urban Village, a CRA, and near transit. Staff noted no agency objections and recommended consistency, citing support for compact city form, housing supply, and transit proximity.
- Applicant Presentation: Megan Smith (Gardner Brewer Hudson) supported the staff presentation, emphasizing the site's location as a nucleus of growing neighborhoods and its underutilized status. She argued the increased density would incentivize redevelopment.
- Public Comment: None.
- Commission Discussion: No questions or debate. Commissioner Lauk moved to find consistent, seconded by Commissioner Kona. The motion carried unanimously.
Item 2B: TACPA 26-02 – 1701 East 2nd Avenue (Map amendment from Light Industrial to UMU 60)
- Staff Presentation: Megan McCarthy (staff) presented a 0.39-acre site proposed to change from Light Industrial to Urban Mixed Use 60. The site is in the Ybor City Local Historic District and over 72% in the Coastal High Hazard Area. Staff found the amendment consistent with policies promoting mixed-use development and noted the industrial designation is unlikely to yield employment uses due to lot size. No agency objections.
- Applicant Presentation: Alex Shaler (Gardner Brewer Hudson) explained the parcel was omitted from a prior 2024 amendment due to pending acquisition. The site is currently a parking lot, trending toward mixed-use in the area. He argued UMU 60 is appropriate given the transit emphasis corridor and proximity to the Ybor City Urban Village.
- Public Comment: None.
- Commission Discussion: Commissioner Kona moved to find consistent, seconded by Commissioner Kugler. The motion passed 7-1, with Commissioner Joseph dissenting.
Hillsborough County Public Hearing
Item 2A: HCCPA 26-07 – Northwest of Hillsborough Avenue and George Road (Map amendment from Residential-6 and Office Commercial-20 to Light Industrial Plan)
- Staff Presentation: Alexis Myers (staff) recommended inconsistency. The 6.7-acre site is in the Town & Country Community Plan, near single-family homes. The proposed Light Industrial Plan (LIP) would allow up to 155,835 sq ft of non-residential uses, but staff argued it would disrupt the intended progression of land use intensities, fail to provide a gradual transition, and be incompatible with established residential communities. Staff cited Future Land Use objectives 3.1, 3.1.2, 3.1.3, and 4.4.
- Applicant Presentation: Gina Grimes (Bradley Aaron Bolton Cummings) argued for consistency. She stated the site is unsuitable for residential due to proximity to Tampa International Airport (1,700 linear feet), location in Coastal High Hazard Area and Evacuation Zone A, and market failure to attract residential after five years. She noted the companion PD (to be heard in June) would require substantial buffers (50-100 feet), a buffer wall, landscaping, and retention. Traffic analysis showed 1,600 fewer daily trips than the adopted FLU. She cited policies FLU 2.23 and CM 3.1.14 regarding airport protection and coastal high hazard incentives.
- Public Comment: None.
- Commission Discussion: Extensive debate. Commissioner Lauk questioned linear footage to nearest residential property line (50-foot buffer plus drainage parcels). Commissioner Bowt raised concerns about noise and the proximity to residential. Commissioner Lauk noted that LIP requires a PD process, providing a second review for compatibility. Commissioner Kugler noted the site's long market duration as a sign of unsuitability for residential. Commissioner Orton asked about flood elevation and potential flooding. Staff acknowledged no ideal land use category that both removes residential and is less intense than LIP. Motion to find consistent, citing FLU Policy 2.23 and CM Policy 3.1.14, was made by Commissioner Goleman and seconded. The motion passed 7-1, with Commissioner Bowden dissenting.
Item 2B: HCCPA 26-10 – Southeast of Kingsway Road and Tenota Sassa Road (Map amendment from Agricultural Rural 1-5 and Residential-1 to Residential-2)
- Staff Presentation: Lilliann Lanihan (staff) recommended inconsistency. The 24.22-acre site is in the Rural Area and the Tenota Sassa Community Plan. Proposed Residential-2 (2 units/acre) would allow up to 48 units versus 16 under current designations. Staff argued it violates Rural Area objectives (FLU 1.2.1, 1.2.2) as the nearest suburban enclave is 0.9 miles away. It is incompatible with surrounding agricultural and large-lot uses and inconsistent with community plan goals for rural character and minimum 1-acre lots.
- Applicant Presentation: Isabel Albert (Holland & Knight) argued the request is to consolidate the split FLU to a uniform Residential-2 to allow clustering and flexibility due to new stormwater regulations. Despite the higher category, they plan to maintain a one-to-one density (24 units) with half-acre lots, keeping development compatible. She noted existing mixed uses in the area and that the site fronts Lake Tenota Sassa but no development is proposed along the lake. The applicant cited policies FLU 3.1, 3.2, 4.4, and 4.4.7, arguing consistency.
- Public Comment: Robert Alvis, adjacent resident at 11907 [address], spoke in opposition, stating the area is agricultural with no subdivisions, and the proposal is a variation on a previously defeated plan. He urged denial.
- Applicant Rebuttal: William Malloy clarified that they are seeking R2 only to cluster lots, with actual density remaining one-to-one, and that stormwater ponds will benefit the lake. He noted the required road improvement to a pocket of R6.
- Commission Discussion: Commissioner Kugler was impressed with staff's presentation. Commissioner Sink found the density inconsistent with the area's character (7-8 units on similar adjacent property). Commissioner Bowden considered the zoning argument irrelevant as it cannot be used. Planning Commission staff emphasized the Tenota Sassa Community Plan's clear requirement for 1-acre minimum lots in residential areas. Motion to find inconsistent by Commissioner Kona, seconded, passed unanimously.
Public Comments & Testimony
- Robert Alvis (adjacent resident to HCCPA 26-10) expressed strong opposition, stating the area is agricultural and a subdivision does not belong. He said the proposal is a variation on a previously defeated plan and urged the Commission to deny the amendment.
Key Outcomes
- TACPA 26-01 (1201 N Henderson Ave): Motion to find consistent with the Tampa Comprehensive Plan – passed unanimously.
- TACPA 26-02 (1701 E 2nd Ave): Motion to find consistent – passed 7-1 (Commissioner Joseph dissenting).
- HCCPA 26-07 (Hillsborough Ave & George Rd): Motion to find consistent based on FLU Policy 2.23 and CM Policy 3.1.14 – passed 7-1 (Commissioner Bowden dissenting).
- HCCPA 26-10 (Kingsway Rd & Tenota Sassa Rd): Motion to find inconsistent with the Hillsborough County Comprehensive Plan – passed unanimously.
The Hillsborough County public hearing adjourned at 7:26 PM.
Meeting Transcript
Are we gonna sit here and say that this owner starts for dogs? We're gonna head up to that dog call right now. So we'll go out, we'll assess the situation. Did you see those specs through there? She was very upset about losing all of our cats. She she called me up a few times in tears. I need my photos. I need to be able to tape this picture for the judge so that he sees what I see. 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 813-272-5940. Follow us on social media or visit our website at Planhillsboro.org. Welcome everyone to the May 11th, 2026 public hearing of the Planning Commission on City of Tampa Comprehensive Plan Amendments. We thank you for attending this meeting. Your comments and participation are encouraged. For those attending in person and wishing to speak on any agenda item, please sign the register at the rear of the room 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. There will be an opportunity for members of the public to provide comments when your name is called. Please wait until the chair calls on you to begin speaking. State your name at the beginning of your comments and adhere to the time limits. If anyone has difficulties or is watching via HTV and would like to provide comments to be included in the record for the local government hearing, please email them to planner at plancom.org. For those of you who are not familiar with our process, the meeting will be conducted as follows. The agenda item will be introduced. Staff will give their presentation with a 15-minute time limit. The applicant will be given the opportunity to make a presentation with a 15-minute time limit following presentations. Members of the public may address the planning commission when recognized by the chairman. Public comment will be heard for three minutes per person. Presentation should not include matters related to zoning applications and site plans that are not before the commission. And the red dashed line shown here represents the boundary for the Ybor City Local Historic District to the north and east. The surrounding area is mixed use with multifamily commercial and institutional uses. Immediately south are Booker T Washington Elementary in the Robert W. Saunders Library. To the west is a church and a drive-thru restaurant with the GTE building further west in the Encore development just south of that. The law union apartments, which are a part of the gas works development, are also located to the southeast within Channel District located further beyond the frame. This is a photo looking directly at the subject site along South Henderson Avenue. Looking east on East Scott Street, east of the subject site, these are the law union apartments, and the subject site is out of frame behind the camera. This is looking south of the site along East Estall Street towards the elementary school, and the subject site is out of frame to the left. Looking west along East Henderson Avenue, west of the subject site, and the subject site is behind the camera, out of frame. And then looking west across North Nebraska Avenue towards downtown. The subject site is out of frame to the rear, about 230 feet. This map shows the adopted future land use as CMU 35, allowing medium density residential and commercial uses at 35 units per acre or 2.0 FAR, which surrounds the site on all sides. So the east along 7th Avenue is UMU 60. To the southeast are additional UMU 60 and RMU 100 parcels associated with the gas works development. To the west of Nebraska Avenue includes UMU 60 and RMU 100 parcels. Further south is recreation open space, which is Tampa Park Plaza, and further north is R20. This map shows the proposed future land use as urban mixed use 60, which would allow high density and intensity mixed use development up to 60 units per acre or 3.25 FAR. This amendment would increase the maximum density from 118 to 203 dwelling units in the allowable intensity from just over 295,000 square feet to just over 497,000 square feet of residential or non-residential uses.
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