Tampa, FL Zoning
Districts & Requirements
Every zoning district in Tampa with permitted uses, setbacks, height limits, and density requirements — in plain English. Tampa uses a traditional Euclidean zoning code (Chapter 27). District names encode key standards — RS-60 means 60-ft minimum lot width, RM-24 means 24 units/acre max density. Special districts (Channel District, Ybor City, Seminole Heights) have their own dimensional tables. Bonus density/intensity available in PD districts via Section 27-140.
22
Zoning districts
9
Overlay districts
404,000
Population
2024
Code adopted
Quick Reference
Find your district, see what you can do. Click any row for details.
| District | At a glance | Height | Coverage |
|---|---|---|---|
| RS-150 | Estate lots, 15,000 SF minimum, 100-ft wide. One house. No subdivision potential without rezoning. | 35 ft | Not specified (controlled by setbacks) |
| RS-100 | Standard large-lot single-family. 10,000 SF minimum, 100-ft wide. Custom home territory. | 35 ft | Not specified (controlled by setbacks) |
| RS-75 | Mid-size single-family lots. 7,500 SF, 75-ft wide. Common in Seminole Heights and older neighborhoods. | 35 ft | Not specified (controlled by setbacks) |
| RS-60 | Standard Tampa single-family. 6,000 SF, 60-ft wide. Most common residential district city-wide. | 35 ft | Not specified (controlled by setbacks) |
| RS-50 | Smallest single-family lots. 5,000 SF, 50-ft wide. Urban infill sites and older grid neighborhoods. | 35 ft | Not specified (controlled by setbacks) |
| RM-12 | Low-density multifamily. 12 units/acre max. Duplexes by right, apartments by special use permit. | 35 ft | Not specified (controlled by setbacks) |
| RM-16 | 16 units/acre. Duplexes by right, multifamily by SUP. Slightly more density than RM-12. | 40 ft | Not specified (controlled by setbacks) |
| RM-24 | 24 units/acre. Medium-density apartments. The sweet spot for small apartment projects in Tampa. | 35 ft | Not specified (controlled by setbacks) |
| RM-50 | 50 units/acre. High-density apartments. Structured parking territory. Major corridor sites. | 50 ft | Not specified (controlled by setbacks/FAR) |
| RM-75 | 75 units/acre. Tampa's highest-density residential. High-rise territory near downtown and Westshore. | No fixed max (per comp plan) | Not specified (controlled by setbacks/FAR) |
| RO | Low-intensity office in residential structures. Conversion play for homes on busy streets. | 35 ft | Not specified (controlled by setbacks) |
| OP | Professional office district. Moderate intensity on arterials and collector streets. | 45 ft | Not specified (controlled by setbacks/FAR) |
| CN | Small-scale neighborhood retail. Corner stores, salons, small offices. No big-box or drive-throughs. | 35 ft | Not specified (controlled by setbacks) |
| CG | General retail and commercial. 75-ft height. Most common commercial district in Tampa. | 75 ft | Not specified (controlled by setbacks/FAR) |
| CI | Highest-intensity commercial. 100-ft height. Heavy commercial, auto-oriented, entertainment uses. | 100 ft | Not specified (controlled by setbacks/FAR) |
| IG | Light manufacturing, warehousing, flex space. 75-ft height. Port-adjacent and industrial corridors. | 75 ft | Not specified (controlled by setbacks) |
| IH | Heavy industrial. Port of Tampa and major industrial zones. Manufacturing, processing, salvage. | 75 ft | Not specified (controlled by setbacks) |
| CD-1 | Mixed-use near downtown waterfront. 175-ft height, 3.5 FAR. Bonus density available via City Council. | 175 ft (above 175 ft requires City Council) | Per FAR (3.5 base) |
| CD-2 | Same as CD-1 but for the broader Channel District area. 175-ft height, 3.5 FAR base. | 175 ft (above 175 ft requires City Council) | Per FAR (3.5 base) |
| YC-1 | Ybor City's commercial heart. Mixed-use with historic preservation. Barracks Review Board required. | Per Table 8-2 (generally 45-75 ft) | Per Table 8-2 |
| YC-2 | Ybor residential district. Single-family and duplex focus. Historic review required for exterior work. | 35 ft | Per Table 8-2 |
| PD | Custom zoning. Density and uses negotiated. Requires site plan approval. Most large projects use PD. | Per approved site plan (comp plan max) | Per approved site plan |
Residential — Single-Family
5 districts in Tampa
RS-150
Residential Single-Family 150Large-lot single-family — the most restrictive residential district. 15,000 SF lots with 100-ft frontage. Found in older established neighborhoods like Beach Park and Palma Ceia.
What you can build
- ✓Single-family detached home
- ✓Accessory dwelling unit (ADU)
- ✓Home occupation
- ✗Duplexes, townhouses, or multifamily
- ✗Commercial or retail
- ✗Subdivision below 15,000 SF lots
Key numbers
- Height
- 35 ft
- Lot min
- 15,000 SF
- Width
- 100 ft
- Coverage
- Not specified (controlled by setbacks)
- Front
- 30 ft
- Side
- 12 ft
- Rear
- 20 ft
What this means in practice
At 15,000 SF with 30-ft front, 12-ft sides, and 20-ft rear, your buildable pad is roughly 76 ft x 88 ft = 6,700 SF footprint. Two stories gets you ~12,000 SF of living space. The math only works for custom homes. If you're looking at an RS-150 parcel for density, you need a rezoning — check comp plan designation first.
RS-100
Residential Single-Family 100Traditional single-family on 10,000 SF lots. Common in South Tampa neighborhoods. Same 100-ft width as RS-150 but smaller total lot area.
What you can build
- ✓Single-family detached home
- ✓Accessory dwelling unit (ADU)
- ✓Home occupation
- ✗Duplexes or multifamily
- ✗Commercial or retail
Key numbers
- Height
- 35 ft
- Lot min
- 10,000 SF
- Width
- 100 ft
- Coverage
- Not specified (controlled by setbacks)
- Front
- 25 ft
- Side
- 7 ft
- Rear
- 20 ft
What this means in practice
25-ft front and 20-ft rear eat into a 100-ft-deep lot fast. Your buildable depth is only about 55 ft. With 7-ft sides on a 100-ft-wide lot, you get an 86 ft x 55 ft pad = ~4,700 SF footprint. Two stories = ~9,000 SF. Bread-and-butter teardown/rebuild market in South Tampa.
RS-75
Residential Single-Family 75The in-between single-family district. 75-ft wide lots at 7,500 SF. Found throughout older Tampa neighborhoods where lots were platted before modern subdivision standards.
What you can build
- ✓Single-family detached home
- ✓Accessory dwelling unit (ADU)
- ✓Home occupation
- ✗Duplexes or multifamily
- ✗Commercial or retail
Key numbers
- Height
- 35 ft
- Lot min
- 7,500 SF
- Width
- 75 ft
- Coverage
- Not specified (controlled by setbacks)
- Front
- 25 ft
- Side
- 7 ft
- Rear
- 20 ft
What this means in practice
On a standard 75 x 100 lot: 25-ft front + 20-ft rear = 55-ft buildable depth. 7-ft sides = 61-ft buildable width. Footprint ~3,350 SF. Two stories gets you ~6,500 SF. ADU potential in the rear yard. Many RS-75 lots in Seminole Heights are being evaluated for teardown/rebuild.
RS-60
Residential Single-Family 60Tampa's workhorse single-family district. 60-ft wide lots, 6,000 SF minimum. The most prevalent residential zoning designation across the city.
What you can build
- ✓Single-family detached home
- ✓Accessory dwelling unit (ADU)
- ✓Home occupation
- ✗Duplexes or multifamily
- ✗Commercial or retail
Key numbers
- Height
- 35 ft
- Lot min
- 6,000 SF
- Width
- 60 ft
- Coverage
- Not specified (controlled by setbacks)
- Front
- 25 ft
- Side
- 7 ft
- Rear
- 20 ft
What this means in practice
On a 60 x 100 lot: buildable area is 46 ft x 55 ft = ~2,530 SF footprint. Two stories = ~4,800 SF. This is the standard spec-home product in Tampa — well-understood by lenders. ADUs now allowed per recent code changes. If you're assembling RS-60 lots near a corridor, check the comp plan for higher-density future land use.
RS-50
Residential Single-Family 50Tampa's smallest single-family district. 50-ft lots at 5,000 SF. Found in older urban neighborhoods with pre-war grid platting — Seminole Heights, West Tampa, East Tampa.
What you can build
- ✓Single-family detached home
- ✓Accessory dwelling unit (ADU)
- ✓Home occupation
- ✗Duplexes or multifamily
- ✗Commercial or retail
Key numbers
- Height
- 35 ft
- Lot min
- 5,000 SF
- Width
- 50 ft
- Coverage
- Not specified (controlled by setbacks)
- Front
- 20 ft
- Side
- 7 ft
- Rear
- 20 ft
What this means in practice
On a 50 x 100 lot: 20-ft front + 20-ft rear = 60-ft buildable depth. 7-ft sides = 36-ft buildable width. Footprint ~2,160 SF. Two stories = ~4,100 SF. Tight but workable for infill spec homes. RS-50 lots in gentrifying neighborhoods like Seminole Heights trade at a premium relative to the zoning because buyers are pricing in the neighborhood trajectory.
Residential — Multi-Family
5 districts in Tampa
RM-12
Residential Multi-Family 12The entry-level multifamily district. Single-family and duplexes by right; larger multifamily requires a special use permit. 12 units per acre keeps density compatible with adjacent single-family.
What you can build
- ✓Single-family home
- ✓Duplex (by right)
- ✓Multifamily (special use permit)
- ✓ADU
- ✓Group home
- ✗Commercial or retail
- ✗Large apartment complexes without SUP
- ✗Industrial
Key numbers
- Height
- 35 ft
- Lot min
- 3,630 SF per unit
- Width
- 50 ft
- Coverage
- Not specified (controlled by setbacks)
- Front
- 25 ft
- Side
- 7 ft
- Rear
- 20 ft
What this means in practice
3,630 SF per unit = 12 units/acre. A standard 50 x 100 lot (5,000 SF) only yields 1 unit — you need lot assembly for any real density. A quarter-acre (10,890 SF) = 3 units. The SUP requirement for anything beyond a duplex adds 2-3 months and a public hearing. If you want multifamily by right, look at RM-16 or higher.
RM-16
Residential Multi-Family 16Step up from RM-12. 16 units per acre, 40-ft height limit. Duplexes and single-family by right; larger multifamily still requires special use permit.
What you can build
- ✓Single-family home
- ✓Duplex (by right)
- ✓Multifamily (special use permit)
- ✓ADU
- ✓Group home
- ✗Commercial or retail
- ✗Large apartments without SUP
- ✗Industrial
Key numbers
- Height
- 40 ft
- Lot min
- 2,722 SF per unit
- Width
- 40 ft
- Coverage
- Not specified (controlled by setbacks)
- Front
- 15 ft
- Side
- 6 ft
- Rear
- 15 ft
What this means in practice
2,722 SF per unit = 16 units/acre. A quarter-acre = 4 units. The 40-ft height (vs. 35 ft in RM-12) and reduced setbacks (15-ft front vs. 25-ft) give you significantly more buildable area. On a half-acre site, you can fit 8 units in a 3-story walk-up. The SUP for multifamily adds time but is generally approved if you meet the dimensional standards.
RM-24
Residential Multi-Family 24Medium-density multifamily — 24 units per acre. This is where small apartment projects start to pencil. Found along corridors and near commercial nodes.
What you can build
- ✓Single-family home
- ✓Duplex and triplex
- ✓Apartment buildings
- ✓Townhouses
- ✓Group home
- ✗Commercial or retail
- ✗Industrial
Key numbers
- Height
- 35 ft
- Lot min
- 1,815 SF per unit
- Width
- 50 ft
- Coverage
- Not specified (controlled by setbacks)
- Front
- 25 ft
- Side
- 7 ft (10 ft if >35 ft tall)
- Rear
- 20 ft
What this means in practice
1,815 SF per unit = 24 units/acre. A half-acre site yields 12 units. At 35-ft height you're building 3-story walk-ups — no elevator required. A 1-acre RM-24 site produces 24 units at roughly 20,000 SF of net rentable area. Surface parking at 1.5 spaces/unit eats ~8,000 SF. The math pencils for workforce housing in neighborhoods like Seminole Heights and West Tampa.
RM-50
Residential Multi-Family 50High-density residential — 50 units per acre. This is garden-style and mid-rise apartment territory. Found along major corridors like Dale Mabry, Kennedy, and Hillsborough Avenue.
What you can build
- ✓Apartment buildings
- ✓Townhouses
- ✓Condominiums
- ✓Senior housing
- ✓Group home
- ✗Standalone commercial
- ✗Industrial
Key numbers
- Height
- 50 ft
- Lot min
- 871 SF per unit
- Width
- 100 ft
- Coverage
- Not specified (controlled by setbacks/FAR)
- Front
- 25 ft
- Side
- 10 ft
- Rear
- 20 ft
What this means in practice
871 SF per unit = 50 units/acre. A 1-acre site yields 50 units. At 50 ft height you're building 4-5 story wood-frame over podium or concrete. Surface parking won't work at this density — plan for structured or tuck-under parking. A 2-acre RM-50 site can support 100 apartments with a wrap-style building around a parking deck.
RM-75
Residential Multi-Family 75Tampa's most intense residential zoning. 75 units per acre. Found near downtown, Harbour Island, Channelside, and Westshore. High-rise concrete construction.
What you can build
- ✓High-rise apartments
- ✓Condominiums
- ✓Senior housing
- ✓Townhouses
- ✗Standalone commercial
- ✗Industrial
Key numbers
- Height
- No fixed max (per comp plan)
- Lot min
- 581 SF per unit
- Width
- 100 ft
- Coverage
- Not specified (controlled by setbacks/FAR)
- Front
- 25 ft
- Side
- 10 ft
- Rear
- 20 ft
What this means in practice
581 SF per unit = 75 units/acre. On a 1-acre site that's 75 units — you need a high-rise to achieve this density. Concrete Type I construction, structured parking (often below-grade), and elevators are mandatory. A 2-acre RM-75 site near Westshore or downtown supports a 150-unit tower. Land cost per unit is the key metric at this density.
Office & Transitional
2 districts in Tampa
RO
Residential OfficeTransitional district allowing low-intensity office uses in residential-scale buildings. The classic play: convert a house on a busy street to professional office use without rezoning to full commercial.
What you can build
- ✓Single-family home
- ✓Professional office
- ✓Medical/dental office
- ✓Residential conversion to office
- ✓Duplex
- ✗Retail or restaurant
- ✗Industrial
- ✗Large-scale commercial
Key numbers
- Height
- 35 ft
- Lot min
- 5,000 SF
- Width
- 50 ft
- Coverage
- Not specified (controlled by setbacks)
- Front
- 25 ft
- Side
- 7 ft
- Rear
- 20 ft
What this means in practice
RO is the lowest barrier to commercial use in a residential area. If you own a house on a street that's transitioning from residential to commercial, RO lets you monetize the location without full demolition and rebuild. Parking is the constraint — you'll need to provide off-street parking that may consume rear yard area. Check for the RO-1 variant which allows slightly more intensity.
OP
Office ProfessionalPurpose-built office district for arterial and collector streets. Higher intensity than RO — new office construction, not just residential conversions.
What you can build
- ✓Professional office buildings
- ✓Medical and dental offices
- ✓Financial institutions
- ✓Residential (by right)
- ✓Institutional uses
- ✗General retail
- ✗Restaurants
- ✗Industrial
Key numbers
- Height
- 45 ft
- Lot min
- 10,000 SF
- Width
- 75 ft
- Coverage
- Not specified (controlled by setbacks/FAR)
- Front
- 25 ft
- Side
- 10 ft
- Rear
- 20 ft
What this means in practice
OP sites on arterials are undervalued if the comp plan supports higher intensity. A 10,000 SF OP lot at 45-ft height can support a 3-story, 15,000 SF office building. The residential entitlement means you can also build apartments. If you're between OP and CG, OP has lower land cost but more limited use — no retail, no restaurant.
Commercial
3 districts in Tampa
CN
Commercial NeighborhoodLimited commercial for neighborhood-serving uses. Small-scale retail, personal services, and office at intersections within residential areas. Designed to prevent strip commercial development.
What you can build
- ✓Small retail (convenience, deli, pharmacy)
- ✓Personal services (salon, dry cleaner)
- ✓Small professional office
- ✓Residential above commercial
- ✗Drive-throughs
- ✗Big-box retail
- ✗Auto-oriented uses
- ✗Industrial
Key numbers
- Height
- 35 ft
- Lot min
- 5,000 SF
- Width
- 50 ft
- Coverage
- Not specified (controlled by setbacks)
- Front
- 25 ft
- Side
- 7 ft (0 ft if adjacent to commercial)
- Rear
- 20 ft
What this means in practice
CN is the lightest-touch commercial zoning. The use list is intentionally limited to prevent a CN parcel from becoming a magnet for traffic. Good for small mixed-use projects: 2,000 SF of retail below with 2-4 apartments above. The 35-ft height cap limits you to 2-3 stories. If you need more intensity, you need CG.
CG
Commercial GeneralTampa's workhorse commercial district. Retail, office, restaurants, hotels, and auto-oriented uses. Found along every major commercial corridor — Dale Mabry, Kennedy, Hillsborough, Fowler.
What you can build
- ✓Retail and restaurants
- ✓Office buildings
- ✓Hotels and motels
- ✓Auto sales and service
- ✓Drive-throughs
- ✓Mixed-use with residential
- ✗Heavy manufacturing
- ✗Salvage yards
- ✗Hazardous waste processing
Key numbers
- Height
- 75 ft
- Lot min
- 10,000 SF
- Width
- 75 ft
- Coverage
- Not specified (controlled by setbacks/FAR)
- Front
- 0 ft (25 ft when adjacent to residential)
- Side
- 0 ft (10 ft when adjacent to residential)
- Rear
- 0 ft (20 ft when adjacent to residential)
What this means in practice
CG at 75 ft = 6-7 stories. On a half-acre site with structured parking, you can build a 100,000 SF mixed-use project. The zero setbacks (when not adjacent to residential) mean you can build lot-line to lot-line. CG sites on Dale Mabry and Kennedy are the primary targets for mid-rise mixed-use redevelopment. FAR is governed by the comp plan, typically 1.0-2.0.
CI
Commercial IntensiveTampa's most intense commercial zoning outside special districts. 100-ft height limit. Permits heavy commercial, entertainment venues, and large-scale retail. Found along major highways and near downtown.
What you can build
- ✓Large-scale retail
- ✓Office towers
- ✓Hotels
- ✓Entertainment venues
- ✓Auto dealerships
- ✓Mixed-use high-rise
- ✓Nightclubs and bars
- ✗Heavy manufacturing
- ✗Residential-only projects (depends on comp plan)
Key numbers
- Height
- 100 ft
- Lot min
- 10,000 SF
- Width
- 100 ft
- Coverage
- Not specified (controlled by setbacks/FAR)
- Front
- 0 ft
- Side
- 0 ft (10 ft when adjacent to residential)
- Rear
- 0 ft (20 ft when adjacent to residential)
What this means in practice
CI at 100 ft = 8-10 stories. This is where major commercial projects land — think Westshore District, SoHo commercial corridor, parts of downtown fringe. Zero setbacks on all non-residential sides. A 1-acre CI site can support a 200,000+ SF mixed-use tower. Compare with PD zoning — CI gives you by-right entitlement but less flexibility on use mix.
Industrial
2 districts in Tampa
IG
Industrial GeneralLight industrial — manufacturing, warehousing, distribution, flex space. Located along port corridors, I-4/I-275 interchanges, and the East Tampa industrial belt.
What you can build
- ✓Light manufacturing
- ✓Warehouse and distribution
- ✓Flex/office-warehouse
- ✓Auto repair
- ✓Contractor yards
- ✗Residential
- ✗Retail (standalone)
- ✗Hotels
Key numbers
- Height
- 75 ft
- Lot min
- 10,000 SF
- Width
- 75 ft
- Coverage
- Not specified (controlled by setbacks)
- Front
- 25 ft
- Side
- 10 ft (20 ft when adjacent to residential)
- Rear
- 10 ft (20 ft when adjacent to residential)
What this means in practice
IG sites near the port and along I-4 trade at industrial cap rates (6-8%). The play for developers: IG parcels in gentrifying areas may support a rezoning to CG or RM-24 — check the future land use map. East Tampa IG sites near the Selmon Expressway are increasingly being evaluated for mixed-use conversion.
IH
Industrial HeavyTampa's heaviest zoning. Intensive manufacturing, processing, salvage operations. Concentrated near the Port of Tampa and major freight corridors.
What you can build
- ✓Heavy manufacturing
- ✓Chemical processing
- ✓Salvage and recycling
- ✓Large-scale warehousing
- ✓Port-related uses
- ✗Residential
- ✗Retail
- ✗Hotels or hospitality
Key numbers
- Height
- 75 ft
- Lot min
- 15,000 SF
- Width
- 100 ft
- Coverage
- Not specified (controlled by setbacks)
- Front
- 30 ft
- Side
- 15 ft
- Rear
- 20 ft
What this means in practice
IH sites are exclusively near the port and heavy industrial corridors. Large setbacks on all sides create significant buffers. If you're looking at IH land for non-industrial use, you need both a rezoning and a comp plan amendment — a 12-18 month process at minimum. Don't underestimate environmental due diligence on IH parcels.
Special District — Channel District
2 districts in Tampa
CD-1
Channel District 1The Channel District's primary mixed-use zone, recently amended to 175-ft height (up from 60 ft). Permits residential, commercial, and entertainment uses. Adjacent to the Tampa Convention Center and cruise terminal.
What you can build
- ✓High-rise residential
- ✓Hotels
- ✓Office
- ✓Retail and restaurants
- ✓Entertainment venues
- ✓Mixed-use towers
- ✗Heavy industrial
- ✗Auto-oriented uses
- ✗Standalone warehousing
Key numbers
- Height
- 175 ft (above 175 ft requires City Council)
- Lot min
- Per comp plan
- Width
- Per comp plan
- Coverage
- Per FAR (3.5 base)
- Front
- 5-15 ft (varies by street)
- Side
- 0 ft
- Rear
- 0 ft
What this means in practice
CD-1 is Tampa's hottest development zone. The 2023 height increase from 60 ft to 175 ft unlocked 15-20 story towers. Base FAR of 3.5 with bonus available via Section 27-140 (affordable housing, public amenities). Zero side/rear setbacks mean you can build lot-line to lot-line. Front setbacks of 5-10 ft create a street wall. For every 10 ft above 60 ft, setbacks increase 1 ft — factor this into your tower floorplate.
CD-2
Channel District 2Extends the CD-1 standards to a broader area of the Channel District. Same height and FAR. Includes sites along Channelside Drive and near Sparkman Wharf.
What you can build
- ✓High-rise residential
- ✓Hotels
- ✓Office and retail
- ✓Entertainment venues
- ✓Mixed-use towers
- ✗Heavy industrial
- ✗Auto-oriented uses
Key numbers
- Height
- 175 ft (above 175 ft requires City Council)
- Lot min
- Per comp plan
- Width
- Per comp plan
- Coverage
- Per FAR (3.5 base)
- Front
- 5-15 ft (varies by street)
- Side
- 0 ft
- Rear
- 0 ft
What this means in practice
CD-2 sites are slightly less central than CD-1 but still waterfront-adjacent. Same entitlements. Bonus FAR above 3.5 requires City Council approval per Section 27-140 — expect a 4-6 month process. The 10:1 bonus cost ratio means $1 in public amenities buys $10 in development value. Run the bonus pro forma before assuming base FAR only.
Special District — Ybor City
2 districts in Tampa
YC-1
Ybor City Central Commercial CoreThe central commercial core of Tampa's historic Ybor City district. Rich mix of entertainment, retail, restaurants, and residential. All exterior work requires Barrio Review Board approval.
What you can build
- ✓Restaurants and bars
- ✓Retail
- ✓Office
- ✓Residential (upper floors)
- ✓Entertainment and nightlife
- ✓Hotels
- ✗Drive-throughs
- ✗Auto-oriented uses
- ✗Demolition of contributing structures without review
- ✗Designs incompatible with historic character
Key numbers
- Height
- Per Table 8-2 (generally 45-75 ft)
- Lot min
- Per Table 8-2
- Width
- Per Table 8-2
- Coverage
- Per Table 8-2
- Front
- 0 ft (build-to line)
- Side
- 0 ft
- Rear
- Per Table 8-2
What this means in practice
YC-1 is the 7th Avenue entertainment corridor. The Barrio Review Board adds 2-3 months to permitting — submit early and study approved projects for design cues. New construction must be compatible with the historic character but doesn't need to mimic it. Ground-floor retail is expected. Upper-floor residential and hotel conversions are the most common recent projects.
YC-2
Ybor City ResidentialThe residential areas surrounding Ybor City's commercial core. Preserves the single-family and two-family housing stock. Historic review applies to all exterior modifications.
What you can build
- ✓Single-family home
- ✓Duplex
- ✓Townhouses (limited)
- ✓Home occupation
- ✗Commercial or retail
- ✗Large multifamily
- ✗Demolition without review
Key numbers
- Height
- 35 ft
- Lot min
- Per Table 8-2
- Width
- Per Table 8-2
- Coverage
- Per Table 8-2
- Front
- 15 ft
- Side
- 5 ft
- Rear
- 15 ft
What this means in practice
YC-2 lots are small — many are 25-50 ft wide on the original Ybor plat. New construction must go through historic review. The upside: Ybor's National Historic Landmark status qualifies projects for federal and state historic tax credits (20% federal, 25% state for income-producing properties). Factor the credits into your pro forma — they can make a marginal deal work.
Planned Development
1 district in Tampa
PD
Planned DevelopmentTampa's flexible zoning tool for large and complex projects. Density, height, uses, and setbacks are negotiated during the approval process. Most major developments in Tampa — Water Street, Midtown, Westshore Marina District — are PD zoned.
What you can build
- ✓Any use consistent with the comp plan
- ✓Mixed-use projects
- ✓Master-planned communities
- ✓Large apartment complexes
- ✓Commercial centers
- ✗Uses inconsistent with comp plan designation
- ✗Development exceeding approved site plan
Key numbers
- Height
- Per approved site plan (comp plan max)
- Lot min
- Per approved site plan
- Width
- Per approved site plan
- Coverage
- Per approved site plan
- Front
- Per approved site plan
- Side
- Per approved site plan
- Rear
- Per approved site plan
What this means in practice
PD is the most common zoning for large Tampa projects because it provides maximum flexibility — but it requires a full rezoning (4-6 months minimum). Bonus density available via Section 27-140: 10% affordable units (80-120% AMI, 30-year covenant) earns bonus at a 10:1 cost ratio. Water Street Tampa, the largest PD in the city, demonstrates what's possible — 9M SF of mixed-use on 56 acres. For smaller sites, PD(A) (Planned Development Alternative) is a streamlined option.
Development Bonus Program
Tampa offers bonus density and intensity through Section 27-140, primarily for PD and Channel District projects. Provide 10% of units as affordable housing (80-120% AMI for 30 years) and receive bonus density via a 10:1 cost ratio — every $1 in amenity value earns $10 in development value, translated to bonus units or FAR. Other eligible amenities include public open space, transit improvements, and workforce training facilities. The bonus is negotiated during the PD or CD approval process, not by-right — plan for City Council review. In the Channel District, bonus FAR above 3.5 and height above 175 ft require separate Council approval.
Overlay Districts
Seminole Heights Special District
Form-based code overlay covering Greater Seminole Heights with its own district designations (SH-RS, SH-RM, SH-RO, SH-CG, SH-CI). Regulates building form, street relationship, and architectural standards beyond base zoning. Historic district portions require design review through Architectural Review & Historic Preservation. If your site is in Seminole Heights, the SH overlay standards control — not the base zoning.
West Tampa Overlay District
Design standards for development in the West Tampa community. Regulates building placement, parking location (behind buildings, not in front), facade design, and signage. Applies on top of base zoning. The overlay pushes development toward a walkable urban form — budget for storefront glazing and screened parking.
South Howard (SoHo) Commercial Overlay
Covers the Howard Avenue commercial corridor south of Kennedy. Limits building scale and regulates design to maintain neighborhood character. Height transitions required adjacent to residential. SoHo overlay parcels are highly desirable but heavily regulated — expect community pushback on projects that exceed surrounding scale.
Westshore Commercial Overlay
Covers the Westshore Business District — Tampa's largest suburban office/retail node. Standards address building placement, pedestrian connectivity, and streetscape improvements. Westshore is transitioning from auto-oriented to mixed-use — the overlay encourages this but doesn't mandate it.
Kennedy Boulevard Corridor Overlay
Design standards along Kennedy Boulevard from the Hillsborough River to Westshore. Addresses building setbacks, access management, and pedestrian environment. Kennedy is one of Tampa's most trafficked corridors — development here benefits from high visibility but must address access and parking carefully.
East Tampa Overlay District
Community development overlay for East Tampa with design standards aimed at revitalizing the area. Includes incentives for development that meets community goals. East Tampa has some of the lowest land costs in the city — the overlay is designed to attract investment while maintaining affordability.
New Tampa Overlay District
Covers the New Tampa growth area north of I-275. Standards address suburban development patterns, open space preservation, and infrastructure concurrency. Most New Tampa parcels are PD-zoned with project-specific standards — check the approved site plan, not just the overlay.
Ybor City Historic District
National Historic Landmark district with nine subdistricts (YC-1 through YC-9). All exterior work requires Barrio Review Board approval. Contributing structures cannot be demolished without review. Federal (20%) and state (25%) historic tax credits available for qualifying rehabilitation projects. The tax credits can make otherwise marginal deals pencil.
FEMA Flood Zones
Much of Tampa is in a FEMA flood zone — AE, VE, and X zones are common. Check the FIRM map before making an offer. Flood zone affects foundation design (elevated construction), insurance costs ($2,000-15,000/yr for commercial), and financing. Base flood elevation plus freeboard determines your first habitable floor height. Coastal High Hazard Areas (VE zones) along Bayshore and the waterfront have the strictest requirements.
Frequently Asked Questions
How do I check zoning for a specific Tampa property?
Use the City of Tampa GIS portal (city-tampa.opendata.arcgis.com) — search by address to see the zoning district, overlay districts, and future land use designation. For what the zoning actually means for your site, you need to cross-reference the district with Chapter 27 dimensional standards and the comp plan.
What do the numbers in Tampa district names mean?
RS districts: the number is the minimum lot width in feet (RS-60 = 60-ft minimum). RM districts: the number is the maximum density in units per acre (RM-24 = 24 units/acre). The naming convention makes it easy to quickly assess a parcel's development potential from the zoning alone.
Can I build an ADU in Tampa?
Yes, ADUs are now permitted in all RS districts. Maximum size depends on the primary structure and lot size. In RS-50 and RS-60, ADUs up to 750 SF have a 15-ft height limit and 3-ft setbacks. ADUs over 750 SF follow standard accessory structure rules — 35-ft height, 7-ft side setback, 20-ft rear. One ADU per lot.
What's the difference between CG and CI?
CG (Commercial General) allows 75 ft height with standard retail, restaurant, and office uses. CI (Commercial Intensive) allows 100 ft height and adds heavier commercial uses — nightclubs, large entertainment, heavy auto uses. CI also has wider lot requirements (100 ft vs. 75 ft). If you don't need the extra height or heavy uses, CG land is generally cheaper.
How does Tampa's PD zoning work?
PD (Planned Development) is custom zoning — uses, density, height, and setbacks are all negotiated during the rezoning process. Most major Tampa projects use PD because it offers maximum flexibility. The trade-off: a full rezoning takes 4-6 months with public hearings. Density and intensity cannot exceed the comprehensive plan. PD(A) is a streamlined alternative for smaller projects.
What's happening in the Channel District?
The 2023 height increase from 60 ft to 175 ft in CD-1 unlocked a wave of development. Base FAR is 3.5 with bonus available. Zero side/rear setbacks allow lot-line construction. Above 175 ft and above 3.5 FAR require City Council approval. This is Tampa's highest-growth zone — adjacent to Water Street, the convention center, and the cruise terminal.
Is my property in the City of Tampa or unincorporated Hillsborough County?
This matters — the City and County have different zoning codes, different permitting processes, and different density allowances. Check the GIS map for jurisdiction boundaries. If you're in unincorporated Hillsborough, you follow the County's Land Development Code, not Chapter 27. Annexation into the city is possible for parcels adjacent to city limits and may change your development potential significantly.
Get the full property profile for
any address in Tampa
Permitted uses, setbacks, density, buildable area, overlays, and nearby development activity — for a specific parcel, not just the district.