Largo planning board recommends expanding Clearwater Largo Road redevelopment district, 6-0

The Largo Planning Board voted 6-0 on Feb. 19 to recommend approval of FLUMA-25-004, an amendment that would expand the Clearwater Largo Road Community Redevelopment District (CRD) and apply five new character districts to steer higher-density, mixed-use development along Clearwater Largo Road and Alternate 19.

Whitney Clark, the presenter, told the board the CRD designation is intended “to encourage redevelopment in areas that have historically experienced some economic challenges” and to promote a mix of uses, higher densities along corridors, and improvements to pedestrian and transportation infrastructure. Clark said the plan includes a typical pedestrian-zone configuration with a 5-foot landscaping strip, a 10-foot sidewalk or mixed-use pathway, and an additional 5-foot amenity area to accommodate multiple users.

Jared Austin, the planning manager, explained tax increment financing (TIF) as a funding tool staff hopes to use to pay for targeted infrastructure in the district, saying, “tax increment financing, is what we're referring to as the TIF” and that it captures additional revenue generated in the district to be reinvested locally. Austin clarified the city alone cannot fully implement a county-involved TIF: the Board of County Commissioners must also approve a county portion for the full TIF to be realized. He emphasized land-use changes would proceed even if the county does not join a TIF.

A resident during public comment urged the board to reject the expansion, citing neighborhood impacts: “I've lived in my house for 35 years... I don't want more, more noise, more people, more traffic,” the resident said, also describing odors and safety concerns near nearby businesses. Staff responded that the CRD standards were drafted to limit uses the city does not want — such as large gas stations, outdoor storage and certain auto-services — but said Senate Bill 180 limits local governments from adopting rules more restrictive than state law. Jared Austin described a partial workaround: disfavored uses will not be eligible for floor-area-ratio bonuses that would allow greater scale under the new standards.

Board members pressed staff on walkability and community outreach. A committee member asked whether the 10-foot pedestrian zone would be implemented in places that currently lack wide sidewalks; staff said the wider zones would primarily apply along major corridors and that redevelopment or targeted public projects would bring standards into effect. Staff said neighborhood information meetings would be held for larger development proposals to gather public feedback.

The board's discussion also referenced housing goals. The chair said Largo's housing study projects a need to permit about 10,000 units over the next decade to reduce housing cost burdens—a rationale cited to support proactively planning for higher-density opportunities. Staff reiterated the plan does not seek to displace existing residents but to enable additional housing choices when redevelopment occurs.

The motion to recommend approval of FLUMA-25-004 (ordinance 2026-08) carried 6-0. Staff said the item will be considered by the City Commission on March 3, 2026, and, if approved, will be transmitted to the Pinellas County Board of County Commissioners for countywide review, giving residents more opportunities for comment.

What happens next: the City Commission hearing is scheduled for March 3, 2026; the county review is expected to follow. The board also noted that any formal TIF would require county participation and that state law (Senate Bill 180) currently constrains some local regulatory options.