The meeting opened with a presentation by a staff attorney with over 20 years of experience in land use law. The attorney provided an overview of the roles and responsibilities of the board, emphasizing the importance of the comprehensive plan and land development regulations. This presentation highlighted the historical evolution of planning policies in Florida, focusing on the Environmental Land Management Study Committee (ELMS) and the Growth Management Act. The concept of concurrency was introduced, which mandates that infrastructure must be in place before new developments proceed, addressing urban sprawl and environmental degradation concerns.

The attorney elaborated on the distinctions between legislative and quasi-judicial decisions, stressing that the former involves policy formulation while the latter requires the application of existing policies in a formal setting. The necessity of “competent and substantial evidence” in quasi-judicial proceedings was underscored, differentiating between layperson testimony and expert testimony supported by factual evidence. The attorney also highlighted the complexities of determining affected parties in these hearings, emphasizing due process and the need for clear criteria to avoid arbitrary decisions.

One notable topics was the proposed amendment to Article Seven of the Land Development Code regarding the historic preservation ordinance. The aim was to introduce a “neighborhood conservation overlay” as a less alternative to existing processes. The board discussed the need to simplify the ordinance while retaining essential functions, focusing on significant actions such as demolition and new construction rather than minor alterations. Concerns were raised about the mechanism for designating these conservation districts, with a proposal requiring at least 51% of property owners in a proposed district to show support for its establishment. This sparked debate on the feasibility and precedent of such a requirement.

Public engagement was another issue, with the board acknowledging the need for community input before finalizing the overlays. The importance of notifying adjacent property owners and ensuring comprehensive public notice was emphasized, although challenges in achieving this were recognized. The board discussed the potential benefits of proactive attorney involvement in establishing standing for third parties.

Attention then shifted to the ongoing updates to the special area plan and Smart code, which aim to incorporate form-based codes. These updates are intended to move away from conventional zoning practices that often result in mismatched developments. The board discussed the benefits of form-based codes, which focus on predictable outcomes and high-quality public spaces, contrasting them with the limitations of use-based zoning.

The planning staff proposed integrating the special area plan and Smart code into a single, more user-friendly document. This would streamline the planning process and provide a clearer vision for different areas within the city. The character districts outlined in the special area plan would serve as the starting point for planning discussions, capturing the uniqueness of each district while providing a clearer framework for developers and residents.

Traffic studies were also a point of discussion, with board members expressing a desire for future developments to consider comprehensive traffic management. The planning staff proposed revisiting the multimodal transportation district to ensure future planning adequately addresses transportation needs.

Community engagement sessions were planned to gather input on the character districts, with the intent to present the findings to the board in October. This structured approach aims to bring clarity to the planning process and foster greater community involvement.

Concerns were raised about the Klosterman Preserve, a valuable undeveloped property owned by the Pinellas County School District. Board members expressed frustration over the lack of communication and action from the city regarding its potential use, particularly as a park. The property is likely to be developed into high-density apartments, which would not meet the city’s park needs. The preservation group working to save the Klosterman Preserve has been granted more time until December to raise the necessary funds, a development received positively by the board.