Tampa City Council on Thursday voted to allow a Planning Commission staff presentation, take public comment and continue the transmittal hearing on a proposed update to the city's future land use section to an evening meeting at 5:01 p.m. on Aug. 28, 2025.

The vote followed hours of discussion about whether to transmit the draft to the state for review now or delay so staff and council members could hold more community outreach. Melissa Zornita, executive director of the Hillsborough County City-County Planning Commission, told the council the update is the result of years of stakeholder engagement and that staff had received a large volume of recent public feedback asking for more outreach and clarity.

"These items are brought to you after a number of outreach meetings and then two public hearings with the planning commission and come to you with recommendations of consistency from the planning commission," Zornita said.

Why it matters: The future land use update is tied to a 20-year growth projection and changes to place types, density bonus rules, and where higher-density development could be encouraged. Council members and residents said the stakes are high because the update will shape where new housing and mixed-use development are allowed and how bonuses tied to public benefits are granted.

Key issues raised
- Density bonuses and where they would apply: Staff proposed a density-bonus structure tied to public benefits and new place types such as "transit-ready corridors" and Central Business District periphery. Several council members and residents urged limiting bonuses in low-lying and evacuation-prone neighborhoods.
- Coastal high-hazard area protections: Council members repeated their interest in preventing new bonus density in coastal high-hazard areas. Jennifer Malone of Planning Commission staff said the draft ties density rules and bonuses to coastal development areas and that the planning commission had revised language after hearings.
- R-10 and attached units: The draft would add criteria for where attached units and limited townhomes could be considered in the R-10 (residential-10) land use category; some council members said the criteria need more refinement so neighborhoods are not surprised by incompatible infill projects.
- Transit-ready corridors vs. "pockets": Council debate included whether to use a corridor approach — which critics said developers may interpret as wide swaths for upzoning — versus smaller "transit-ready development" nodes near stops.

Council action and next steps
Councilwoman Hertek moved, and Councilman Miranda seconded, a motion to allow the staff presentation, receive public comment tonight, and continue the transmittal hearing to Aug. 28, 2025, as an evening meeting with specific direction from council on additional outreach. The motion passed on a roll call vote with Councilmember Clendenin absent.

Before that motion passed, a different motion by Councilman Carlson to continue transmittal until Oct. 30 (so the council would hold additional meetings before transmitting) failed on a tie vote.

Planning staff and next review: Planning staff said transmittal to the state is one step in the process: after state review any changes will return to council for adoption hearings, including first and second readings. Staff also said code changes to implement bonuses will be drafted and brought back for a parallel cycle of Land Development Code work.

What residents told council
Dozens of residents from South Tampa and other neighborhoods urged council to hold more targeted neighborhood meetings and to exclude the most flood-prone and evacuation-critical neighborhoods from bonus allowances. Speakers repeatedly asked for clear maps and street-level outreach so neighbors can see whether specific blocks are affected.

Council direction
The council directed planning staff to schedule community meetings across the city in coordination with district council members, focus on the most contested policies (transit-ready areas, the R-10 attached-unit criteria and the bonus table), and prepare material that council members can share with constituents. Council asked staff to include City Planning staff at those meetings and to provide a summary for the Aug. 28 hearing.