Pinellas denies housing land-use change in split vote

Pinellas County commissioners recently denied a land-use change that would have permitted up to 276 housing units at a former construction debris dumping site in unincorporated Largo.

Multiple surrounding residents expressed concerns regarding neighborhood compatibility, traffic impacts and potential property contamination. County staff, who recommended denial, and commissioners also bemoaned a lack of development details at the Jan. 20 public hearing.

The commission, in a 4-2 vote, disapproved of more than doubling the site’s density without additional information. Pinellas Park-based Belleair Development Group (BDG) is under contract to buy the 18.5-acre property at 13400 Pine Street from Green Energy for America, LLC.

“An extensive geological study has to be done to place the buildings on this property,” said Carlos Yepes, founder of BDG. “That is the reason you don’t have the map today. The master plan will tell you how many units we’re going to build.”

The site is southwest of Largo city limits and about two miles east of the Intracoastal Waterway. Yepes said the “amount of construction debris that was put into this property is substantial.”

His firm is also seeking a Brownfield designation to receive environmental remediation tax credits. Yepes pledged to develop the land “one way or another,” but requested the land-use change before providing a site plan.

An aerial map of the property. Image: County documents.

Commissioners denied the proposal without prejudice, which allows BDG to reapply within six months. They also expressed concern that the firm would seek approval through the state’s Live Local Act and build even more units at the site.

Scott Swearengen, the county’s long-range planning manager, said the subject area predominantly consists of single-family homes. Heritage Oaks, an affordable public housing development, sits directly east of the site.

A developer could currently build 138 units on the property. BDG wanted to double that number without submitting a site plan that would highlight access points, setbacks from surrounding homes and buffering efforts.

“So, that would be something that would have to come forward to you with the zoning at a future point,” Swearengen said.

The county’s affordable housing development bonuses could allow up to 414 units on the site. Swearengen reiterated that BDG has not submitted those plans.

A staff study found that allowing 276 units could increase area traffic by 627 additional daily trips. Multiple residents believe the surrounding streets cannot sustain that impact.

Officials previously approved a 207-unit affordable housing development at the site. Swearengen said the current proposal would significantly increase density “without those accompanying assurances – how the project would be laid out, how it would be built.”

The project would provide workforce housing away from coastal high-hazard areas, said Lauren Rubenstein, a land-use attorney representing BDG. She and Yepes told commissioners that preliminary soil testing has not uncovered any hazardous pollution.

Rubenstein also noted that the project would qualify under the Live Local Act. The legislation provides local zoning preemptions if at least 40% of the units are for residents who earn up to 120% of the area median income, which is $100,150 for a two-person household.

Residents and commissioners expressed concerns regarding traffic impacts. Image: County documents.

Swearengen said he was unsure how many units the developer could build under the Live Local Act, but it would “far exceed” the county’s allowance. Commissioners Chris Scherer and Kathleen Peters, who opposed the denial, said local officials would have less influence in the project planning process if BDG seeks the state’s approval.

“I’m with Commissioner Peters on that: I’d like to have some say in what they’re going to do,” Scherer said. “Also, from just a housing standpoint, our beach communities need housing in that area. A lot of our employers – the sheriff, 911 – need more housing out there, as well.”

Administrator Barry Burton said BDG could apply for affordable housing bonuses that would increase allowable density without the land-use change. “We would like to work with the developer.”

“We absolutely agree that we need housing in this area, and the site is ripe for redevelopment,” Burton added. “It’s the challenge of how you go about addressing it.”

He explained that BDG would avoid density restrictions through the Live Local Act but must still address traffic impacts and other local regulations. However, County Attorney Jewel White said commissioners would not see a development master plan in that scenario.

Rubenstein agreed that the Live Local Act’s streamlined administrative process would take the commission out of the equation “a little bit.” She said there are “real advantages” to reviewing the project’s master plan, particularly considering community concerns, and BDG needs to know the number of units it can build before completing environmental studies.

Commissioners Brian Scott, Vince Nowicki, Chris Latvala and Renee Flowers still voted to deny the land-use change without prejudice. Peters and Scherer dissented, and Commission Chair Dave Eggers was absent.