Building, zoning, environmental, and right-of-way permitting across unincorporated Pinellas County and its 24 municipalities. Jurisdiction matters, the same project needs a different permit path in different cities.
Changing what a property can be used for in unincorporated Pinellas County can require a Zoning Change (rezoning), a Future Land Use Map change, or both - often filed together. Applications go through the Pinellas County Access Portal; the Local Planning Agency reviews comprehensive plan amendments and the Board of County Commissioners has final authority on zoning changes. Because Pinellas has a unique countywide planning system, major future land use changes also require an amendment to the Countywide Plan Map administered by Forward Pinellas.
New commercial projects, subdivisions, and larger developments in unincorporated Pinellas County go through Development Review Services (DRS) within Building and Development Review Services. DRS reviews site plans, subdivision plats, and related submittals for the unincorporated county and six partner communities. The process starts with an optional-but-recommended pre-application meeting and runs through the Pinellas County Access Portal.
When a project in unincorporated Pinellas County cannot meet a zoning code standard (setbacks, height, etc.) or proposes a use allowed only as a special exception, the owner applies for a Variance (Land Development Code Sec. 138-230) or a Type 2 Use (Sec. 138-240). The Board of Adjustment and Appeals (BOAA) reviews the application and staff report, holds a public hearing, and takes final action.