Local Planning Agency recommends denial of land‑use change for 13400 Pine Street in Largo

The Pinellas County Local Planning Agency on Oct. 8 recommended denial of a proposed land‑use map amendment for an 18.43‑acre parcel at 13400 (Pine Street) in unincorporated Largo that the applicant says could be redeveloped for multifamily housing.

Scott Swearingen, long‑range planning manager, told the board the site currently carries a Residential Urban designation allowing about 7.5 dwelling units per acre and said changing the parcel to Residential Medium (15 units per acre) would raise the theoretical maximum to roughly 276 market‑rate units, with further increases possible through affordable‑housing density bonuses. "Staff found this to be inconsistent with the comprehensive plan and thus is recommending denial," Swearingen said, citing compatibility and the absence of accompanying master‑plan assurances.

Katie Cole, attorney for the contract purchaser Bel Air Development Group, argued the change is consistent with county goals encouraging mixed‑income and higher‑density development outside coastal hazard areas. She noted the parcel’s brownfield history and said the site would be eligible under Florida’s Live Local statute, which Cole said "would be eligible to be developed under a Live Local designation" and that "the maximum density under a live local project would be 1800 units," a statutory construct she cited to illustrate the range of possible densities under state law.

Several residents urged denial. Marva Perry described prior controversy and audits regarding the site and opposed back‑to‑back high‑density affordable housing adjacent to the Rainbow Village project: "We don't want two high density affordable housing project back to back," she said, and also raised traffic and drainage concerns. Gloria Blaine, who lives behind the parcel, said she has seen water flow into her backyard and opposed large multifamily development without road and drainage upgrades.

Board members debated infrastructure capacity, remediation needs and prior approvals tied to an expired development agreement. A motion to approve the map amendment failed on roll call; the board then passed a motion to recommend denial based on the staff recommendation and forwarded that denial to the Board of County Commissioners for its Nov. 18 public hearing.

The board’s action does not preclude future applications by the property owner. If the county commission holds a hearing and the commission action differs, or if the applicant returns with a development master plan or affordable‑housing proposal with binding commitments, the outcome could change. The Local Planning Agency record, including staff reports and public testimony, will be transmitted to the Board of County Commissioners.