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Zoning Variance / Type 2 Use (Special Exception) - Unincorporated Pinellas County

Unincorporated County

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.

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Who needs this

Property owners (or agents) in unincorporated Pinellas County seeking relief from a dimensional zoning standard or approval of a Type 2 (special exception) use. Properties inside cities apply to their own city's board instead.

Steps

  1. 1

    Confirm zoning and the standard at issue

    Check the property's zoning on the county zoning map and review the applicable standards in Land Development Code Chapter 138. Zoning staff can be reached at [email protected] or (727) 464-3888 (440 Court Street, Clearwater).

    pinellas.gov/zoning-land-use/
  2. 2

    Apply through the Pinellas County Access Portal

    Create an account or log in, select Plan from the top tabs, click Create an Application, accept the terms, select Variance, and complete the application.

    aca-prod.accela.com/PINELLAS/Cap/CapApplyDisclaimer.aspx?mod
  3. 3

    Staff review and public hearing

    Staff prepares a report; the Board of Adjustment and Appeals conducts a public hearing and takes final action on variances and Type 2 uses. Hearing schedules and deadlines are posted on the county's Zoning & Land Use page.

    pinellas.gov/zoning-land-use/

Requirements

  • Formal application with applicant, owner and property information
  • Description of the request
  • Conceptual plan or drawing illustrating the request
  • Public hearing before the Board of Adjustment and Appeals

Documents

  • Conceptual plan or drawing of the requested relief
  • Owner/agent authorization as required by the application

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.

ItemAmountNotes
Variance / Type 2 Use application fee$375 residential, $500 non-residential (Board of Adjustment and Appeals)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

Applies only to unincorporated Pinellas County; each municipality runs its own variance/special exception process. The BOAA also hears appeals of administrative determinations. Applying requires an Access Portal (Accela) account.