The update to Live Grow Thrive 2045: Tampa Comprehensive Plan Update will be voted on by the Planning Commission on May 12th and Council will be voting to approve on May 22. It all boils down to the Planning Commission wanting to allowing for more density and intensity, including in Coastal High Hazard Areas and single family zoning districts. It could be minimized as NIMBY vs YIMBY and I’m sure it’s an easy fence to sit on. But like most things, it’s not that simple.
Increasing density is great. Yes, I have read the studies that a key solution to affordable housing is increase in supply. At all levels. But what often gets left out of that conversation is that’s assuming you’re doing all of the other things that are required to support it. Consistent, accessible public transit options. Walkable mixed use neighborhoods with well maintained public spaces. Safety. And those things require investment and people and a lot of money. Who is going to pay for that infrastructure? How?
Someone will point to impact fees. Yes, that’s been a topic of discussion at every budget meeting I’ve watched. Finally last year Council allocated the funds and the city hired the required consultant to do a rate study. It’s currently in the works. The Lakeland Ledger reported, the city of Lakeland discovered the “impact” of a new single family home was 70% more than what they are charging now. A warehouse was over 300%. But because of a law passed by Tallahassee in 2021, the municipality can only increase the impact fee 50% every 4 years unless they can demonstrate “extraordinary circumstances”. Maybe mitigation from the hurricanes could be sold as extraordinary circumstances, but chances are it could be 10 years or more before we “break even” on the impact of new development. That’s 10 more years of subsidizing new development. We are also years away from getting our other permitting fees in order.
Are we going to try and raise property taxes again? That went over well last time. Not to mention our current governor is fighting to eliminate them.
What do we cut then? A 3 million dollar social action and arts fund? $1.2 million for rapid rehousing? Defund the police?
So yes, we need to encourage smart development and allow for increased density but not in a vacuum. Our current Future Land Use (FLU) plan isn’t bad. There is ample opportunity with the current FLU map to increase density. Allowing for any more density than what’s already in the plan without addressing smart development holistically, the city is setting itself up for failure. We need to demand the county be a partner in this which includes getting on board with funding public transit and maintaining their own infrastructure within the city limits (roads specifically.)
If that makes me a NIMBY now, let me know where to go to pick up the free t-shirt.
