Hillsborough County, FL Zoning Overlays & Bonuses: Density Bonus Law (2026)
Key Facts
- Income threshold
- 20% of units at 80% AMI
- Bonus type
- Density and/or FAR increase
- Affordability term
- Deed-restricted 15 years
- Zoning path
- Site-planned controlled zoning
- Reviewed by
- County Administrator at rezoning
Summary
Hillsborough County lets affordable housing projects request density and floor-area-ratio bonuses under LDC Sec. 6.11.07 if at least 20% of units serve households earning 80% or less of area median income.
If an affordable housing project is proposed as a site planned controlled zoning and meets the affordable housing qualifying criteria listed above and as established in the Comprehensive Plan, and as further qualified below (project plan), the project may receive affordable housing density and/or FAR bonuses. The increases in density and/or intensity which may be achieved are established in the Comprehensive Plan under Affordable Housing Bonuses. Such site planned controlled projects shall establish specific lot sizes, setbacks and dwelling unit types and shall be exempt from meeting the standard district setback requirements. However, the minimum setback standards established above for development on less than 5,000 square foot lots shall apply.
2. To further clarify the qualifying criteria established within the Comprehensive Plan for the Project Plan option, the specific Comprehensive Plan criteria is first listed and then the terminology is defined as follows:
a. The surrounding area must be fully or partially developed and contain inplace infrastructure and public facilities which will meet the public facilities and service needs of existing and proposed residential development.
Full Breakdown
Under LDC Sec. 6.11.07, a project site-planned as controlled zoning that meets Hillsborough County's affordable housing qualifying criteria may receive density and/or floor-area-ratio bonuses beyond the underlying zoning district's limits, with the specific increase set by the Comprehensive Plan's Affordable Housing Bonuses provisions. To qualify, at least 20% of units must serve households at or below 80% of area median income, and deed restrictions must keep units affordable for 15 years. Bonus eligibility also depends on proximity to infrastructure, transit, and existing affordable-housing need in the surrounding area, as defined in the code.
Violations & Fines
The County Administrator reviews affordable-housing qualification and deed-restriction compliance during the rezoning process; projects that fail to maintain required affordability or documentation lose eligibility for the density and FAR bonus.
Frequently Asked Questions
Is the density bonus automatic?
How long must bonus units stay affordable?
Sources & Official References
Other rules in Hillsborough County
Florida rules heatmap·Compare Hillsborough County to another location·View the Florida zoning overlays & bonuses overview
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