Local Planning Agency backs rezoning, land‑use change for 3.2‑acre Winchester/Kersey subdivision; recommends 11 homes

The Pinellas County Local Planning Agency on the March meeting voted to recommend that the Board of County Commissioners approve a future land‑use map amendment and a rezoning that would allow a single‑family subdivision across two adjacent parcels at 1736 Winchester Road and 2281 Kersey Road. The agency’s recommendation to the BOCC includes the removal of a proposed 25‑foot landscape buffer on the southwest portion of the site and a cap of 11 lots, down from the applicant’s initial request for 12.

The change would combine a 2.18‑acre property along Winchester Road that already carried a conditional overlay with a 1.02‑acre parcel on Kersey Road to create a 3.2‑acre development site. Staff described the requested future land‑use change for the Kersey parcel from Residential Suburban (2.5 units/acre) to Residential Low (5 units/acre) and a zoning atlas amendment to R‑3 with a conditional overlay across the combined site.

County planning staff told the LPA the applicant’s package proposes to increase the maximum number of lots on the combined site from seven (under the existing conditional overlay for the Winchester parcel) to 12, remove a previously required minimum lot size (9,500 square feet) and an 80‑foot minimum lot width, and retain several setback requirements. The applicant agreed during the hearing to withdraw a proposed 25‑foot landscape buffer on the southwest portion of the site and later offered to limit the development to 11 lots as part of the board discussion.

Staff and applicant presentations

Planning staff said the northern parcel on Kersey Road is the only one needing a future land‑use amendment; the Winchester parcel is already designated Residential Low. The staff analysis concluded the change would be consistent with the county comprehensive plan and would not require a county‑wide plan amendment through the Forward Pinellas process. Staff estimated the development could generate about 11 trips in the morning peak hour and 14 trips in the evening peak hour and said those additional trips would not change the level of service on nearby Belcher Road, currently reported at LOS C.

The applicant, Dushan Gulati, said he had engaged in neighborhood outreach and described multiple concept layouts included in his packet. "Basically, I'm requesting that I'll be allowed to build 12 homes on 3.2 acres," Gulati told the board, and he said he volunteered some additional setbacks and a 10‑foot buffer along the east property line during outreach. After public comment and questions, Gulati offered to reduce the proposed number of lots to 11.

Traffic and drainage evidence

The applicant’s traffic witness, Don Skelton of Way Engineering, testified as an expert and said the firm collected fresh counts in February 2025. He told the LPA the study found peak‑hour trip generation of about 11 AM trips and 14 PM trips and that, based on trip distribution and the unimproved condition of Winchester Road, the development was not likely to cause drivers to use Lawton Drive (a private road) as a cut‑through. "We don't see Lawton Road really being used as a cut through for this development," Skelton said.

Residents at the hearing strongly disagreed with that assessment and raised repeated concerns about localized flooding, the condition of Winchester Road (an unimproved, single‑lane dirt roadway at present), and safety for pedestrians and children near Belcher Elementary School. Multiple speakers said surface water currently ponds in backyards after heavy rains and that past gravel/demolition activity near the site has worsened runoff. Planning staff responded that the subject property lies in Flood Zone X (not a coastal high hazard area) and that new development would be required to meet county stormwater and site‑plan requirements, including on‑site stormwater management and connection to an appropriate outfall or county system where required.

Public comment and neighborhood concerns

More than a half dozen neighbors testified in opposition, citing three recurring issues: (1) existing backyard flooding and concern that added impervious surface and roadway improvements would worsen runoff into neighboring yards; (2) safety and cut‑through traffic on Lawton Drive and Winchester Road, including school traffic and large service vehicles; and (3) privacy and noise from a new roadway and from smaller lots adjacent to long‑established 80‑ to 90‑foot lots. Jessica Jurick, who lives at 2232 Lawton Drive, said the back of her property floods during heavy rains and stated her opposition: "I don't think we need to add more, and I'd like to ... say my disapproval of using Winchester Road as an entrance to this development." Several speakers asked the board to require a privacy fence rather than a vegetative buffer.

Board deliberations and LPA recommendation

The Local Planning Agency conducted separate votes on the future land‑use amendment and the zoning amendment (which includes the conditional overlay). The LPA recommended approval of the land‑use amendment to the Board of County Commissioners. On the zoning case, the board initially failed to reach a majority on an earlier motion; after further discussion the LPA voted to recommend the zoning atlas amendment to R‑3 with a conditional overlay but without the proposed 25‑foot landscape buffer on the southwest corner and with a limit of 11 homes (the applicant volunteered the reduction). The LPA's recommendation will go to the Board of County Commissioners; the BOCC hearing is scheduled for April 22, 2025, at 6 p.m. in the Palm Room at 333 Chestnut, staff confirmed.

What the recommendation does and does not decide

The LPA’s recommendation to the BOCC is advisory; if the BOCC approves the land‑use and zoning changes the project will still be subject to the county site‑plan review process. County staff and the applicant told the board that stormwater design, access details (including whether a cul‑de‑sac or emergency access is required), lot layout and other specifics would be reviewed at site plan, and that some commitments (for example, specific planting plans or pavement extents) are typically finalized at that later stage or through a development agreement.

Next step

The LPA record, including staff analysis, the applicant's traffic study and concept materials, and the LPA recommendation, will be transmitted to the Board of County Commissioners for a final decision at the April 22, 2025 BOCC hearing.