Good morning and welcome to the July meeting of the Local Planning Agency Board for Pinellas County, Florida. Today's public hearing by the Local Planning Agency is being held to review a proposed amendment to the Pinellas County Zoning Atlas and other items relative to the county's planning and growth management program. The Local Planning Agency is an independent advisory board charged with reviewing and making recommendation to the Pinellas County Board of County Commissioners on cases to be heard today. The Board of County Commissioners will make the final decision on each item at a separate public hearing currently scheduled to be held on August the 25th, 2026 at 6 p.m. The Board of County Commissioners meeting will be held at 333 Chestnut Street in the Palmer. The procedure for today will be as follows. Staff will make a brief presentation, not to exceed 20 minutes. The applicant will then present their case, again, not to exceed 20 minutes. We will then hear from proponents who will be given three minutes each unless representing a group of five or more, in which case they'll be given 10 minutes. In order to get the 10 minutes, non-speakers must be present and waive their time. We will then hear from opponents who likewise will be given three minutes each unless representing a group of five or more, in which case they also will receive 10 minutes. Again, non-speakers must be present and waive their time. Finally, the applicant will be given the opportunity to close, answer questions, and respond to any concerns raised by the opponents or proponents for a period of time, not to exceed five minutes. Before your presentation, please give your name and address for the record. All testimony will be under oath, so if you have not been sworn in today and you plan to testify, please rise now and be sworn. Also, please fill out the slip on the table and present it to the clerk before you speak. There will be no continuing rebuttal, so please try to present all information and concerns while you are at the podium. If you plan to provide letters, written comments, studies, or other documents in response to the LPA's findings and recommendations, those must be received by the zoning section seven days prior to the Board of County Commissioners meeting in order to be included with the record that will be transmitted to the Board of County Commissioners. So with that, we'll move into the agenda. At this time, we'll now move to our quasi-judicial statement. Good morning, Assistant County Attorney Kirby Kreider. The matters heard by the local planning agency are quasi-judicial in nature. Please note that only competent, substantial, fact-based testimony or evidence may be considered by the Board in deciding the matters before it. Pure speculation or opinion not based on competent fact cannot be considered. Lay testimony with fact-based support, including but not limited to meeting minutes, surveys, engineering reports, etc., may be considered competent and substantial evidence. Thank you. Thank you, Council. We'll now move to Item 3, approval of the minutes from the May 13, 2026 LPA hearing. Move approval of the minutes as submitted. Motion by Hamilton. I'll second. Second by Brito. All in favor say aye. Aye. Aye. Opposed like sign. The motion passes unanimously. The sign will move to Item 4A1, ZON 26-04. Ryan's going to come up and present the case for you. Good morning, everyone. Ryan Brinson, planning staff. Our case this morning is ZON 2604, and the subject property is 0.21 acres in size located at 1515 Lakeview Road in unincorporated Clearwater to the east of Highland Avenue South. The zoning amendment request is general office going to R3, single-family residential, and the proposed use is single-family. It should be noted that in 2008, the board approved a rezoning for the subject property from R3 to general office, along with a future land use map of residential office general. That statement is contained in your staff report. However, the conversion that the previous applicant intended to an office use never occurred on the property, and then it was subsequently sold multiple times. The current owner is now requesting a zoning change back to R3, so a single-family home can now be considered a conforming use, since the current zoning of general office is not allowed for residential uses except for a live-work product. So here's an aerial depicting the subject property. To the immediate north, we have an apartment complex, along with a medical office. To our south, we have a single-family home. To our east, we have a single-family home. And to our immediate west is a dentist office. Here's a Google aerial, kind of zooming in on the subject property. You can see it's a single-family home. It's got one driveway. There's a fence in the back, along with some jet skis there. You can see off to our west, to our right, the dentist office, and then, of course, to the east, a single-family home. And this is looking along Lakeview Road. Here's two illustrations of our zoning atlas map. The picture to our left, general office, that's seafoam, green-looking color. That's our general office zoning. The white areas are incorporated areas of the city of Clearwater. And then to our immediate east, we have the R3 district, which is in unincorporated Pinellas County. And as a comparison, the R3 district is the yellow category, and that is the intended category of the request. Here's a couple of site photos where we went out and posted the sign, the site for the public hearing. This is a picture of the subject property. And then on the left side, here is looking east along Lakeview Road. You'll see the single-family home. Our office use, the dentist office, to our west. Looking north, here's a picture of that apartment complex. To the right of that is the office building. That is kind of out of the picture. But to kind of focus or hone in on the current zoning and what it allows, the general office district allows for offices, clinics, studios. It does not allow for residential uses except for a live-work product. The minimum lot size requirement for general office is 6,000 square feet. Maximum building height is 35 feet. Very similar to the requested category. R3 allows lot sizes at 6,000 square feet. Maximum building height, 35. Allows for single-family detached homes. Not multifamily. Maximum impervious surface area is 75%. The flood risk, when staff looked at this, the subject property has a very low flood risk. It's not within the coastal high hazard area, neither the coastal storm area. And to emphasize the future land use that was requested to change back in 2008, is going to remain the same residential office general. So that is not part of this request this morning. The zoning atlas amendment is going to recognize the site's existing use. It is compatible with the surrounding development pattern in the area. It's consistent with the comp plan, along with that future land use designation of ROG. And staff is recommending approval. The applicant is here this morning if you have any specific questions. Here to answer any questions as well. All right. Thank you. Board members, do you have any questions for staff? All right. Seeing none. Thank you. We'll hear from the applicant. Hello. Please state your name and address for the record. My name is Manuel Jones. I'm the new owner of this property. Just as I really want to. And just for the benefit of the clerk, what's your address of record? 1515 Lakeview Road, Clearwater, Florida. All right. Thank you. Please proceed. I'm supposed to tell you what I like to do with the property. And essentially, I just want to live there now. I don't have any, like, major renovation plans or anything like that. Just bringing up the code. I've already applied for some permits for the windows, the doors, update the electrical panel. Basic things to allow me to live in the house. That's my plan. All right. Board members, do you have any questions for the applicant? All right. Seeing none. Thank you. Do we have anybody in the room who wishes to speak in support of application 0N26-04? Do we have anyone online who wishes to speak in support of the application 0N26-04? We don't have anyone online. Okay. And do we have anyone in the room who wishes to speak in opposition to application 0N26-04? Seeing none. Does the applicant, I assume the applicant doesn't have any final remarks to make to us? All right. Just said no. It comes back to the board. Any final discussion before I entertain a motion on application 0N26-04? Seeing none, I will now entertain a motion on application 0N26-04. All motion to approve. Motion by Brito. Second. Second by Cataldo. All in favor, say aye. Aye. Aye. Opposed, like, sign. The motion passes unanimously. All right. We've recommended approval. So, uh, your next stop will be Board of County Commissioners. Staff, do you have anything to say to us before we adjourn? Uh, do not, except to, I'll see you next month. All right. See you next month. I'll entertain a motion to adjourn. So moved. Motion by Hamilton. Second. Second by Oliveria. All in favor, say aye. Aye. Aye. Opposed, like, sign. The motion passes unanimously. Okay. Okay. Okay. Okay. Okay. Okay. Okay. Okay. Okay. Okay. Okay. Okay. Okay. Okay. Okay. Okay. Okay.