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.
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.
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/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 (or the applicable Type 2 Use application), and complete the application.
aca-prod.accela.com/PINELLAS/Cap/CapApplyDisclaimer.aspx?modStaff 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/| Item | Amount | Notes |
|---|---|---|
| Variance / Type 2 Use application fee | see fee schedule | Zoning fees are in the Building and Development Review Services fee schedule (FY25 schedule effective Oct. 1, 2024, published in the county budget's User Fees section). Fees are paid through the Access Portal. |
Fee amounts change, the linked official schedule always controls.
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.