Project Team
CITY PLANNING DEPARTMENT
Independent, consolidated planning agency providing long range planning for all four local governments in Hillsborough County.
Responsible for maintaining and updating the Tampa Comprehensive Plan, providing recommendations to City Administration and City Council. Comprehensive Plan updates developed via coordination and collaboration with the City Planning Department and other City staff.
City Planning fosters a strategic, multi-disciplinary, holistic approach to guiding growth, development and redevelopment citywide. Responsible for facilitating amendments to Code of Ordinances, coordinating City review of Comp Plan updates, managing a variety of planning studies, and supporting implementation of plans.
The City Planning Department is responsible for coordinating implementation of the goals, objectives & policies in the Comprehensive Plan with all City Departments.
Where are we now?
Tampa, Florida
• Nearly 400,000 residents
• (3.1 M metro)
• 175 square miles
• 3rd most populous city in Florida
• 52nd in the United States
• 65 Neighborhood Associations
• $40,962 median income
(2021) – 3rd highest in FL
• 50% homeownership rate
Where has the most growth occurred?
84% of the housing growth since 2010 has occurred in:
• New Tampa
• Central Tampa
• South Tampa
The 2040 Comp Plan emphasizes the limited opportunities for more growth in South Tampa & New Tampa.
39% Share of Citywide Housing Growth since 2010 20% 25%
Where has the most growth occurred?
Share of Citywide Housing Growth since 2010
Limited residential growth has also occurred in:
• University Area
• Westshore Area
Both areas were planned to accommodate more growth than has occurred.
7% 10%
Where has the most growth occurred?
Share of Citywide Job Growth since 2010
83% of Job Growth since 2010 has occurred in and near job centers:
• University Area
• Central Tampa
• Westshore Area
Generally in line with 2040 Comp Plan.
15% 38% 30%
How much growth do we expect?
Source: Plan Hillsborough 2045 Long-Range Growth Forecasts
Source: Hillsborough County City-County Planning Commission
https://planhillsborough.org/2045-long-range-growthforecasts/
+77,000 homes +48% +258,000
+78% +108,000 residents +28% 158,000 homes 329,000
390,000 residents 236,000 homes
497,000 residents Year 2020 Year 2045 Estimated Growth by 2045
jobs
jobs
588,000 jobs
CITY
PLANNING
Quantifying the Housing Crisis
7.2 7.8 11.4 12.2 16.1 16.2 0 2 4 6 8 10 12 14 16 18 Jacksonville Miami Orlando St. Petersburg Tampa Ft. Lauderdale
(2021)
Percentage of Population earning $200k or more
Demand outstrips supply at all income levels up to 120% of AMI
Quantifying the Housing Crisis
As of 2022, Tampa needs approximately 20,000 affordable units for households earning up to 30%
0 20,000 40,000 60,000 80,000 100,000 120,000 0-30% AMI 0-50% AMI 0-60% AMI 0-80% AMI 0-120% AMI Affordable & Available Units Affordable Units Renter Households 19,771 units 26,153 units 23,293 units 9,019 units 235 units •
•
Transforming Tampa’s Tomorrow
What is the problem?
Room for Improvement
Policies and regulations need to be easier to understand and use
Need better alignment between Comprehensive Plan and Land Development Code
More predictability and efficiency in decision making processes
0 5 10 15 20 25 30 35 2021 2022 2023* Comprehensive Plan Amendments – Number of Applications per Year
Is the Comprehensive Plan Working?
Certain requests come up over and over…
• Residential-10 to Residential-20 = 16 amendments
• Residential-10 to Community Mixed Use-35 = 10 amendments
• Community Mixed Use-35 to Community
Commercial-35 = 10 amendments
Most Requested New Zoning District
SH-PD 13
Source: Hillsborough County City-County Planning Commission
Description PD
Planned Development
Residential
CI
Requested Zone Number
584
RS-50 108
Single-family (highest of low-density)
43 Commercial Intensive (heavy commercial and service uses)
Residential
RM-18 42
multi-family (low-medium density) CG 28 Commercial General
RM-24 21 Residential multi-family (medium density)
Seminole
Heights PD
Most Common Rezoning From/To
From To Description Number PD PD Planned Development to Planned Development 161 RS-50 PD Residential single-family to Planned Development 85 RS-60 RS-50 Increased density for single family 75 RS-60 PD Residential single-family to Planned Development 42 CG PD Commercial General to Planned Development 35 RM-16 PD Multi-family-16 to Planned Development 32 RM-24 PD Multi-family-24 to Planned Development 29
Source: Hillsborough County City-County Planning Commission
Room for Improvement
• Land use category maximums misleading
•
Residential-20 = 18 du/ga “by right”, 20 du/ga with a “bonus provision agreement”
• Residential-35 = 30 du/ga
•
Residential-50 = 40 du/ga….and so on…..
• Comprehensive Plan requires a “bonus provision agreement” approved by City Council to reach the maximum of the category
• More paperwork for the applicant and the City
• 10 dwelling units per acre
• 24% of the City
• Supports “limited townhomes; duplexes” with little direction on where or how townhomes should be developed.
• LU Policy 9.7.1: Provide opportunities for attached housing at slightly higher densities than single-family areas.
How can we make it easier to build more housing types?
Residential-10
What did we hear?
Engagement in Context
• Multiple community/stakeholder groups with varied opinions on the future of the city
• Elected officials, appointed officials, advisory committees
• Multi-agency staff (planners and implementers)
• How to ensure engagement reaches the entire community? (How to engage historically underrepresented groups and not just the loudest voices?)
• How to reach community consensus?
1,795 Event Attendee Reach 13,333 Social Media Reach 38,249 Emails Opened 71,000 Newspaper Potential Reach 10,500 Radio PSA Potential Reach +1500 Vision Comments, FLU Engagement Pending
Metrics
Engagement Strategy #1 –
Early, Straightforward, and Frequent
• Multiple touchpoints and iterative feedback
• Initial vision survey and consensus building
• Listening sessions
• Recommendations review
• Subject-specific engagement
• “Non-planner” language
• Transparency and reporting
• Graphics/infographics
• Supplemental tools – (e.g. FAQs, flyers, explainer videos)
Engagement Strategy #2 –Multiple Approaches and Opportunities
• Varied feedback mechanisms (surveys, live mentimeter, listening sessions, written comment options, subject-specific deep dive meetings)
• Multiple communication tools – in-person presentations, recorded overviews, summary document, longer reports, “crosswalks”
• Phased approach to enable maximum engagement and outreach
Engagement Strategy #3 –Broad Reach
• Engagement in different locations, formats, and at different times of day
• Leveraging existing meetings and events
• Combatting survey and outreach fatigue
• Social media and traditional media
• Language translation
• Stakeholder toolkit
• Outreach documentation
Deep Dive: Strategy for Vision Engagement
• Make information accessible
• FAQ on Comprehensive Plan
• QR code for quick and shareable access
• Surveys in English and Spanish
• Paper surveys for in-person meetings
• Survey results on website
• Present at multiple meetings
• Pass out "tool kits" so leaders could distribute information to communities and neighborhoods across Tampa
• Table at community events
• Advertise in local media - La Gaceta and The Sentinel
• Social media campaigns
• PSA on local radio
• Virtual public open house
• Direct email to sign-up list / newsletter recipients
Inputs to Vision Themes to Plan Update
Create Draft Vision Based on Recent Plans and Outreach Gather Public Input on Draft Vision Incorporate Public Input to Update Vision 2045 Vision: Guiding Principles for Overall Plan Update
Vision
Tampa is an inclusive, sustainable, and resilient city; where the natural environment, historic character, and a diversity of cultures enable a vibrant setting for all.
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Deep Dive: Strategy for Future Land
Use Engagement
• Build on vision, consensus, and what we heard
• Initial listening sessions – what is most important to the community? What are the issues within the current Future Land Use Section
• Recommendations vetting as a second phase
• Engage the public broadly (multiple public meetings across the city and virtually)
• Engage stakeholders specifically (Sierra Club, YIMBY, Tampa Bay Builders Association, CRA Citizen Advisory Committees, and Tampa Homeowner Association of Neighborhoods)
FLU Assessment Engagement Process
Vision as a basis for listening sessions
Listening sessions to hear broad community themes on Future Land Use
Incorporate feedback from listening sessions into recommendat ions
Vet recommendat ions with public and stakeholder engagement
Develop strikethrough/ underline and initiate plan amendments
What We Heard
• Maintain our culture and character
• Live out our sense of stewardship
• Provide access to jobs and services for all – better transportation options
• Address housing affordability challenges
• Recognize that Tampa is moving in the right direction, but some people are not benefitting
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How are we solving the problems?
Technical evaluation
Land Use Assessment Project Elements
Trends, forecasts, capacity and performance measures
Listening and feedback
City officials, staff working group, stakeholders (THAN, Tampa Bay Builders Association, CRA advisory committee members)
Policy concepts and recommendations
Comprehensive Plan Future Land Use categories and associated policies
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Mixed Use Areas
The city is becoming more residential overall (by
Mixed use locations are seeing the greatest residential increases (as a percent of total
Mix of Land Uses
Source: Hillsborough County City-County Planning Commission
58% 61% 37% 45% 18% 17% 29% 26% 5% 5% 12% 12% 1% 1% 2% 2% 19% 17% 20% 15% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 2010 2022 2010 2022 Tampa Overall Mixed Use FLUs Land Use Mix (% of parcels) Residential Employment Retail Mixed Other
Changes in Employment / Residential Proportions
FLU Category Employment Residential 2010 2022 Change 2010 2022 Change CENTRAL BUSINESS DISTRICT 47% 39% -8% 7% 16% 9% COMMUNITY COMMERCIAL-35 (2.0 FAR) 40% 43% 3% 14% 15% 1% COMMUNITY MIXED USE-35 (2.0 FAR) 22% 21% -1% 40% 46% 6% GENERAL MIXED USE-24 (1.5 FAR) 77% 68% -9% 6% 15% 9% REGIONAL MIXED USE-100 (3.5 FAR) 29% 28% -1% 30% 43% 13% SUBURBAN MIXED USE-3 (.25 FAR) 1% 2% 1% 95% 96% 1% SUBURBAN MIXED USE-6 (.50 FAR) 11% 11% 0% 78% 80% 2% TRANSITIONAL USE-24 (1.5 FAR) 66% 59% -7% 26% 33% 7% URBAN MIXED USE-60 (3.25 FAR) 45% 38% -7% 10% 23% 13%
Hillsborough County City-County Planning Commission
Source:
Land Requirements for Future
Category of Jobs 2020 2045 Added SF per Job Total SF Needed Industrial 47,733 52,051 4,318 1000 4,318,000 Commercial/Retail 60,430 94,027 33,597 450 15,118,650 Office/Service 329,959 455,737 125,778 250 31,444,500 Total Non-Residential 50,881,150 Residential Units 2020 2045 Added SF per Unit Total SF Needed Dwelling Units Total 174,041 264,214 90,173 Multi-family 85,664 1000 85,664,350 Single-family 4,509 1600 7,213,840 Total Residential 92,878,190 Source: Hillsborough County Property Appraiser, Hillsborough County City-County Planning Commission, PSG
Forecasted Growth
Development
Building Space Needed to Accommodate
Top 10 Future Land Uses with Available Space
*Developable Square Feet = (total land (sf) * permitted FAR) - existing heated sf Rank Category Developable Square Feet* (including bonus) 1 HEAVY INDUSTRIAL (1.5 FAR) 212,139,000 2 COMMUNITY COMMERCIAL-35 (2.0 FAR) 183,534,000 3 COMMUNITY MIXED USE-35 (2.0 FAR) 179,824,000 4 REGIONAL MIXED USE-100 (3.5 FAR) 149,965,000 5 URBAN MIXED USE-60 (3.25 FAR) 145,386,000 6 CENTRAL BUSINESS DISTRICT 115,009,000 7 RESIDENTIAL-10 (.35 FAR) 99,378,000 8 SUBURBAN MIXED USE-6 (.50 FAR) 87,233,000 9 LIGHT INDUSTRIAL (1.5 FAR) 87,004,000 10 TRANSITIONAL USE-24 (1.5 FAR) 36,096,000 Source: Hillsborough County Property Appraiser, Hillsborough County City-County Planning Commission
Mode Share – Journey to Work, 2010 vs 2019
2010 Plan District Car Transit Bike Walk Other Home Central Tampa 86% 4% 2% 3% 2% 4% New Tampa 87% 1% 1% 3% 1% 8% South Tampa 88% 2% 1% 2% 1% 6% USF Institutional 89% 4% 1% 2% 1% 3% Westshore TIA 91% 1% 0% 1% 2% 5% Overall 88% 3% 1% 3% 1% 5% 2019 Plan District Car Transit Bike Walk Other Home Central Tampa 85% 3% 1% 4% 1% 6% New Tampa 88% 1% 0% 1% 1% 9% South Tampa 87% 1% 2% 1% 1% 8% USF Institutional 87% 4% 1% 2% 2% 4% Westshore TIA 90% 2% 0% 1% 2% 5% Overall 86% 2% 1% 2% 2% 6%
Source: Hillsborough County City-County Planning Commission, US Census ACS
Accessibility to Employment and Parks
Access to Parks 2010 2022 2045 10 minute walk access 24.5% 30.1% 35.1% 30 minute transit access 28.0% 30.0% 36.2% Access to Jobs 2010 2022 2045 10 minute walk access 22.5% 26.9% 36.7% 30 minute transit access 25.9% 26.8% 37.8%
Source: Hillsborough County City-County Planning Commission, Urban Footprint
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Constraints and Possible Pitfalls
Florida statutes preclude “down planning”
Increasing density and intensity cannot be reversed
Publicly initiated land use changes confer benefits disproportionately
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Bonus Structure Benefits
• Greatly increases the role of affordable housing provision in qualifying for bonuses
• More Future Land Use categories included in the bonus structure
• Fewer Comprehensive Plan amendments needed
• Puts nothing in place that cannot be reversed or calibrated
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Future Land Use Table
55 FLU Categories Existing Maximum Density Bonus Ceiling Bonus at Ceiling FLU FLU_Description FAR Dwelling units / net acre FAR Density RMU-100 Regional Mixed Use 100 3.5 100 50% 4.4 150 UMU-60 Urban Mixed Use 60 2.5-3.25 60 50% 4.1 90 CBD Central Business District N/A N/A 0% N/A N/A NMU-16 Neighborhood Mixed Use 16 0.75 16 80% 1.1 29 NMU-24 Neighborhood Mixed Use 24 1 24 80% 1.4 43 NMU-35 Neighborhood Mixed Use 35 1.5 35 80% 2.1 63 CC-35 Community Commercial 35 1-2 35 80% 2.8 63 CMU-35 Community Mixed Use 35 1-2 35 80% 2.8 63 SMU-6 Suburban Mixed Use 6 0.5 6 100% 0.8 12 SMU-3 Suburban Mixed Use 3 0.25 3 100% 0.4 6
Affordable Housing Incentive Types
• Density bonus only (very large bonus required)
• Density bonus + other incentives (e.g. fee waivers, reduced parking, other regulatory relief, mitigation relief)
• Density bonus + public subsidy
• Public subsidy only
• Mandates
• Mandatory inclusionary zoning with required offsets
• Linkage fee with required offsets
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Incentives for Affordable Housing per Florida Statutes (420.9076)
• Flexibility in density
• Expedited review
• Fee waivers
• Allowing accessory dwelling units
• Reduction of parking requirements
• Reduction of setback requirements
• Flexible lot configuration and zero lot line development
• Street design modifications
• Support of development near transportation hubs and major employment centers and mixed-use developments
• Reservation of infrastructure capacity
• Policy review on impact to cost of housing
• List of local government owned property available for housing
Affordable Housing Density Bonus
– Research Findings
• Most important ingredients for successful AH density bonus:
• Strong housing market
• Regulations that limit density and create leverage for bonus
• Incentives well-calibrated to local conditions
• Must work in conjunction with other bonuses
• Certainty and clarity for developers is key for a successful program – reducing process costs
• Objectives and expectations
• Review schedule and approval process
• What type of housing qualifies
• Duration of affordability and what happens in event of property casualty
Affordable Housing Bonus
• Establish minimum set-aside to get bonus (10%-20%)
• Provide flexibility for what types of units can be used
• Lower income units get a higher bonus per unit
• Allow for sliding scale bonus related to percentage of affordable units
Residential Future Land Use Categories
• Maximize use of other incentives to create more projects
Example Affordable Housing Density Bonus
62 Very Low Income <50% of AMI Low Income 50% to 80% of AMI Moderate Income 80% to 120% of AMI % affordable units Bonus Bonus Bonus 5% 67.5% 52.5% 10.0% 10% 80.0% 65.0% 20.0% 15% 92.5% 77.5% 30.0% 20% 100.0% 90.0% 40.0% 25% 100.0% 100.0% 50.0%
Table
Application of Bonus Types
63 Bonus Type Bonus Qualifying Application Affordable Housing Flex to 100% Affordable housing unit thresholds Citywide Mixed Use Per MU Categories Mixed use rules Limited FLU categories Transit Oriented Development 50%/100% Presence of committed transit TOD areas; ¼ mile buffer Efficient and Resilient Buildings 25% Official certification Citywide CBD Periphery 100% Residential or mixed use project Defined periphery area
Mixing of of Bonus Types
64 Bonus Type Bonuses that can be Added Add to Other Bonuses? Affordable Housing None Y Mixed Use AH, TOD, Node, E&R N Transit Oriented Development AH, E&R Y Efficient and Resilient Buildings AH Y CBD Periphery None N
Final Thoughts
Thank you
Contact
Jennifer E. Malone, AICP Executive Planner l City of Tampa
Liaison
813.582.7324
Malonej@plancom.org
Stephen Benson, AICP, CNU-A City Planning Director
Stephen.benson@tampagov.net
Melissa Dickens, AICP Strategic Planning and Policy Manager
Dickensm@plancom.org
Alan Steinbeck, AICP Director of Community Planning
Pritchett Steinbeck Group
alan@psgplans.com
www.psgplans.com