ARC recommends rezoning 402 S. Oregon to PD to allow additional dwelling despite neighborhood opposition

The City of Tampa Architectural Review Commission voted 4-1 on Feb. 10 to recommend that City Council rezone 402 South Oregon Avenue from RM-12 to Planned Development (PD), a change that would allow a second dwelling on the parcel while retaining the existing contributing historic structure. The commission’s recommendation will be forwarded to City Council for final action.

The commission’s recommendation follows staff presentations and testimony from the applicant that the proposal is consistent with the Dobieville portion of the Hyde Park Historic District and with the Secretary of the Interior’s standards for compatible new construction. Ron Veil, planner for historic preservation, and Sam Thomas from development coordination told the commission that reviewing agencies had found the application consistent and that no development-standard waivers were being requested. Veil said the site “was depicted on the 1929 Sanborn map” and that Dobieville’s historic pattern includes narrow lots and multiple small dwellings on some parcels.

Applicant Steve Miccolini, representing property owner Asad Sheikh, told the commission the plan would retain the existing contributing structure and add one new dwelling oriented toward Oregon Avenue, with four parking spaces provided (four required) and a maximum proposed building height of 35 feet. Miccolini said the applicants had met staff conditions, provided required tree protections, confirmed green-space calculations (both proposed lots exceed the 25% green-space requirement), and were not seeking stormwater or other waivers: “You cannot waive stormwater. You have to meet the current code,” he said.

Opponents appearing during public comment said the rezoning would damage the district’s historic character and worsen neighborhood problems including flooding and parking. Pam Canela told commissioners the application “has nothing to do with historic preservation, but only to maximize his profit on his investment.” Preservation and neighborhood leaders argued that past inappropriate infill exists but should not set precedent for future approvals. Patrick Cimino, chairman of the Hyde Park Preservation land-use committee, said in part that the proposal “compromises the preservation of the District, and especially the contributing structure.”

Several speakers raised design-specific concerns — replacement windows, siding, and the footprint and massing of the proposed new building — and asked for stricter design review. Miccolini and staff emphasized that the ARC decision at this stage was a rezoning recommendation, not final design approval; building elevations and permitting must still clear ERC and permitting review.

Commission discussion centered on the narrow question set by the city code for ARC recommendations: whether the rezoning preserves the historic integrity and appearance of the locally designated historic conservation overlay district (City of Tampa Code, Chapter 27, section 27-113(a)(2)(j)). Commissioner Brian Hammond said the case fit Dobieville’s historic development pattern and expressed support. Other commissioners asked technical questions about existing dimensions, contributing/noncontributing structures on the block and the provenance of the Sanborn map evidence presented.

The commission’s motion, approved 4-1, included conditions that reflect staff recommendations, including replacing a PVC fence shown on the PD site plan with wood. The vote means the ARC will forward a recommendation of approval and its findings to City Council, which will hold the final public hearings and votes.

Key details extracted from the record: the existing contributing structure on the parcel dates to about 1930; property-appraiser and Sanborn-map evidence presented by the applicant indicates the lot historically supported multiple small dwellings; the proposed new lot for the additional dwelling would be roughly 27 feet wide; four off-street parking spaces are required and proposed; proposed maximum building height is 35 feet; both proposed lots meet the city’s 25% minimum green-space calculation according to staff review. The applicant recorded letters of support from immediate neighbors behind and adjacent to the site; neighborhood associations and several long-time residents submitted written and oral opposition.

The rezoning case is listed on the ARC agenda as ARC-24-0000431 / REZ-24-0000104 and will proceed to City Council for public hearing and final action. The ARC record notes that the commission’s duty under Chapter 27 is to review and recommend land-use changes “to the extent necessary to preserve the historic integrity and appearance” of the district; final design conformity and permits remain subject to later review.

Votes at a glance: the ARC voted 4 in favor, 1 opposed to recommend City Council approve the rezoning of 402 South Oregon Avenue from RM-12 to PD, with a condition replacing PVC fencing on the PD plans with wood.