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Staff outlines large density jump request for 2002 W. State Road 60; staff flags wellhead protections and future category gaps
Summary
Planning commission staff briefed the Board about a privately initiated request to change 9.5 acres at 2002 W. State Road 60 from Residential 1 to Office Commercial 20, a change staff said would raise residential density potential from 1 unit per acre to 20 units per acre.
Planning commission staff briefed the Hillsborough County Board of County Commissioners on a privately initiated small-scale map amendment for approximately 9.5 acres at 2002 West State Road 60 that would change the future land use from Residential 1 to Office Commercial 20 (OC-20).
Tyrique Royal of planning commission staff said the change from "AR 1 5 to OC 20" would allow community commercial and office uses and would increase residential density from 1 dwelling unit per gross acre to 20 dwelling units per gross acre. "The change from R 1 5 to OC 20 would allow for an increase in development by allowing significantly higher residential density and greater commercial intensity," Royal said during the briefing.
Commissioners pressed staff on the size of the leap. Commissioner Wilson called it an "extreme jump" and asked whether applicants had other code categories to address certain ag-industrial needs. Planning staff and another presenter said part of the reason applicants choose OC-20 in rural areas is a lack of an intermediate category and that the site is within a wellhead protection area. Planning staff noted that water-chapter policies restrict new industrial uses in wellhead protection areas. "We have specific policy direction in the water chapter, that no new industrial uses can be introduced in those wellhead protection areas," planning staff said, and staff acknowledged the county may need to create new categories to address mixed uses appropriate to rural contexts.
The nut graf: the proposed OC-20 designation would substantially raise theoretical development capacity on the 9.5-acre parcel and intersects water-protection policy constraints; staff recommended additional code options and said agency policy review and future amendments may follow.
During the exchange staff acknowledged the site is roughly 1.7 miles from the urban service area and not in a community plan. Commissioners asked staff to return with more context on existing on-site businesses such as boarding or equestrian facilities; staff said neighborhood-serving commercial uses already can be allowed under some residential categories and that county policy explicitly supports certain agricultural uses.
No formal action or vote occurred at the briefing. Staff flagged that public hearings and agency comments will be provided when the item returns for formal consideration.
