{"id":132546,"date":"2026-01-26T19:58:07","date_gmt":"2026-01-26T19:58:07","guid":{"rendered":"https:\/\/www.newsbeep.com\/us-fl\/132546\/"},"modified":"2026-01-26T19:58:07","modified_gmt":"2026-01-26T19:58:07","slug":"pinellas-denies-housing-land-use-change-in-split-vote","status":"publish","type":"post","link":"https:\/\/www.newsbeep.com\/us-fl\/132546\/","title":{"rendered":"Pinellas denies housing land-use change in split vote"},"content":{"rendered":"

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.<\/p>\n

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.<\/p>\n

The commission, in a 4-2 vote, disapproved of more than doubling the site\u2019s density without additional information. Pinellas Park-based Belleair Development Group (BDG<\/a>) is under contract to buy the 18.5-acre property at 13400 Pine Street from Green Energy for America, LLC.<\/p>\n

\u201cAn extensive geological study has to be done to place the buildings on this property,\u201d said Carlos Yepes, founder of BDG. \u201cThat is the reason you don\u2019t have the map today. The master plan will tell you how many units we\u2019re going to build.\u201d<\/p>\n

The site is southwest of Largo city limits and about two miles east of the Intracoastal Waterway. Yepes said the \u201camount of construction debris that was put into this property is substantial.\u201d<\/p>\n

His firm is also seeking a Brownfield designation to receive environmental remediation tax credits. Yepes pledged to develop the land<\/a> \u201cone way or another,\u201d but requested the land-use change before providing a site plan.<\/p>\n

\"\"<\/p>\n

An aerial map of the property. Image: County documents.<\/p>\n

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\u2019s Live Local Act<\/a> and build even more units at the site.<\/p>\n

Scott Swearengen, the county\u2019s long-range planning manager, said the subject area predominantly consists of single-family homes. Heritage Oaks<\/a>, an affordable public housing development, sits directly east of the site.<\/p>\n

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.<\/p>\n

\u201cSo, that would be something that would have to come forward to you with the zoning at a future point,\u201d Swearengen said.<\/p>\n

The county\u2019s affordable housing development bonuses could allow up to 414 units on the site. Swearengen reiterated that BDG has not submitted those plans.<\/p>\n

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.<\/p>\n

Officials previously approved a 207-unit affordable housing development at the site. Swearengen said the current proposal would significantly increase density \u201cwithout those accompanying assurances \u2013 how the project would be laid out, how it would be built.\u201d<\/p>\n

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.<\/p>\n

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<\/a>, which is $100,150 for a two-person household.<\/p>\n

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Residents and commissioners expressed concerns regarding traffic impacts. Image: County documents.<\/p>\n

Swearengen said he was unsure how many units the developer could build under the Live Local Act, but it would \u201cfar exceed\u201d the county\u2019s 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\u2019s approval.<\/p>\n

\u201cI\u2019m with Commissioner Peters on that: I\u2019d like to have some say in what they\u2019re going to do,\u201d Scherer said. \u201cAlso, from just a housing standpoint, our beach communities need housing in that area. A lot of our employers \u2013 the sheriff, 911 \u2013 need more housing out there, as well.\u201d<\/p>\n

Administrator Barry Burton said BDG could apply for affordable housing bonuses that would increase allowable density without the land-use change. \u201cWe would like to work with the developer.\u201d<\/p>\n

\u201cWe absolutely agree that we need housing in this area, and the site is ripe for redevelopment,\u201d Burton added. \u201cIt\u2019s the challenge of how you go about addressing it.\u201d<\/p>\n

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.<\/p>\n

Rubenstein agreed that the Live Local Act\u2019s streamlined administrative process would take the commission out of the equation \u201ca little bit.\u201d She said there are \u201creal advantages\u201d to reviewing the project\u2019s master plan, particularly considering community concerns, and BDG needs to know the number of units it can build before completing environmental studies.<\/p>\n

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.<\/p>\n

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