Planning Board - 08 Jan 2026

Planning Board - 08 Jan 2026. Location: Commission Chambers. Time: 06:00 PM. Agenda: Planning Board - 08 Jan 2026 - Agenda - Html AGENDA Planning Board Thursday, January 8, 2026 Commission Chambers @ 6:00 p.m. Page A. CALL TO ORDER B. OPENING STATEMENT BY CHAIR C. CONSIDERATION OF THE MINUTES 1. Approval Of Minutes- Regular Meeting of Date Planning Board - 04 Dec 2025 - Minutes - Pdf 3 - 6 D. PLANNING BOARD/LOCAL PLANNING AGENCY PUBLIC HEARINGS- QUASI JUDICIAL 2. Swearing in of speakers E. PLANNING BOARD/LOCAL PLANNING AGENCY PUBLIC HEARINGS- ADVISORY 3. CDCA25-0002 - Target Employment Center Overlay Standards Planning Staff Report - Comprehensive Development Code Amendment - - Pdf 7 - 68 4. FLUMA-25-0002 - Target Employment Center Overlay Future Land Use Map Amendment FLUMA-25-0002 - Planning Staff Report Target Employment Center Overlay - Pdf 69 - 104 F. OTHER BUSINESS G. REPORT: PLANNING MANAGER H. ADJOURNMENT Document: Planning Board - 08 Jan 2026 - Minutes - Html MINUTES Planning Board Thursday, January 8, 2026 @ 6:00 PM Commission Chambers PRESENT: Michael Smith, Matthew Faustini, Brad Graham, Tywanna McGee, Kathleen DeNardi, Debra Hall, Kathleen Pabst Robshaw, Erik Eifert, Alicia Parinello, and Noah Daiker ABSENT: Call to Order Chair Faustini called the Regular Meeting to order at 6:00 pm. Opening Statement by Chair Consideration of the Minutes 1. Approval Of Minutes-December 4, 2025 Moved by Kathleen DeNardi, seconded by Erik Eifert, Ms. DeNardi moved to approve the Minutes from December 4, 2025. Motion carried 7-0 PLANNING BOARD/LOCAL PLANNING AGENCY PUBLIC HEARINGS- QUASI JUDICIAL 2. Swearing in of speakers PLANNING BOARD/LOCAL PLANNING AGENCY PUBLIC HEARINGS- ADVISORY 3. CDCA25-0002 - Target Employment Center Overlay Standards Jared Austin, Principal Planner, gave a presentation to the Board regarding a Comprehensive Development Code Amendment, as well as the related Future Land Use Map Amendment, related to Target Employment Center Overlay Standards. Target Employment Center Overlays came from the Target Employment and Industrial Lands Study (TEILS) that was originally adopted in 2008 and updated in 2023. This study defined a Target employer as an employer or industry paying above-average wages and producing goods and services that import revenue to the county. This update resulted in a relaxation of Countywide Rules policies to allow complimentary uses to retain target employment uses and support target employment needs. Target Employment Center lands provide a strong tax base for the city and help Pinellas County to maintain a one-to-one ratio between jobs and people. In Pinellas County, at least 3.3 million square feet of office space has been demolished since 2000. Employment growth within the next 10 years will require an additional 3 million square feet of office space. The TEILS update in 2023, established four Target Employment Center (TEC) Subcategories to implement a context-sensitive approach and give local governments more control. The update also defined target employment clusters and established new bonuses. In the City of Largo, we have two designations per the TEILS recommendations, including the Suburban Office Target Employment Center and the Suburban Industrial Target Employment Center. The Suburban Office designation includes existing campus-style office parks ripe for mid-scale redevelopment with a vertically- and horizontally-integrated mix of uses. These would include Class A Office space integrated with residential, retail, and recreation/entertainment uses, and would have public realm and streetscape improvements to make the area more accessible by all modes of transportation. The Suburban Industrial designation includes existing suburban-style developments with larger building footprints and separation between buildings. The focus is on preserving industrial uses for target industries, as well as providing infrastructure to support freight and heavier industrial manufacturing activities. These amendments to the CDC and Future Land Use Maps are proposing the adoption of the two Target Employment Center overlays suggested by the TEILS update from 2023, which includes one area for the Suburban Office designation and one area for the Suburban Industrial designation. This includes approximately 1,237 acres of land located in southern portions of the City of Largo. The Future Land Use Maps categories included are characterized based on our current categories. These areas encompass some sections of land that are currently unincorporated so that, as those parcels of land are annexed into the city, they will not require Future Land Use Amendments. This is an opt-in overlay to access a greater range of permitted uses and increased density/intensity. Properties may continue to develop under existing standards but would not be able to access bonuses offered by the overlay. As proposed, the FLUMA would adopt both of the Target Employment Center overlays on the City of Largo Future Land Use Map. It would provide greater flexibility for developments with target employment uses, allow eligible developments to use TEC-specific density/intensity bonuses. It would also reduce the Countywide (Forward Pinellas) level of review for developments seeking to do a TEC use. Staff found the proposed FLUMA is consistent with the goals, objectives, and policies of the City of Largo Comprehensive Plan and Comprehensive Development Code, Forward Pinellas Countywide Rules, and Chapter 163, Florida Statutes, and recommended the approval of the amendment. The first reading will go before the City Commission on February 3, 2026. If approved, staff will transmit the proposed Tier I FLUMA to Forward Pinellas for a consistency review. Mr. Austin then presented the proposed amendment to the CDC, which includes changes to Chapters 4, 5, 6, 7, 8, and 20. These changes would adopt development standards and bonus incentives for the TEX overlays, provide greater flexibility of uses for Target Employers and Target Employment uses within the City of Largo, and allow for greater density and intensity developments with TEC uses seeking to expand operations within the City of Largo. Staff found the proposed CDCA consistent with the goals, objectives, and policies of the City of Largo Comprehensive Plan and Comprehensive Development Code, Forward Pinellas Countywide Rules, and Chapter 163, Florida Statutes, and recommended the approval of the amendment. Staff recommended approval of the proposed amendment. The first reading will go before the City Commission on February 3, 2026. After a few clarifying questions, the Chair entertained motions for both the proposed CDCA and FLUMA. Moved by Debra Hall, seconded by Kathleen DeNardi, Ms. Hall moved to approve CDCA25-0002. Motion carried 7-0 4. FLUMA-25-0002 - Target Employment Center Overlay Future Land Use Map Amendment See item 3. Moved by Kathleen DeNardi, seconded by Erik Eifert, Ms. DeNardi moved to approve FLUMA-25-0002. Motion carried 7-0 OTHER BUSINESS Board Member, Ms. McGee, asked when the Board would get a chance to go view the new City Hall at Horizon West Bay. Cheryl Reed, Director of Community Development, informed the Board that City Administration has asked for us to wait until the audio and visual equipment are fully installed in the Chambers before the Advisory Boards visit the space. REPORT: PLANNING MANAGER Alicia Parinello, Planning Manager, let the Board know that she has accepted the position for Assistant Director of Community Development, which means that there will be a new Planning Manager in the future. She also let them know that there will be a meeting on February 5, 2026. Finally, she informed the Board that the Planning Board Retreat will possibly take place in the spring over two separate nights. The Chair has requested that Forward Pinellas present at the Retreat again this year, and Ms. Robshaw requested that PSTA present at the Retreat as well. ADJOURNMENT Chair Faustini adjourned the meeting at 6:42 PM.