Plant City adopted the Northeast Master Plan (NEMP) in 2008. The purpose of the NEMP is to establish long-range planning for projected growth, so the city can make municipal decisions in the area north of I-4. The city has attempted to draw public engagement through a web site, a technical working group of stakeholders, and a February public forum. The aim was ultimately to get their opinions about where to locate more intense development in the northeast area. Stakeholders in the Master Plan area include citizens that live in the northeast quadrant of Plant City, government agencies, developers, and business owners. Since February, Planning & Zoning has worked on updating and improving the NEMP.
The February installment of the Master Plan Map designated land use by colors and suffered from highly divided sections that gave the plan the appearance of blended, difficult to identify areas—think jigsaw puzzle. After reworking and grouping the land-use designations the map shows larger parcels with clean lines designated for different uses—think a map made with red, green, blue, and yellow Legos.
On September 26, Planning & Zoning presented the subsequent, and current, state of the plan at a Special City Commission Meeting at the Hillsborough Community College Campus. At the heart of the change is the word, “flexibility.” The point is to create a plan for guidance, while also allowing for flexibility in considering commercial, industrial, and residential development. Approaching the plan in this way allows the market to determine what sorts of things are built. Then, future specifics can be altered on an as-needed basis.
The initiatives Planning & Zoning took were aimed at fitting current land-use plans. To this end, the team added two new land uses, agriculture/residential-1, and agricultural/residential-2. Agricultural/residential-2 is an urban service area requiring connection to city water and sewer.
The team changed approaches to categorize land use by whole parcels—not sub-sections, and sub-sections of sub-sections. The team also explored opportunities with specific parcels that are developable and re-developable. Parks were intentionally left off the map so that they could be added as appropriate depending on land use. For example, housing developments are required to provide parks, so parks built by the city could be located strategically-distant from developments. Forty percent of the land planned is not in Plant City proper, but falls under the purview of Hillsborough County
Changes to the Master Plan Incorporated the recommended North Alexander Street Preferred Land Use Scenario completed in 2018; adopted Plan Amendments that have occurred since the adoption of the NE Master Plan; and updated future land uses to match current available categories. The new map identifies major corridors to be ready for increased use and development along these roads. The designation near the intersection of North Alexander Street and Knights Griffin Road has been changed to industrial. Also, the designation was changed to commercial for the area east of the new hospital to accommodate extended areas for hospital support offices and businesses.
Parcels for high-density residential have been placed in the Master Plan economic opportunity zones. Included in this are designations of residential-6 and residential-9. Residential-9 has the option of including light commercial and office space. All in all, these changes increase the land designated for higher intensity use from 680 acres to 1200 acres; and industrial use from 693 acres to 1079 acres.
Mayor Nate Kilton thanked residents for joining in the planning. He noted the importance of flexibility—because the world can quickly change. City Commissioner Bill Dodson commented that the Master Plan map visibly shows balanced use. He also pointed out this Master Plan is not set in stone—that the Planning & Zoning team is creating a guideline.
During the time of public comments, several citizens stood to give input—four against the plan, and two supporting the plan. Among those against, the general concerns were about promoting population and business growth in the area to the detriment of those who currently live there. According to the citizens, land development has caused flooding and a fish kill. Also, that with these plans, there is “no protection of neighborhoods in the northwest quadrant.” In addition, one resident opined the first consideration in the northeast should not be prosperity, but should be how to restore natural habitats, and preserve the small town feel of Plant City.
Planning & Zoning recommended to the City Commissioners to adopt the map changes, and sought a decision about whether to go forward with the below items that summarize the specifics of the Master Plan alterations:
1. Change the name of the current I-4 Tech Corridor Overlay to the Economic Opportunity Overlay.
2. Add the map and text changes to provide flexibility and regulations regarding these areas.
3. Identify sub areas within the overlay that will address compatibility and variations in regulations.
By a voice vote to determine consensus, the City Commissioners chose to reconvene for another public meeting to make a decision about whether to accept the NEMP.