Zoning + FEMA Flood Zone Findings — 1212 S Suffolk Dr

Preliminary public-record research for the tear-down + rebuild scenario (replace ~1700 sqft 1963 SFR with ~3000 sqft custom home). This is research-grade, not permit-grade. A formal Zoning Verification Letter from City of Tampa Planning is required before any binding design or budget commitments — see "Still needed."

⬆️ 2026-06-10 UPDATE — GIS-confirmed facts (supersedes table rows below)

Live queries against HCPA parcels, City of Tampa OpenData zoning, and FEMA NFHL (all at the actual parcel, sources in home.rdco.dev footer + agent run log):

• FEMA: Zone AE CONFIRMED, BFE 11.0 ft NAVD88 (coastal floodplain, SFHA), FIRM panel 12057C0342J eff. 2021-10-07. April's "8–10 ft, LOW confidence" row is superseded — design floor ≈ 12–13 ft NAVD88 (+ freeboard), consider +3–5 ft hedge for the active county map update.
• Zoning: RS-75 CONFIRMED (City of Tampa OpenData layer, updated 2025-02-10).
• Parcel: folio 120668.0000, Culbreath Bayou Unit No 4, S 68 ft of Lot 34 Block 9 — 8,653 sf (0.20 ac), 68 ft platted frontage (west, on S Suffolk Dr) × ~130 ft deep. Existing house per county: 1,842 heated sf, built 1962, 2-story. Just value $765,816 (current roll).
• ⚠️ NEW FINDING — substandard lot width: 68 ft platted < RS-75's 75 ft minimum → lot is legally nonconforming. Rebuild on substandard-width lots is usually permitted for SFR but MUST be confirmed in writing in the Zoning Verification Letter (added to that request).
• Buildable envelope after setbacks (25 front / 7 sides / 20 rear): 85 ft × 54 ft ≈ 4,590 sf footprint — a 3,000 sf 2-story fits easily.
• Docs OBTAINED 2026-06-10 evening (founder sent via iMessage; embedded at home.rdco.dev/docs/): 2019 Exacta elevation certificate — existing floor 9.0 ft, LAG 8.3 / HAG 8.8, road 5.7 (NAVD88); shot on superseded 2008 FIRM (panel 0342-H, BFE 9.0), named to seller's broker, non-transferable → fresh cert needed at permit time. Net elevation math: new floor ≈ 3.5-4.5 ft above grade (stem-wall + fill); existing slab is 2 ft below current BFE 11.0 (the 2024 flood, explained). 2019 Exacta boundary survey — 68×130 confirmed stake-grade; existing 2-story ~38'×34' footprint at 35.7' setback; north-side driveway; 5' utility easement under the iron fence (S + E edges) — inside setbacks, not envelope-binding, but utilities present.
• Trees (2026-06-10 founder update, supersedes the Apr 29 2+2 hybrid decision): 4 trees on lot; #1-3 removal in process now; #4 (SW corner) stays — canopy brushes the envelope's front-south corner; drawn on the site plan.
• Planning surface: https://home.rdco.dev (private quick-sites deploy, Access-gated to ben@ + personal gmail) — lot drawn to scale, constraints, program, timeline, doc library.

Summary table

Zoning rules (assuming RS-75 — most likely)

Per Tampa Code Ch. 27 § 27-156, Table 4-2 (verified via tampa-fl.elaws.us, 2026-04-18):

Constraints for a 3000 sf build on RS-75:

• 35 ft / ~3 stories is plenty for a 2-story modern home.
• 7 ft side setbacks are generous compared to RS-50/RS-60 norms — fine.
• 25 ft front setback is the binding constraint on a deep build envelope.
• FAR / impervious / lot coverage are NOT specified in §27-156's principal table — they are likely governed elsewhere in Ch. 27 (stormwater code, possibly an overlay) or by the Tampa Comprehensive Plan. This is a gap to close before schematic design.

Accessory structures (RS-75) — verified: 60 ft from front lot line, 15 ft from corner, 3 ft side, 3 ft rear, 15 ft max height (unless historic district).

ADU rules (Tampa)

• Tampa allows ADUs only as a Special Use in specific zoning districts and geographic areas (per Tampa's 2024 ADU FAQ — link returned 404 on retry, but multiple secondary sources confirm).
• This is more restrictive than statewide Florida policy (FL Stat. 163.31771 encourages ADUs but does not preempt local discretion).
• 2024 HB 1647 is NOT an ADU preemption — it's about demolition of nonconforming/unsafe structures (could ironically help a teardown case).
• Action: if ADU is desired, need to confirm RS-75 (or whichever district applies) is on Tampa's eligible-district list AND submit Special Use permit application — adds 2-4 months and ~$2-5k to permit cost.

Permit / teardown considerations

• Demolition permit: required, issued same-day after site inspection (City of Tampa Construction Services).
• ARC (Architectural Review Commission) trigger: structures over 50 years old require ARC review before demolition permit issues, even if the property is NOT in a designated historic district. The 1963 home is 63 years old → ARC review applies. This is the single biggest schedule risk to flag. ARC review can add 4-12 weeks and may impose preservation conditions or deny demolition outright in some cases.
• New construction permit timeline: typically 2-8 weeks for permit review + 4-week review cycles. As of Nov 3 2025, Tampa eliminated the separate Site Permit Review step — one application, one permit.
• Total realistic permit timeline: 3-6 months from demo permit application to ground-breaking on new build, assuming ARC clears smoothly. Add 2-3 months if Special Use ADU requested. Add unknown weeks if floodplain elevation triggers extra review.

Material flags (cost / feasibility)

1. AE flood zone elevation cost (HIGH IMPACT): If confirmed AE with BFE ~8-10 ft NAVD88, the new build must elevate finished floor above BFE + Tampa freeboard. For a slab-on-grade neighborhood like Sunset Park, this typically means stem-wall or pier foundation, +3-6 ft of fill or structure, adding $80k-$200k+ to a 3000 sf build (industry rule of thumb: +20-30% on shell cost for elevated coastal AE). This is the single biggest cost variable in the project.
2. ARC review (MEDIUM IMPACT): 1963 home triggers ARC review before demo permit. Could add 4-12 weeks and conditions. Not a hard block in non-historic-district Sunset Park, but founder should not assume it's a rubber stamp.
3. Coastal Flood Risk Map Update (MEDIUM IMPACT): Hillsborough County is actively revising coastal flood maps. If a new FIRM lands during the 2027 build window with a higher BFE, the design may need to revise mid-project. Consider designing to BFE + 3-5 ft freeboard as a hedge.
4. Comp plan / stormwater / impervious limits (UNKNOWN): Not captured in §27-156. Could constrain a 3000 sf footprint + driveway + pool. Must ask the city.
5. FAR/coverage rules in Sunset Park overlays (UNKNOWN): Some Tampa neighborhoods have informal "scrape-and-build" pushback that has driven recent overlay proposals. Worth asking Planning if any Sunset Park overlay is pending.

Still needed (founder action items)

1. Request formal Zoning Verification Letter from City of Tampa Planning Dept — Phone 813-274-3100, free, 1-2 weeks turnaround. This is the permit-grade source of truth for zoning district, FAR, lot coverage, parking, ADU eligibility, and any overlays. Required before architect engagement.
2. Pull FEMA flood map for the property — go to msc.fema.gov, enter address, download FIRMette PDF. Free. Confirms zone designation and BFE. (Or use Hillsborough County's FEMA Effective Flood Zone Viewer for a faster visual check.)
3. Order an Elevation Certificate — if not already on file from the 2024-25 flood claim. Surveyor cost ~$400-600. Required for the new build's lowest-floor design and for post-construction NFIP rating.
4. Call HC Public Works Floodplain Admin — 813-635-5400 / floodplainadmin@hcfl.gov — ask about the active Coastal Flood Risk Map Update and whether the property's BFE is expected to change in the new FIRM.
5. Pre-application meeting with Tampa Construction Services — free, ~30 min. Ask specifically about ARC review path for the 50+ year old structure and whether any preservation conditions are likely.
6. Confirm HOA / deed restrictions — Sunset Park has no city-wide HOA but individual blocks may have private deed restrictions (e.g., min house size, architectural review covenants from original 1940s-60s plats). Public records will not show these reliably. Ask 2-3 immediate neighbors and pull the original subdivision plat from HCPA.

Open questions for founder

• What's the rough lot size? (You'll know from your tax bill — this determines if RS-75 fits or if it's actually RS-60.) A 75x150 lot = 11,250 sf, comfortably RS-75. A 60x120 lot = 7,200 sf, RS-60.
• Do you have the elevation certificate from the flood claim? If yes, share it — that's the BFE answer in one document.
• Have neighbors done teardowns recently? The teardown-and-build trend in Sunset Park has been steady since 2018. If 3-5 nearby teardowns have permitted in the last 24 months, the city has a path of least resistance for yours. If not, expect more friction.
• Do you want to include an ADU? If yes, this changes permit path (Special Use) and timeline materially. Worth deciding before the formal zoning letter request so we ask the city the right ADU question.

Sources

• Tampa Code of Ordinances Ch. 27 § 27-156 (Table 4-2): http://tampa-fl.elaws.us/code/coor_ch27_artiii_div1_sec27-156
• Hillsborough County Property Appraiser: https://gis.hcpafl.org/propertysearch/ (could not fetch dynamic content; founder or follow-up should look up parcel directly)
• Hillsborough County Find My Flood Zone: https://hcfl.gov/residents/public-safety/flooding/find-my-flood-zone
• Coastal Flood Risk Map Update: https://hcfl.gov/residents/public-safety/flooding/coastal-flood-risk-map-update
• FEMA Map Service Center: https://msc.fema.gov/portal/search
• City of Tampa Construction Services: https://www.tampa.gov/construction-services
• City of Tampa Demolition Permit Requirements: https://www.tampa.gov/document/demolition-permit-requirements-10391
• FL HB 1647 (2024) — demolition preemption: https://www.flsenate.gov/Session/Bill/2024/1647
• FL Statute 163.31771 (statewide ADU policy): https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0163/Sections/0163.31771.html