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 second reading. (CPA2025-10001)
Body
Proposed Ordinance No. 9860-26 amends Clearwater 2045, the city’s Comprehensive Plan, to implement the city’s North Greenwood revitalization and regulatory update effort by creating a new Planned Redevelopment District (PRD) Overlay future land use category and associated bonus provisions. The PRD Overlay framework is intended to support infill and redevelopment consistent with the CRA Plan, while requiring that qualifying development conform to criteria established in the Community Development Code and forthcoming implementing regulations.
Staff-Requested Revisions for Second Reading
Since the first reading, staff has identified minor revisions to Ordinance No. 9860-26 that are requested for City Council consideration on second reading. These revisions do not change the overall intent of the proposed amendments. The revisions clarify statutory requirements for expedited state review for the adoption of Comprehensive Plan amendments (See Section 6 on page 16 of the ordinance materials).
Review and Transmittal
On March 30, 2026, the Clearwater City Council approved the ordinance on first reading to apply the Planned Redevelopment District (PRD) Overlay within the North Greenwood Community Redevelopment Area (CRA).
On June 30, 2026, a community meeting was held at the North Greenwood Recreation Center to provide an update regarding North Greenwood CRA plan land use and zoning implementation.
On July 8, 2026, Forward Pinellas, in its role as the Pinellas Planning Council (PPC), recommended approval of the Countywide Plan Map amendment. On August 11, 2026, the Countywide Planning Authority approved the Countywide Plan Map amendment.
After the first reading, the proposed amendment was transmitted to the state land planning agency, the Florida Department of Commerce, and other applicable reviewing agencies for review. The Planning and Development Department received responses from the Department of Commerce, Florida Department of Transportation, Florida Department of Environmental Protection, and Southwest Florida Water Management District (SWFWMD) stating they had no comments and/or objections to the proposed amendment.
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. Establishing the PRD Overlay framework and adopting North Greenwood implementation policies provide clear Comprehensive Plan direction to support targeted revitalization and reinvestment consistent with the adopted North Greenwood CRA Plan. These amendments also set the policy foundation for future implementing regulations in the Community Development Code, which will guide how redevelopment and infill occur over time in a manner that supports neighborhood stability and community well-being. This approach aligns with Community Well-Being Objective 3.2 to the extent it supports targeted revitalization through coordinated planning and implementation actions.
