FUTURE LAND USE MAP AMENDMENT (FLUMA) PROCESS

  • Pre-Application Meeting: The property owner or authorized agent meets with City team members to discuss the proposed Future Land Use Map Amendment (FLUMA).
  • Submission of Application: The property owner or authorized agent submits a FLUMA application, including a written statement meeting review criteria.
  • Planning Board Hearing: The City schedules a public hearing before the Planning Board, which makes recommendations to the City Commission. Property owners within 500 ft are notified two weeks before the hearing.
  • First Reading at City Commission: The City schedules a first reading before the City Commission. The Commission votes on whether to submit the amendment to the Pinellas Planning Council (PPC) and CPA. For large-scale FLUMAs, the first reading is a public hearing.
  • Agency Review: If approved at first reading, the proposed FLUMA is sent to county agencies and the Department of Economic Opportunity (DEO) for review.
  • Final Public Hearing at City Commission: The City schedules a second and final public hearing at the City Commission.
  • Adoption Process: If approved at the final public hearing, the adopted FLUMA is sent to DEO and other agencies within 10 working days. Affected persons have 21 days to file a petition with the state agency. The amendment becomes effective 31 days after the final adoption public hearing if no petitions are filed.
What is a Future Land Use Amendment (FLUMA)?
Unlike traditional zoning, Largo uses a Future Land Use classification system. This system outlines allowable, conditional, and not-allowable uses for each parcel of land. It helps property owners and the City plan for future development and growth per the Comprehensive Plan. Largo's system is derived from the Countywide Plan Map regulated by the Countywide Planning Authority (CPA).  Forward Pinellas maintains this map. Largo aligns its Future Land Use Maps (FLUMs) with the Countywide Plan Map categories like other local cities.

Proposed changes, known as FLUMAs, are amendments to the Comprehensive Plan's Future Land Use element. They undergo review and approval by the City Commission and the Board of County Commissioners, acting as the CPA. The process typically takes about six months and can be initiated four times a year. Detailed procedures for processing FLUMAs are outlined in Section 4.5 of the City’s Comprehensive Development Code.

Why is a FLUMA needed?
If a property owner wants to use or develop their property in a way not allowed by the existing Future Land Use classification, they can request a FLUMA. This process allows property owners or their authorized agents to propose a change to a property’s Future Land Use classification.

Example Scenario: Suppose a property owner wishes to build a single-family subdivision, but their property is classified as Institutional (I), which doesn't permit residential development. In this case, the property owner can apply for a FLUMA to change the classification to one that allows single-family residential, such as residential low.

All Future Land Use Amendments undergo review to ensure consistency with the Comprehensive Plan's goals, objectives, and policies, Chapter 163, Part II of Florida Statutes, and the Countywide Rules.

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