Land Use Hearings have resumed, however due to ongoing concerns regarding COVID-19, they are being held in a hybrid format with both a convenient virtual participation option and an in-person participation option available. Please visit HCFLGov.net/SpeakUp for additional information.
Please check our current closures and reopenings page for more information on service impacts.
Have you seen a bright yellow sign in your community recently? Hillsborough County Development Services uses yellow signage like the one below to notice those who live, work, or play in the area of an upcoming public hearing relevant to the community. Public hearings are scheduled when a land use application is submitted to Hillsborough County Development Services to obtain a variance or initiate a change to how a property may be used.
Residents also have the option to receive land use-related notifications via email.
Use the yellow sign to look up a zoning case
If you’ve seen a public hearing sign and would like more information about the case, follow these steps to log into our online document management system:
- Make note of the Application Number listed on the sign or use the zoning map to look up an address.
- Visit the online document management system (PGM Store) to look up a zoning case. Click on the orange button below and enter the following public login credentials:
- Once logged in, double-click the Document Repository from the menu on the left.
- Enter the six-digit Application Number listed on the public hearing sign (excluding letters) in the App/Permit/Tracking field. For example, PRS 20-8112 would be entered as 20-8112. For help searching land use records using documents or application/location information, download the PGM Store tutorial.
- To submit your search, click Query on the top left of the web page.
- A blue bar containing the Application Number, Associated Folio ID, Permit Type, Current Status, and other case information will appear at the top of the web page. Double-click the blue bar to access case records and documents.
Look Up a Zoning Case
We have updated our records management system (Optix/PGM Store) pursuant to Florida Statutes § 119.071 which deems certain personal information, including home addresses, exempt from public disclosure for public officers and employees. Exempt individuals include current and former law enforcement personnel, firefighters, judges or magistrates, public defenders, or other occupations listed under Florida Statutes § 119.071. To ensure compliance with this law, exempt building records that would otherwise be easily located in our public records have been removed from Optix/PGM Store. In addition, buildings that are deemed to meet a certain threshold of public importance, such as hospitals, sports arenas, and hotels are exempt under this statute.
Instructions to determine if a record is exempt:
- Look up the folio number or address on the property
- If your search does not return a result, it may mean that the record is exempt due to the employments status of an associated person
- If your search does return a result, the records may still be exempt due to the building type
In each of these scenarios, the exemption status of a record can be verified through Optix.
- Go to the Optix
page, log in using the public username and search for the record
- If you received no result previously from the Property Appraiser's website and are unable to locate a result in Optix, then the record is likely exempt due to employment status
- If you previously found a result on the Property Appraiser's website but are unable to locate a result in Optix, then the record is likely exempt due to the building type
- If you found a result on both the Property Appraiser's site and Optix, the record is not exempt
- If the record is deemed exempt, you may contact Development Services to learn about the proper procedure for obtaining exempt information
If you have questions regarding these procedures, please call (813) 272-5600.
Understanding Zoning Codes
Zoning Code prefixes indicate the type of zoning-related application being requested. Common codes you may see on public hearing signage include:
Rezoning Application Types
PD - Planned Development: A request has been made to develop a non-standard zoning designation governed by its own development standards and allowable uses. A planned development district is proposed as part of a specific site plan to function as the zoning.
RZ-STD – Standard Rezoning: A change in the allowable use for a property is being sought. Standard zoning districts are developed according to existing regulations.
Modifications to Existing Planned Development Zoning
MM - Major Modification: Significant changes are being requested to an existing Planned Development.
PRS - Personal Appearance: A minor change is being made to an existing Planned Development
Special Uses and Variances in Existing Zoning
SU - Special Use: A use has been requested, which is permissible, but is subject to specific review criteria and additional conditions that may be imposed to promote compatibility with the surrounding community
VAR - Variance: A specific adjustment from an existing zoning or development regulation is being sought for a property
Having Your Say
A public hearing is the final step of an open record period for the application. Since the process is dictated by regulations, understanding how to participate in the process is critical to ensuring your testimony or evidence is considered by Hillsborough County staff and the Board of County Commissioners. Procedures may vary depending on whether an application will be heard before the Land Use Hearing Officer (LUHO) or the Zoning Hearing Master (ZHM).
The public can provide comments on a case by attending the public hearing in-person, or by providing them up to two business days in advance of the advertised public hearing date. Written comments and evidence may be mailed to the 20th floor of the County Center or submitted via email. It is recommended that residents contact staff as early in the process as possible to ask questions and obtain information about the application. Testimony and/or evidence should also be submitted as early in the process as possible.
For more zoning-related resources, visit HCFLGov.net/Zoning or call (813) 307-4739 for assistance.