Forward Pinellas introduces proposed Countywide Rules amendments to support housing toolkit and clarify rules

Forward Pinellas staff presented proposed amendments to the Countywide Rules at the July 9 meeting, aimed at implementing recommendations from the Housing Regulatory Toolkit, refining the MAX Index used for countywide plan map reviews, clarifying the Target Employment Center (TEC) provisions adopted in 2023 and making several housekeeping edits including new definitions for recreational vehicles.

The proposed housing‑related amendments would add two toolkit‑recommended incentives: allowing horizontal mixed‑use for parcels under 5 acres (different uses in adjacent, connected buildings) and expanding the senior‑housing bonus to include an option for universal design. Staff said most toolkit recommendations already exist in the rules as bonuses; the amendments primarily add clarity and common definitions.

A key change discussed was expanding the MAX Index criteria and committing staff to provide technical assistance to applicants. The MAX Index discourages increased density in underperforming multimodal areas unless applicants commit to multimodal improvements such as bike lanes, bus shelters or other facilities. Linda (Forward Pinellas staff) told the board that the policy has generally worked but local governments asked for added flexibility and more technical support.

Board members raised questions about images used in the toolkit materials, the practical implications of universal‑design certification, how the amended TEC language would affect local projects, and whether the proposed recreational vehicle definition would encompass converted vans and farm‑use trailers. Staff said local governments retain authority to refine definitions for local code enforcement and that the Countywide Rules aim to be general and permissive rather than prescriptive.

Why it matters: The rule changes guide how local governments and developers use bonuses and incentives for housing, set expectations for transportation improvements tied to map amendments, and shape how employment centers balance job growth with complementary uses. Changes to definitions — including recreational vehicles — could affect local code interpretation and enforcement.

Next steps: Staff will begin the formal amendment process in September, starting with a Planners Advisory Committee recommendation followed by a public hearing to this board and two public hearings before the Pinellas County Board of County Commissioners. If adopted on schedule staff estimated completion in October or November.

Quotes from the meeting - "We are proposing to add two new bonuses recommended by the toolkit," said Linda, summarizing staff recommendations. "We are also proposing to expand the bonus for senior housing, to add an option for something called universal design." - "We'll look for a different image," Linda said in response to a commissioner’s accessibility critique of a sample kitchen image used in the presentation.

What staff will carry forward: clearer language and definitions for bonuses, technical assistance for MAX Index applicants, clarifications to the TEC rules and several non‑substantive housekeeping edits to notice and submittal timing.