Subject:
Title
Resolution adopting the Joe’s Creek Industrial Park Master Plan.
label
Recommended Action:
Recommended Action
Conduct a public hearing and approve a resolution adopting the Joe’s Creek Industrial Park Master Plan (JCIPMP). Based upon evidence and findings contained in the staff report and attachments, this item is recommended for approval by the Board of County Commissioners.
This proposed resolution will enact the following changes:
• Adopt a Master Plan that can serve as a Special Area Plan, as described and required in the Pinellas Countywide Rules by Forward Pinellas, to allow the County to make future modifications to the Lealman area Target Employment Center (TEC).
• Establish findings and recommendations to guide future redevelopment and investment decision making in the subject TEC and greater Joe’s Creek Industrial Park.
• Establish data, analysis, findings and recommendations to identify and guide future infrastructure improvements to advance the overall subject area.
• Adopt a Land Use Vision Map to help guide future potential Comprehensive Plan land use policy decisions and unincorporated Pinellas County Land Development Code regulation updates to facilitate redevelopment and business investment in the subject TEC.
• The proposed JCIPMP is a result of significant study and analysis along with stakeholder input and consultation with the Lealman Community Redevelopment Agency Citizen Advisory Committee (CAC).
• The Lealman CAC recommends approval.
Body
Strategic Plan:
Resilient Infrastructure and Environment
1.2 Maintain and enhance County infrastructure
1.4 Improve environmental quality
1.5 Strengthen resilience and adaptation
Prosperity and Opportunity
3.3 Increase workforce opportunities
3.5 Foster business growth
Summary:
Summary
The proposed JCIPMP is a result of significant study and analysis along with stakeholder input and consultation with the Lealman CRA CAC. The CAC voted to support the JCIPMP.
The JCIPMP includes findings and recommendations for the allowance of expanded business opportunities, local control for future development and redevelopment, and area improvements to infrastructure and public facilities. The findings and recommendations are guided by a real estate and market assessment, land use analysis, and an infrastructure assessment that addresses potable water, wastewater, stormwater, bulkhead/seawalls, and transportation. The JCIPMP is intended to guide future land use policy, development regulations and incentives, and investments in public (and private) infrastructure.
The JCIPMP includes a robust Appendix that contains numerous professional documents in support of the findings and recommends of the Plan, including the market and real estate assessment data and analysis; a stormwater assessment technical memorandum (including runoff and nutrient loading calculations); an evaluation of potential stormwater sites (including probable construction costs); a bulkhead condition assessment of seawalls; a potable water and wastewater assessment technical memorandum; and stakeholder engagement data and results.
The results of the JCIPMP include a Land Use Vision Map, supported mostly by the real estate and market assessment and stakeholder comments, to guide future land use policy and mapping decisions as well as the County LDC amendments in support thereto. From the broad infrastructure assessment, the Plan also includes recommendations for future investment (both on the planning and implementation sides) to improve area conditions and support future investments in the TEC.
Upon adoption, County staff intends to begin utilizing the JCIPMP as a guide for updates to the County Comprehensive Plan (PLANPinellas) policies, most notably within the Future Land Use Element; and revisions to the Land Development Code to establish a new area-specific zoning district overlay in support of the Land Use Vision Map. This anticipated effort should take approximately 12-14 months to complete, including Statutory review requirements along with continued stakeholder outreach and necessary public hearings.
The JCIPMP and associated appendices are included in the attached adoption Resolution as EXHIBIT A.
Body
Background Information:
The Lealman CRA Plan was adopted by the Board in 2016 and amended in 2019. The Plan established redevelopment objectives and strategies for the CRA and includes various plan implementation recommendations for improvement. Objectives 1 and 2 of the CRA Plan encourage the use of targeted economic development strategies and opportunities to improve the commercial/business environment along major corridors as well as the JCIP.
In 2023, the Forward Pinellas Board (FPB) and Countywide Plan Authority (CPA) adopted the Target Employment and Industrial Lands Study (TEILS) giving local governments the option to prepare SAPs for TECs to provide a greater variety of land uses and allow more local control to Pinellas County municipalities. Soon after, in the summer of 2024, the County began preparing the JCIPMP to serve as a SAP per the requirements of TEILS; and as a mechanism intended to guide development and redevelopment within the Lealman CRA.
Throughout the development of the Plan, the County sought input from the Lealman community through a multi-day stakeholder engagement event, interviews with business owners, an online survey, door-to-door outreach to the business community, and public meetings with the CAC. In addition, County Departments assisted in the advisement, preparation, and review of the JCIPMP findings, recommendations, and documents included in the Plan, including the Departments of Housing and Community Development, Public Works, Economic Development, and Utilities, as well as the Lealman CRA.
On June 25, 2025, The CAC voted unanimously to recommend approval of the JCIPMP to the Board. And on July 17, 2025, County staff presented the Plan findings and recommendations at a Board Work Session.
Fiscal Impact:
Staff has budgeted $56,000 in the Fiscal Year 2026 (FY26) Proposed CRA Budget for the implementation of zoning and map changes supporting the Joe’s Creek Industrial Master Plan.
Staff Member Responsible:
Glenn Bailey, Interim Director, Housing and Community Development
Amy Davis, Assistant to the County Administrator, Lealman CRA
Partners:
Lealman Community Redevelopment Agency
Attachments:
Resolution
Master Plan and Appendices
Case Maps
Boundary Description
Legal Ad
Legal Ad Map
Presentation