Planning Commission rejects high density bonus in Channel District CRA proposal

The Hillsborough County Planning Commission held a public hearing on May 14, 2025, to discuss a proposed amendment to the Central Business District (CBD) periphery bonus within the Channel District Community Redevelopment Area (CRA). The amendment seeks to significantly increase the density and intensity of residential and mixed-use developments in the area, which has remained unchanged since its establishment in 1989.

The proposed changes would allow projects within the Channel District CRA to receive up to a 200% increase in density above the current maximums set by the Future Land Use (FLU) category. This could potentially triple the number of dwelling units and square footage allowed on certain sites, with estimates suggesting an addition of approximately 15,000 units and nearly 22.9 million square feet of development.

However, the proposal has faced scrutiny from various stakeholders. The City of Tampa staff expressed objections, particularly concerning the potential for incompatible development patterns and the lack of commitments to affordable housing. Current policies prioritize a variety of housing types for low and moderate-income individuals, and the proposed amendment does not align with these objectives. Additionally, concerns were raised about the impact on public safety and the overall compatibility of such high-density developments within the existing urban fabric.

The Planning Commission staff concluded that while the proposal aligns with some growth strategies, the inconsistencies regarding compatibility, housing affordability, and public safety outweigh the benefits of increased density. As a result, they recommended that the proposed map amendment be found inconsistent with the goals and policies of the Tampa Comprehensive Plan.

The meeting highlighted the ongoing debate over urban development in Hillsborough County, particularly in rapidly changing areas like the Channel District, where the balance between growth and community needs remains a critical concern. The next steps will involve further discussions among stakeholders to address these issues before any final decisions are made.