Residential Planned-2 (RP-2) Land Use Study

Project Overview

The purpose of this study is to provide an analysis of development trends affecting current and future development for Residential Planned-2 (RP-2) designated lands located in Balm and Sun City Center, and with community input, make changes to the requirements of that land use category.

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Current Focus

Virtual Meetings

The Planning Commission is offering virtual one-on-one or group meetings now through August 31 for anyone who would like to provide comments or receive clarification on the proposed policy changes.

If you are interested in a virtual one-on-one or group meeting to discuss the project, please contact Mariann Abrahamsen at or (813) 273-3774 ext. 353. 

Board of County Commissioners Workshop on July 21, 2020

On Tuesday, July 21, 2020  RP-2 project consultant, Kimley-Horn, provided the BOCC with an overview of the land use study and proposed recommendations to date. Commissioners had an opportunity to publicly discuss the proposed changes and pose questions and comments to the RP-2 project team. The workshop occurred immediately following the 9:00 am Land Use meeting. Meeting materials are located below.

Proposed RP-2 Future Land Use Policies provides the proposed updated Comprehensive Plan policy language for consideration during the July 21 BOCC workshop.

Proposed RP-2 Land Development Code Regulations provides the proposed updated Land Development Code regulations for consideration during the July 21 BOCC Workshop.

The WVR-2 and RP-2 Future Land Use Market Study provides current demographic, real estate, and commercial data which serves to inform policy recommendations for the land use studies. 

Scope of the Study

  • Evaluate Residential Planned-2 Category requirements in the Balm and Sun City area

  • Look at infrastructure needs

  • Increase safe and equitable transportation choices

  • Preserve the environment and open space

  • Create implementable design options

Phase 1

Real Estate Market Analysis

Began Winter 2019

Phase 2

Public Outreach and Land Use Study

Spring 2020

Phase 3

Land Use Policy Recommendations

Summer – Fall 2020

Public Engagement

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Community Involvement

March Open House

This Open House was conducted on March 11 to present findings from the existing conditions/inventory analysis and to receive community input about a vision for future development trends and community form. If you were unable to attend the meeting, the presentation slides are now available in the Documents section at the bottom of this page.

April Virtual Workshop

Due to direction from health officials regarding public gatherings, the virtual workshop was held in place of the previously scheduled in-person April 7 meeting. The virtual workshop was composed of a presentation and feedback survey. The workshop provided an overview of community feedback received to date with preliminary policy recommendations and opportunity for public comment.

June Virtual Work Session

This virtual work session was held on June 18. A presentation was provided to discuss the proposed RP-2 policy changes at this stage. Attendees were given an opportunity to ask questions or submit comments at the end of the presentation. The input received will inform forthcoming policy recommendations.

We are currently exploring virtual ways to hold the 2nd Open House scheduled for this summer. We will continue to provide updates as they are made available.


A: This study was requested by the Board of County Commissioners in association with the moratorium on rezoning applications for properties with a Future Land Use designation of Residential Planned – 2 (RP-2). 

A: This study is examining properties with a Future Land Use designation of Residential Planned – 2 (RP-2) located outside of the adopted Urban Service Area within the Community Plan boundaries of Balm and Sun City Center.

A: This study will result in policy recommendations for the Future Land Use category of Residential Planned – 2 (RP-2). These recommendations will be presented to the Board of County Commissioners for consideration and potentially result in amendments to the Hillsborough County Comprehensive Plan and/or Land Development Code. Any final policy changes are at the discretion of the Board of County Commissioners.

A: Any amendments to the County’s Comprehensive Plan and/or Land Development Code must be complete by the end of the moratorium, May 29, 2021.

A: No. This study does not seek to purchase private property nor is this a study for the use of eminent domain.

A:  Get updates on this project by clicking on the Sign me up! button above.

Future Steps

  • Conduct Public Outreach

  • Amendments to the Comprehensive Plan and Land Development Code will be processed based upon BOCC’s action. The process will include workshops and public hearings with the Planning Commission and BOCC.