January 15th City Council Hearings - Two Votes, Two
Different Decisions…One Can’t Be Undone.
In January, City Council is being asked to make two separate decisions:
1. Land Use Amendment (LUA) – changes what the Comprehensive Plan allows here (the
“big picture” rules). This is the vote that cannot be undone.
2. Rezoning (PD) – approves (or denies) a specific site plan only if the LUA passes.
Simple points to remember:
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The LUA is the forever decision. The PD is the plan-of-the-moment.
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If the LUA fails, the rezoning cannot proceed.
Independent Planning Reviews & Planning Commission Vote Matters
The Hillsborough County Planning Commission unanimously voted 7-0 to find the proposed CMU-35 LUA inconsistent, a strong recommendation of denial to the City Council. The City of Tampa Planning staff report also found the proposed LUA inconsistent, finding that the change, which allows the amount of development to double on site, “will change the fabric of the existing residential in the immediate area.” The City Planning Staff report further explains, “The subject site is instead located adjacent to very low density residential, which the Comprehensive Plan directs the City to protect from incompatible uses.” These findings are independent, fact-based, and not tied to the applicant or neighborhood politics. You can view the official documents using the links below!
What is the Land Use Amendment (LUA)?
The LUA changes the property’s future land use category in the City’s Comprehensive Plan. That matters because it sets the ceiling for:
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Scale and intensity (what kinds of uses are allowed)
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Neighborhood impacts (traffic, parking demand, commercial activity, hours, deliveries)
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Precedent (what this site can become now and later)
Why neighbors should care
Because once the Comprehensive Plan is changed, it’s hard to reverse and the next owner of the Mirasol can propose a different project under the new rules.
This is the vote is about land use and scale — not demolition.
And it’s the vote that cannot be undone.
What is the Rezoning (PD)?
“PD” (Planned Development) rezoning is the site plan vote—the one with drawings, layouts, garages, loading/driveways, operations, etc.
Important: The PD is contingent on the LUA passing.
No LUA → no PD vote or approval.
What a PD vote is really about
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The specific redevelopment plan
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The specific operating reality (traffic, deliveries, commercial activity
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The specific site impacts (parking, access, circulation, safety)
Why the “Save the Mirasol” message is misleading
The marketing message is “Approve this plan or the historic building will be demolished.”
But the City Council votes in January are not “save vs. demolish.” They are:
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Should the City rewrite the Comprehensive Plan for this site? (LUA vote)
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Should the City approve this specific redevelopment plan? (PD vote)
You can support preserving the building without approving a permanent land-use change that enables greater intensity and commercial scale.
Preservation Does Not Require "This" Commercial Land-Use
Amendment
The current proposal goes far beyond restoring the historic building:
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The original 1926 Mirasol contained 61 hotel and apartment units
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The proposed plan includes:
o 118 hotel rooms
o 12 condominium units
o Two new buildings
o A total building square footage more than double its original structure
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The historic building footprint would be expanded by approximately 2.7×
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A Residential land-use designation would be replaced with Commercial Mixed-Use (CMU-35)
That is not preservation. That is redevelopment driven by economics, not necessity.
Want a Restaurant or Hotel Use? CMU-35 Is Not Required.
Some people have said they would welcome a restaurant or even a return of hotel use at the Mirasol site.
The key point:
Those uses do not require the proposed CMU-35 land-use amendment.
This was made clear in the Hillsborough County Planning Board staff report, which evaluated the CMU-35 request and found it INCONSISTENT with the Davis Islands neighborhood and the Comprehensive Plan.
The staff report specifically noted:
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The existing R-50 land-use designation already allows Commercial Neighborhood (CN) uses — such as restaurants and cafés — that are more compatible with surrounding residential areas.
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A Neighborhood Mixed-Use (NMU-35) designation, while still presenting policy issues, could allow hotel uses in the 75–150 room range at far lower intensity than CMU-35.
On August 11, 2025, the Planning Board voted 7–0 that CMU-35 is inconsistent with the Davis Islands neighborhood and the Comprehensive Plan.
Why CMU-35 Matters: It’s About Scale, Not Just Use
The difference between CMU-35 and other alternatives is not just what uses are allowed — it’s how much redevelopment is permitted.
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NMU-35 would allow approximately 12,500 sq ft of additional building area
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CMU-35 would allow approximately 82,000 sq ft of additional building area — 6.5 X more expansion!
That level of expansion is not necessary to preserve the historic Mirasol building, add a restaurant, or even restore hotel use at a reasonable scale.
Bottom line
Approving the LUA and PD does not assure preservation.
It increases speculation, increases risk, and increases pressure to redevelop the site without the existing building.
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Residential use is proven
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Hotel conversion is speculative.
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Permanent land-use change is irreversible.
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CMU-35 is not the only path — it is the most intensive one.
That is why this vote is about land use and scale — not demolition.