Pinellas County planning board backs ordinance to create certificate-of-use program for short-term rentals

The Local Planning Agency (LPA) for Pinellas County unanimously recommended approval of LDR 24‑04, a proposed amendment to Chapter 138 of the Land Development Code that would create a mandatory certificate-of-use program for short‑term rentals in unincorporated Pinellas County.

The recommendation, made at the LPA’s January meeting, directs that the ordinance be transmitted to the Pinellas County Board of County Commissioners for two public hearings currently scheduled for Feb. 25 and March 25, 2025. The board will make the final decision at those hearings.

The ordinance package updates definitions, removes regulation of individual rooms in owner‑occupied homes to align with the Florida Department of Business and Professional Regulation (DBPR), ties minimum occupancy to bedroom count and one common space, excludes children under 12 from occupancy calculations, requires life‑safety standards consistent with the Florida Building Code, and establishes an inspection cadence and enforcement framework supported by third‑party software.

Planning staff presented the ordinance and described the certificate‑of‑use program as the central element. “This request is a proposed ordinance to amend the land development code in chapter 138, related to short term rentals,” said Mr. Schotterbach, planning staff presenter. The ordinance text as drafted includes a mandatory certificate application, inspection requirements aligned with the Florida Building Code and changes to occupancy and advertising rules.

Kevin McCandrew, director of Building and Development Review Services, said the update is a refinement of a version the LPA saw months earlier and that the county removed regulation of individual rooms in owner‑occupied homes to avoid conflict with state law. “This was not a major redo. This was going in and refining some of these elements as we're building out the certificate of use program,” McCandrew said.

Under the proposed occupancy method, capacity would be calculated as two persons per bedroom plus two persons for a common space; children under age 12 would not be counted in that calculation. The ordinance would require certificate holders to post a contact phone number and designate a responsible party reachable through a 24/7 hotline supported by the county’s vendor. McCandrew identified the vendor as Host Compliance, a Granicus‑owned company, saying, “Host Compliance, it's a Granicus owned company, that is going to support largely support the certificate of use enrollment, as well as the enforcement side going forward.”

Board members asked about implementation timing, staffing and how the county would avoid creating permit backlogs. Staff said a short‑term rental administrator and additional code officers have been hired and that the county intends to meter certificate issuance over roughly six months after launch so the administration and annual renewals are distributed through the year. Staff said the tentative launch target is as close as possible to the second‑reading approval date, with an implementation goal around April 1.

Members also raised disaster‑response concerns. Board member Hendrix asked for a mechanism to allow short‑term rentals to be used by recovery contractors during emergencies. Hendrix said, “So during, an emergency, we need to be able to overlook some of these things, whether it's through, proclamation and emergency proclamation.” Staff responded that the county’s emergency housing code and the Board of County Commissioners’ authority to suspend enforcement under emergency declarations could address those needs and that staff would bring the suggestion to emergency management and housing partners for consideration.

The LPA motion approved the ordinance as recommended by staff and included a minor language clarification to section 138‑3232(f)(1) of the draft ordinance. The motion to recommend approval was made by Board member Everett and seconded by Board member Brito; the board voted to pass the recommendation unanimously.

The matter will now proceed to the Board of County Commissioners for two public hearings. Staff told the LPA there are currently no items set for the February LPA meeting and that the board should expect the next LPA meeting in March. New planning analyst Marie Admire was introduced as the staff contact for LPA communications.

Votes at a glance: LDR 24‑04 (Chapter 138, short‑term rentals) — LPA recommendation: approve per staff recommendation, include clarified language to section 138‑3232(f)(1). Motion: approve LDR 24‑04 per staff recommendation (mover: Everett; second: Brito). Outcome: recommendation approved unanimously.