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.
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.
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/Apply via the Pinellas County Access Portal
Log in, select Plan, then Create an Application, accept the terms, and choose Zoning Change and/or Future Land Use Change from the application menu; complete the application.
aca-prod.accela.com/PINELLAS/Cap/CapApplyDisclaimer.aspx?modLocal public hearings
The Local Planning Agency (LPA) reviews comprehensive plan amendments and land development code changes; the Board of County Commissioners (BCC) is the final authority on zoning changes.
pinellas.gov/zoning-land-use/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/| Item | Amount | Notes |
|---|---|---|
| Zoning change / land use amendment application fees | see fee schedule | Zoning and planning fees are in the Building and Development Review Services fee schedule (FY25, effective Oct. 1, 2024, in the county budget User Fees section); paid through the Access Portal. |
Fee amounts change, the linked official schedule always controls.
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.