SUBJECT/RECOMMENDATION:
Title
Approve a city-initiated Future Land Use Map amendment to apply the Planned Redevelopment District (PRD) Overlay within the North Greenwood Community Redevelopment Area (CRA), excluding areas designated Central Business District (CBD) and parcels designated Industrial Limited (IL), Transportation/Utility (T/U), Water, Preservation (P), and Recreation/Open Space (R/OS), and pass Ordinance 9861-26 on first reading. (LUP2025-11005)
Body
SUMMARY:
Project Background
Over the past several years, the city and community partners have advanced a coordinated planning effort for North Greenwood, including adoption of the North Greenwood Community Redevelopment Area Plan (CRA Plan) in January 2023. This Future Land Use Map amendment is part of a broader set of coordinated actions intended to support reinvestment and redevelopment opportunities for existing property owners in a manner consistent with the community vision for North Greenwood.
Proposed Ordinance Summary
This agenda item is a city-initiated Future Land Use Map amendment to apply the Planned Redevelopment District (PRD) Overlay within the North Greenwood CRA boundary. The overlay would be applied in addition to the underlying Future Land Use categories and does not, on its own, rezone property or approve a development project.
The PRD Overlay area is generally located south of Sunset Point Road; north of Palmetto Street, the CSX rail line, and Jones Street; east of Clearwater Harbor, North Osceola Avenue, and North Myrtle Avenue; and west of Kings Highway and North Missouri Avenue.
The ordinance applies the PRD Overlay to eligible portions of the CRA and excludes those portions designated Central Business District (CBD) (which are governed by the Clearwater Downtown Redevelopment Plan), as well as areas designated Recreation/Open Space (R/OS), Preservation (P), and Water on the Future Land Use Map. The companion Community Development Code amendments are in progress and will establish the North Greenwood-specific design and development requirements that apply when an applicant chooses to use PRD bonuses.
Based on staff’s review of the applicable criteria in Section 4-603.F of the Clearwater Community Development Code, the Planning and Development Department recommends approval of the proposed Future Land Use Map amendment. Staff finds that the proposed amendment is consistent with the Clearwater Community Development Code as follows:
• The proposed amendment is consistent with the Comprehensive Plan and the Countywide Plan Rules.
• The proposed amendment is compatible with the surrounding properties and character of the neighborhood.
• Sufficient public facilities are available to serve the property.
• The proposed amendment will not have an adverse impact on the natural environment.
• The proposed amendment will not have an adverse impact on the use of property in the immediate area.
The Community Development Board reviewed the proposed amendment at its February 19, 2026, public hearing and unanimously recommended approval.
Staff-Requested Revisions for First Reading
Since the Community Development Board hearing, staff identified revisions to the ordinance for City Council consideration on first reading. These revisions do not change the overall intent of the request and are intended to keep the map amendment aligned with the companion Comprehensive Plan and Community Development Code work.
1. Industrial Limited (IL): Remove references to applying the PRD Overlay to parcels designated Industrial Limited (IL). This change is recommended because the companion Community Development Code amendments are in progress and do not include North Greenwood overlay standards for parcels designated Industrial Limited and zoned Industrial, Research and Technology (IRT).
2. Transportation/Utility (T/U) and the Marshall Street facility: As revised, the PRD Overlay boundary would be adjusted to remove the only parcel designated Transportation/Utility in the North Greenwood CRA, which is the city-owned Marshall Street Water Reclamation Facility site. Because this is an active utility facility, redevelopment of the site would require a separate planning effort and Future Land Use considerations at the appropriate time.
The revised boundary is shown in the redlined version of the Ordinance, and the PRD Overlay would apply only to the eligible portions of the CRA as depicted. These adjustments align the map amendment with the scope of the companion Community Development Code work and the intended North Greenwood redevelopment focus.
Review and Transmittal
In accordance with the Countywide Plan Rules, this land use plan amendment is subject to review and approval by Forward Pinellas, in its role as the Pinellas Planning Council, and the Pinellas County Board of County Commissioners acting as the Countywide Planning Authority. Because this is a large-scale Future Land Use Map amendment, the amendment is also subject to expedited state review pursuant to Florida Statutes section 163.3184. Following City Council action on first reading, the proposed amendment will be transmitted to the state land planning agency, the Florida Department of Commerce, and other applicable reviewing agencies, as well as through the required Countywide review process. After completion of Countywide and expedited state review and receipt of agency comments, the ordinance will return to City Council for second reading and adoption consideration.
STRATEGIC PRIORITY:
This proposal advances the City Council Strategic Plan by supporting the Economic and Housing Opportunity and Community Well-Being priority areas. Applying the PRD Overlay on the Future Land Use Map is a key implementation step that makes voluntary bonus density and intensity options available within the designated area. This supports reinvestment by existing property owners, incremental infill, and a wider range of housing types, including missing middle housing types. Follow-up Community Development Code updates will provide North Greenwood-specific requirements that apply when PRD bonuses are used. Together, these actions support targeted revitalization while maintaining compatibility over time.
