Rezoning / Future Land Use Amendment - Unincorporated Pinellas County (with Forward Pinellas Countywide Plan Layer)
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.
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Who needs this
Owners or developers in unincorporated Pinellas County whose proposed use or density/intensity is not allowed under the property's current zoning district or future land use category.
Steps
- 1
Talk to Zoning staff first
Confirm the current zoning and future land use designation and whether a rezoning, a land use change, or both are needed. Zoning: (727) 464-3888, [email protected]; Planning Division: 310 Court Street, Clearwater, (727) 464-8200.
pinellas.gov/zoning-land-use/ - 2
Apply via the Pinellas County Access Portal
For a zoning application, log in or create an account, select Plan, choose Create an Application, accept the terms and continue, select Zoning Change, and complete the application. For a land use change, accept the terms, select Future Land Use Change from the drop-down menu, and complete the application.
aca-prod.accela.com/PINELLAS/Cap/CapApplyDisclaimer.aspx?mod - 3
Local public hearings
The Local Planning Agency (LPA) reviews and makes recommendations to the BCC regarding proposed amendments to the comprehensive plan and land development code, including zoning changes; the Board of County Commissioners (BCC) is the final authority on zoning changes.
pinellas.gov/zoning-land-use/ - 4
Countywide Plan Map amendment (when required)
For major future land use map changes (e.g., residential to commercial, or significant density increases), a corresponding Countywide Plan Map amendment is required: the Forward Pinellas Board holds a countywide public hearing and makes a recommendation, and the Board of County Commissioners, sitting as the Countywide Planning Authority, holds the second hearing and makes the final decision.
forwardpinellas.org/guiding-plans/countywide-plan/
Requirements
- Application through the Pinellas County Access Portal (account required)
- Public hearings before the LPA and/or Board of County Commissioners
- Countywide Plan Map amendment through Forward Pinellas for qualifying future land use changes
Documents
- Application details for the subject property as prompted in the Access Portal
Fees
Previous fiscal-year fee amounts are shown below for a rough cost reference. They are not current quotes or guaranteed estimates, and actual fees may have changed. Confirm today's charge with the issuing building department or official payment portal.
| Item | Amount | Notes |
|---|---|---|
| Zoning change / land use amendment application fees | Zoning change $1,720 to $2,595 tiered by acreage; land use change $2,050 to $3,140 tiered by acreage (includes advertising)Historical FY26 rate. Current permit fee not verified. | Historical FY26 rate. Current permit fee not verified. This earlier amount is shown for ballpark context, not as today's payable charge. FY26 Adopted User Fees Schedule, effective Oct 1 2025 (accessed 2026-09-01). FY27 is proposed, not yet effective. NOTE: the county's public Building/Transportation/Zoning Fees page still links the superseded FY25 schedule. This amount is unchanged from FY25.Historical source |
Good to know
Pinellas County is unusual: the Countywide Plan, administered by Forward Pinellas (the countywide land use and transportation planning agency for all 25 local governments), sits above every local future land use map. Budget extra time when a Countywide Plan Map amendment is triggered, since it adds two countywide public hearings. The forwardpinellas.org site blocks automated access; verify countywide amendment details directly with Forward Pinellas.