Planning Department

Development Review Division

The Development Review Division's mission is to provide a project review framework that is flexible, predictable, and creates quality development that is compatible with the character of surrounding properties.

The mission of the Development Review Program is to provide a project review framework that is flexible, predictable and creates quality development compatible with the character of surrounding properties. This program is responsible for review of all new and redevelopment site plans at three levels: permit issuance, Development Review Committee (City staff) and Community Development Board review (citizen board). The Development Review Program also holds primary responsibility to provide information and training regarding the Community Development Code to citizens, neighborhood associations, realtors and professional designers. The program is responsible for tree removal permit review, tree protection during construction, and landscaping/site plan compliance after plan approval, all of which are administered through on-site inspections. The Development Review Program is assigned special projects such as corridor plans and landscape design.

The Development Review Division provides assistance to walk-in customers, reviewing building permits and site plan applications for compliance with the Community Development Code, conducted field inspections, and responds to phone inquiries through the “zoning” line. This Division is responsible for reviewing all site plan, sign permit, administrative appeal, landscape plan, land clearing and grubbing, tree removal, plat, and transfer of development rights applications. These are available through forms and applications.

The Development Review Division oversees the administration of the Community Development Code. The Code is the primary tool the City uses to implement the goals and objectives within the Comprehensive Plan. It is the sometimes referred to as a Zoning Code in other jurisdictions. The Community Development Code was specifically written as a means to support redevelopment in Clearwater. The Code was adopted by the City Commission on January 21, 1999 and became effective on March 8, 1999. It includes all of the regulations for developing property within the City. The professional planners on staff will assist the public in the interpretation of the Code and the site plan review of new projects. Upon approval of a site plan, the applicant may apply for a building permit.

Features of the Community Development Code:

• The Code has many features to address the unique challenges of redevelopment in the City’s substantially “built-out” community. These features represent a significant means of streamlining the typical, zoning/land use/site plan approval process.
• The Code consolidates the previous 31 zoning districts into 15 districts to simplify the zoning regulations. These districts are shown on the City’s zoning atlas available for review on line (Clearwater Parcel and Zoning) or in the Planning Department office.
• The new Community Development Board consolidates four previous boards including: Planning and Zoning Board, Development Code of Adjustment Board, Historic Preservation Board and Design Review Board. The Board meets on the third Tuesday of each month at 2:00 p.m. in City Council Chambers (112 South Osceola Avenue).
• The Code establishes flexible methods of achieving redevelopment, within each of the zoning districts. All applications for site plan review must show compliance with a series of general applicability standards, intended to achieve compatibility. Three levels of review are provided within each district, outlining permitted land uses, dimensional requirements and specific criteria that must be met. The criteria are performance based, so to receive approval of the flexibility requested (e.g. reduction in setback, increase in height, more intense use, etc.), the design of buildings and sites must result in an improved plan in excess of minimum requirements. The Code significantly increases the type and amount of landscaping and buffering on new projects or redevelopment. Signage must be architecturally-integrated into the design as well.
• The first level of review, Minimum Standard Development (also called Level One development), can be approved by the Planning staff provided all dimensional requirements are met for the permitted use. Notices are sent to surrounding properties owners about the proposals.
• The second level of review is called Flexible Standard Development (also considered Level One development). This level provides flexibility in site dimensions and site usage.
• The third level of review, called Flexible Development, is also known as Level Two development. In this review, further flexibility is available in terms of permitted uses and dimensional requirements. These applications are first reviewed by the Staff through the Development Review Committee and then forwarded to the Community Development Board for a public hearing. Notices are sent to surrounding property owners regarding the proposal and public hearing date.
• The Code establishes a specific timeframe for review of all applications. The length of time for review is based on the type and complexity of the project and whether or not a public hearing is required.

Additional Information

• Frequently Asked Questions
• Community Development Code: including zoning district descriptions, permitted uses, setbacks, definitions, etc. Visit the online Community Development Code.
• Land clearing and grubbing permits: Review our Forms and Applications page or call (727) 562-4741 for more information.
• Landscaping requirements: For more information, call (727) 562-4604.
• Planning Department documents: For more information, call (727) 562-4579
• Signage information: Contact the Zoning counter or call (727) 562-4836 or 727-562-4539
• Site plan approval process: For more information, call (727) 562-4836, (727) 562-4504 or (727) 562-4604.
• Tree removal permits: For more information, call (727) 562-4746 or (727) 562-4741.
• Zoning information: Visit Clearwater Parcel and Zoning or call (727) 562-4604.