C-2 · Orange Co., FL Code updated Jun 2025 GC · Maricopa, AZ Corridor expansion approved HC · Harris Co., TX Drive-thru stacking updated CB · Mecklenburg, NC FAR bonus program extended B-3 · Cook Co., IL CUP process streamlined BU-2 · Miami-Dade, FL Height limits amended C-2 · Fulton Co., GA Drive-thru by-right confirmed CS · Travis Co., TX New transit overlay effective CB · King Co., WA SEPA threshold raised M-1 · Duval Co., FL FAR increased to 0.50 MUDD · Charlotte, NC South End overlay expanded CG · Hillsborough, FL New drive-thru stacking rules C-2 · Orange Co., FL Code updated Jun 2025 GC · Maricopa, AZ Corridor expansion approved HC · Harris Co., TX Drive-thru stacking updated CB · Mecklenburg, NC FAR bonus program extended B-3 · Cook Co., IL CUP process streamlined BU-2 · Miami-Dade, FL Height limits amended C-2 · Fulton Co., GA Drive-thru by-right confirmed CS · Travis Co., TX New transit overlay effective CB · King Co., WA SEPA threshold raised M-1 · Duval Co., FL FAR increased to 0.50 MUDD · Charlotte, NC South End overlay expanded CG · Hillsborough, FL New drive-thru stacking rules
Active Zone · Hillsborough County Primary · Hillsborough County, FL  Verified

M-AP Manufacturing Airport
Hillsborough County Primary, Florida

Heavy industrial and logistics zone adjacent to Tampa International Airport and Port Tampa Bay. Highest industrial intensity.

Hillsborough County, Florida
Hillsborough County Primary · county
Hillsborough County LDC §10-128
Updated: 2025-04-10 3.6K Parcels

Jurisdiction Context

Hillsborough County Primary county county_primary

This zone is currently grouped under Hillsborough County Primary inside Hillsborough County. In counties with city-level zoning authorities, standards can vary across jurisdictions even when zone labels look similar.

Max Height
75
Feet · ~7 stories
Max FAR
0.45
Floor Area Ratio
Min. Lot Size
40K
sq ft · 0.92 ac
150 ft frontage
Max Lot Coverage
65%
of gross lot area
Impervious surface cap

Comparative Market Context

Density vs. County Average

At FAR 0.45, this zone allows 10% more floor area ratio than the Hillsborough County commercial zone average of 0.5 — a trade-off that typically correlates with more conservative built form.

County Portfolio Position

There are 3 total zoning designations in Hillsborough County, of which 1 are commercial. M-AP is among the most flexible for commercial uses. This zone accounts for approximately 19.4% of all commercially zoned parcels in the county.

Land Value Context

At Hillsborough County's average land value of $31.2/sf and a FAR of 0.45, the implied land cost per buildable square foot in M-AP p5_zones is approximately $69.33/sf — a competitive entry point relative to regional commercial land benchmarks.

Development Standards

RequirementStandardNotes / ConditionsCode Ref.
Front Setback
From ROW
 40 ft §10-128
Rear Setback
Interior lot
 30 ft §10-128
Side Setback
Interior / Corner
 10 / 40 ft Zero interior common; corner varies §10-128
Building Height
Max by-right
 75 ft §10-128
Floor Area Ratio (FAR)
 0.45 §10-128
Impervious Surface
Max lot coverage
 65% Stormwater retention required for remainder §10-128
Min. Lot Size
 40,000 sf 150 ft min. frontage §10-128
Parking: Retail
Per 1,000 sf GLA
 0.3 spaces Shared parking may reduce; ADA per IBC §10-128

Permitted Uses

The M-AP zone's permitted use schedule for Hillsborough County, FL is currently being verified from source documents.

By-Right — no special permit needed Conditional (CUP / BZA required) Prohibited in this zone

No byright uses recorded for this zone yet.

No conditional uses recorded for this zone yet.

No prohibited uses recorded for this zone yet.

Zoning Map — M-AP in Hillsborough County

ℹ️ M-AP Corridors in Hillsborough County

Connect a GIS data source (Regrid, Esri, or county open data portal) to render live parcel-level zoning maps. ByRightHQ Pro subscribers get embedded map tiles for all 3.6K M-AP parcels in Hillsborough County. Average asking price for M-AP land: $31.20/sf.

National Benchmarks

M-AP in Hillsborough County compared to equivalent commercial zones nationally (n = 2,841 zones across 50 states).

Max FAR
Hillsborough County: 0.45 Nat. avg: 0.45
0.101.0+
Max Building Height (ft)
Hillsborough County: 75 Nat. avg: 48
25 ft100+ ft
By-Right Uses (count)
Hillsborough County: 0 Nat. avg: 19
535+
Avg. Permit Timeline (days)
Hillsborough County: 90 Nat. avg: 110
30d180+ d

🔒 Pro: Full national benchmarking dashboard — 14 metrics, parcel search, PDF export

Development Yield Calculator

Instant Build Potential for M-AP
Enter your lot size — see maximum buildable area in real time
M-AP Hillsborough County
sq ft
Max Buildable GFA
—
Enter lot size above
Max Footprint
—
Coverage limit
Est. Stories
—
@ 12 ft/floor
Bonus FAR GFA
—
With incentives
Est. Parking Req.
—
@ 0.3/1K sf retail

Free Calculators for This Zone

📐
FAR Calculator
Pre-filled: FAR 0.45
 🅿️
Parking Calc
0.3 spaces / 1,000 sf
 🚗
Drive-Thru Check
Is QSR feasible on your parcel?

Entitlement Process — Hillsborough County

01
Pre-Application Meeting (PAM)
Free consultation with Hillsborough County Development Review Division. Bring a conceptual site plan. Typically 2–4 week wait. Identify overlay districts, activity center requirements, and environmental constraints early.
2–4 weeks
02
DRC / Site Plan Submission
Submit to Development Review Committee. Requires engineered site plan, landscape plan, stormwater analysis (per local SJRWMD/TCEQ/CDOT requirements), and traffic study if >100 PM peak-hour trips.
30–90 days
03
Building Permit
Submit to Hillsborough County Building Division. Fire, electrical, plumbing, and mechanical sub-permits included. Expedited commercial review available in most Florida, Texas, and Arizona p5_counties.
4–12 weeks
04
Certificate of Occupancy
Final inspections: Building, Fire Marshal, Health (food service), Zoning. Business Tax Receipt or Business License required from local authority prior to opening.
Final Step

Frequently Asked Questions

What is M-AP zoning in Hillsborough County, FL?
Heavy industrial and logistics zone adjacent to Tampa International Airport and Port Tampa Bay. Highest industrial intensity.
What is the maximum building height for M-AP in Hillsborough County?
The maximum building height in M-AP zoning in Hillsborough County is 75 feet by right.
Can you build a drive-thru in M-AP zoning in Hillsborough County?
Drive-thru permissibility depends on the specific use type. Verify with Hillsborough County Planning & Zoning.
What is the minimum lot size for M-AP zoning in Hillsborough County?
The minimum lot size for M-AP zoning in Hillsborough County is 40,000 square feet (0.92 acres). Minimum street frontage is 150 feet.
⚠ This information is sourced from publicly available zoning codes and is for informational reference only. Always verify current regulations directly with Hillsborough County Primary Planning & Zoning before making investment or development decisions. Last verified: 2025-04-10. Contact: 813-272-5600.