Commission approves county code change implementing Live Local Act, excludes planned developments

The commission considered LDC 24‑1055, a land‑development‑code text amendment aimed at implementing the state Live Local Act (SB 102) in unincorporated Hillsborough County. Israel Monsanto of County Development Services explained the amendment clarifies qualifying zoning and administrative procedures and creates standards for Land Use Restriction Agreements (LURAs).

Monsanto said the county’s proposed change limits Live Local projects to properties in standard commercial, office, and industrial districts — specifically BPO (Business Professional Office), OR (Office Residential), CN, CI, CG, and AM — and explicitly excludes planned developments (PDs) from eligibility. Staff and commissioners discussed why PDs were excluded: PDs are negotiated, site‑specific zoning districts that are not standard zones and therefore not compatible with the standardized criteria set by the Live Local statute.

Commissioners questioned whether excluding mixed‑use or multifamily designations from the new eligibility list would unintentionally block housing opportunities. Israel Monsanto and staff explained that Live Local eligibility per state statute applies to land zoned for commercial, industrial, or mixed use, and the county’s amendment interprets that to mean only standard zoning districts that explicitly allow those uses will qualify; PDs remain excluded. Staff recommended the amendment be found consistent with comprehensive‑plan goals and housing policies supporting a range of housing options.

After discussion, the commission moved and approved the consistency finding. The motion passed 7 to 2.