SUBJECT/RECOMMENDATION:
Title
Approve amendments to the Clearwater Comprehensive Plan to establish a new Planned Redevelopment District (PRD) Overlay future land use category with associated bonuses, incorporate policies for a new North Greenwood Community Overlay District, and add Comprehensive Plan policy support for existing nonconformity procedures in the Community Development Code; and pass Ordinance 9860-26 on first reading. (CPA2025-10001)
Body
SUMMARY:
Project Background
Over the past several years, the city and community partners have advanced a coordinated planning effort for North Greenwood. This included completion of a Finding of Necessity Study in August 2020 with extensive public outreach, establishment of the North Greenwood CRA boundaries, and adoption of the North Greenwood Community Redevelopment Area Plan (CRA Plan) on January 12, 2023 (Resolution No. 23-01).
This work is intended to support reinvestment by existing property owners in a way that matches the community vision for North Greenwood. This ordinance sets the maximum bonus density and intensity that may be available under the PRD Overlay if a property owner chooses to use it. It is part of a coordinated effort that also includes a Future Land Use Map amendment and upcoming Community Development Code and zoning updates that will establish the North Greenwood-specific standards that apply when PRD bonuses are utilized.
Proposed Ordinance Summary
Proposed Ordinance No. 9860-26 amends Clearwater 2045, the city’s Comprehensive Plan. It creates a new Planned Redevelopment District (PRD) Overlay category and related bonus provisions to support reinvestment and redevelopment in North Greenwood. The PRD Overlay will be applied on the Future Land Use Map through a companion map amendment. Where the overlay is applied, use of PRD bonuses would be optional. Any project that chooses to use the bonuses must meet the applicable Community Development Code standards, including the North Greenwood overlay requirements being developed through the upcoming code updates (such as standards for building placement and setbacks, height, parking, and housing types, including missing middle housing types).
The ordinance includes North Greenwood-focused amendments that advance implementation of the CRA Plan vision and provide policy direction for use of the PRD Overlay. It also includes a limited set of citywide policy updates that support existing nonconformity procedures already contained in the Community Development Code. The proposed amendments include four primary components:
1. Establish a new PRD Overlay future land use category that provides potential residential, nonresidential, mixed-use, and impervious surface ratio bonus provisions, subject to meeting applicable criteria.
2. Apply PRD Overlay bonus provisions within multiple existing future land use categories in the Quality Places chapter so the overlay can function as an optional tool where it is applied.
3. Add and update North Greenwood implementation policies, including direction for a new North Greenwood Community Overlay District to be established through companion Community Development Code amendments and later applied on the Zoning Atlas.
4. Add Comprehensive Plan policy support for existing nonconformity procedures already provided in the Community Development Code, including provisions related to termination of nonconformities.
The Community Development Board reviewed the proposed amendments and unanimously recommended approval at its meeting on February 19, 2026.
Staff-Requested Revisions for First Reading
Since the Community Development Board hearing, staff has identified minor revisions to Ordinance No. 9860-26 that are requested for City Council consideration on first reading. These revisions do not change the overall intent of the proposed amendments. The revisions clarify that the PRD Overlay framework and related implementing standards are not proposed for parcels designated Industrial Limited on the Future Land Use Map, and remove the Industrial, Research and Technology zoning district from the list of zoning districts shown as consistent with the PRD Overlay category. (See Table QP 1 on pages 12 and 15 of the ordinance materials.) The companion Future Land Use Map amendment agenda item addresses the PRD Overlay geography and any proposed boundary adjustments.
Review and Transmittal
The proposed Comprehensive Plan amendments will be transmitted to Forward Pinellas staff for consistency review with the Countywide Plan and Countywide Rules prior to final adoption.
This application follows the expedited state review process under 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 for review. After the close of the expedited review period and receipt of agency comments, the ordinance will return to City Council for second reading and adoption consideration.
APPROPRIATION CODE AND AMOUNT: N/A
USE OF RESERVE FUNDS: N/A
STRATEGIC PRIORITY:
The proposed Comprehensive Plan amendments advance the City Council Strategic Plan by supporting the Economic and Housing Opportunity and Community Well-Being priority areas. The PRD Overlay policies support targeted revitalization and reinvestment in North Greenwood, consistent with the adopted North Greenwood CRA Plan. These policy changes create a clear path for future updates to the Community Development Code. Those code updates will guide how redevelopment and infill occur over time and will support neighborhood stability and compatibility. This approach aligns with Community Well-Being Objective 3.2 by supporting targeted revitalization through coordinated planning and follow-up implementation actions.
