Proposed FLUMA and Development Agreements

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Development Agreement Overview

A development agreement is a contract between the City of Largo and a property owner or authorized agent, detailing the obligations of both parties and specifying the standards and conditions that will govern the development of a property.
A development agreement is negotiated between property owners or authorized agents and the City for the purpose of ensuring that certain development conditions remain constant over a period no longer than 30 years. They are initiated to ensure that potential impacts of development do not negatively impact the public interest. Examples of projects subject to a development agreement include but are not limited to: projects seeking City support for a Future Land Use Map Amendment due to potential developmental impacts; projects seeking density, intensity, or height bonuses in the West Bay Drive Community Redevelopment District (WBD-CRD); and hotel projects seeking to increase their maximum allowable number of rooms
  1. The property owner or authorized agent submits a letter requesting a Development Agreement.
  2. Development Controls Officer (DCO) reviews requests.
  3. DCO seeks authorization to negotiate terms and conditions from the City Commission.
  4. City staff and the property owner or authorized agent meet to discuss the concept and terms and conditions.
  5. City Commission approves or denies the terms and conditions of the Development Agreement. The property owner or authorized agent may attend this meeting.
  6. If approved, the Development Agreement is formalized by the City Attorney.
  7. Staff schedules the first of two public hearings, both of which the property owner or authorized agent may attend, bringing the Development Agreement before the Planning Board for their recommendation of approval or denial.
  8. The second public hearing is before the City Commission. The Commission may approve or deny the Development Agreement at this meeting.
Following the approval of a Development Agreement, the property owner or authorized agent continues into the site plan review process with the City. This process is needed for the issuance of the Development Order in order to obtain proper permits and begin construction. For questions about this process or next steps, you can contact the Planning & Development Services Division at 727-587-6749, Ext. 7301.


What is a Future Land Use Amendment  (FLUMA)?
The City of Largo does not use traditional zoning like many other cities. Instead, the City uses a Future Land Use classification system which gives allowable, conditional, and not allowable uses for each parcel of land in the City. This system allows individual property owners and the City to plan for future development and growth by applying the policies contained in its Comprehensive Plan.

Largo's Future Land Use classification system comes from the Countywide Plan Map which is a regulatory map adopted by the Countywide Planning Authority (CPA) and maintained by the Pinellas Planning Council (PPC), known as Forward Pinellas. All local cities, including Largo, are required to adopt their own Future Land Use Maps (FLUMs). The maps must be consistent with the Countywide Plan Map categories.

Proposed FLUMAs are amendments to the Future Land Use Element of the City's Comprehensive Plan and are subject to review and approval, by the City Commission and the Board of County Commissioners (BCC), sitting as the Countywide Planning Authority (CPA). The FLUMA process takes about six months from start to finish and can be initiated four times a year. Section 4.5 of the City’s Comprehensive Development Code (CDC) explains in detail the review criteria, application requirements, and procedures for processing a Level IV Comprehensive Plan Future Land Use Map Amendment.
Why is a FLUMA needed?
If a property owner wants to use or develop a property in a way that is not allowed under the existing Future Land Use
classification, the property owner may request a Future Land Use Map Amendment (FLUMA). The FLUMA process, allows
property owners or authorized agents to propose a change to a property’s Future Land Use classification.
Example: A property owner seeks to develop a single-family subdivision on their property. This proposed use is not
permitted under its existing Institutional (I) Future Land Use classification. In such an instance, the property owner could
apply for a FLUMA to change the classification to one that allows single-family residential, such as Residential Low (RL).

All Future Land Use Amendments must be reviewed for consistency with the goals, objectives, and policies of the
Comprehensive Plan, Ch. 163, Part II, Florida Statues, and the Countywide Rules.
1. Property owner or authorized agent requests a preapplication meeting with City staff to discuss proposed Future Land Use Map Amendment (FLUMA). 
2. Property owner or authorized agent submits a FLUMA application including a written statement consistent with the review criteria in Section 4.5.3 of the Comprehensive Development Code.
3.  Staff schedules a public hearing before the Planning Board, which recommends approval or denial of the amendment to the City Commission. Property owners within 500 ft of the subject property are notified two weeks prior to the Planning Board hearing through a public notice and a property posting. The property owner or authorized agent may attend the hearing.
4. Staff schedules the proposal to go before the City Commission as a first reading. At the first reading, the City Commission will vote on whether the amendment should be submitted to the Pinellas Planning Council (PPC) also known as “Forward Pinellas,” and the Countywide Planning Authority (CPA) for consideration as a Countywide Plan Map amendment. For large-scale FLUMAs (over 10 acres), the first City Commission meeting is also required to be a public hearing. 
5. If approved by the City Commission at first reading, the proposed FLUMA is sent by staff to County agencies referenced under step 4 (left) and the Department of Economic Opportunity (DEO) if it is a large-scale amendment.
6. If approved by relevant agencies, staff schedules the proposed FLUMA to be brought back to City Commission for a second and final public hearing. 
7. If approved by City Commission at the final public hearing, staff sends the adopted Comprehensive Plan FLUMA to the DEO as well as other governmental agencies within 10 working days from the second and final adoption public hearing. 
8. Any affected person may file a petition with the state agency within 21 days after publication of the adoption of the FLUMA. If no petitions are filed, the amendment becomes effective 31 days after the final adoption public hearing.

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