Dunedin Local Planning Agency Meeting - April 9, 2025
Dunedin Local Planning Agency Meeting - April 9, 2025
The Local Planning Agency (LPA) met on April 9, 2025 at 6:00 PM to consider two major agenda items: a development agreement for a 78-unit affordable housing project and a voluntary contraction (de-annexation) of a 0.70-acre parcel. The meeting included unanimous approval of prior minutes, public testimony on the housing project, and votes on both ordinances recommending action to the City Commission.
Consent Calendar
- Approval of March 12, 2025 Meeting Minutes: Approved unanimously without discussion.
Public Comments & Testimony (Item 1.b – The Flats on Main Street)
- Nancy Schmidt (1380 Daffodil Place, San Christopher complex): Expressed concerns about stormwater runoff based on past negative experiences with nearby construction, and about the height of the proposed three-story buildings casting shadows on existing single-story homes.
- Megan Beach (1445 Heather Drive, west side of proposed development): Raised concerns about flooding, citing 2024 storm impacts; questioned whether city infrastructure can handle increased cars, plumbing, and strain; noted loss of wildlife habitat.
- Laura Brummet (1437 Heather Drive): Echoed runoff and greenery concerns, and objected to the three-story height and privacy issues from overlooking units.
- Margaret Fast (1310 Powderpuff Drive, east side): Recalled flooding after the Twin Villas development; asked about specific stormwater mitigation features like pervious pavement, rain gardens, and bio-swales (GSI).
- Robert Refo (1341 Azalea Drive): Criticized short notice (April 1) for a hearing on April 9; noted inconsistency between two site plans; questioned parking space count (approximately 100 spaces for 78 units) and compatibility of a 43-foot building next to one-story homes.
- Edgar Reed (1341 Azalea Drive, San Christopher): Raised fire safety concerns about access roads for heavy firefighting equipment needed for a three-story structure, and whether underground utilities could withstand the load.
- Shari Morrison (3005 Country Woods Lane, property manager of San Christopher): Confirmed ongoing drainage problems that have cost the community; asked about proposed perimeter boundaries (wall, fence, etc.).
- Mario Cruz (on behalf of his mother at 1159 Friendly Lane): Reiterated concerns about drainage, height, and confusion over the building layout; also expressed concern about the affordable housing element.
Discussion Items
- Item 1.b – Ordinance 25-01 (Development Agreement for The Flats on Main Street): Staff (George Kinney, Community Development Director) presented the 78-unit affordable housing project at 1422 Carnation Drive, requiring a density bonus (up to 50% under LDC + 35% under state gray water statute) and waiver of parkland impact fees (full) and public art impact fees (50% waived). The agreement includes a 20-year affordability timeline. Economic Development Director Bob Ironsmith highlighted a partnership with Archway Partners and the Pinellas County Housing Authority, including $10 million in vouchers and state 9% tax credits. Board members asked clarifying questions about the site plan (currently L-shaped), the two-step process (development agreement followed by design review), and public noticing. Staff noted that design review, which will address stormwater, height, fire, compatibility, and architecture, will come later. Board members expressed support for the project but emphasized the need for a community meeting with neighbors. Vice Chair Benjamin made a motion to recommend approval, amended to include a request for a developer-hosted public meeting.
- Item 1.c – Ordinance 25-03 (Voluntary Contraction of 0.70 acres at 2201 Main Street): Staff explained that the applicant, Largo Medical Center, seeks to de-annex a 0.70-acre parcel (used car lot) from Dunedin to allow unified development with an adjacent Clearwater parcel for a freestanding emergency room. The property sits in a confusing location, surrounded by Clearwater, and is the only Dunedin parcel east of Belcher Road south of Main Street. Utilities Director Janice Bennett noted that upgrades required to serve the site are cost-prohibitive (estimated $500,000 for force main, $800,000 for gravity sewer). The city invested $30,000 in redevelopment in 2014. Tax revenue is approximately $3,000 annually. Staff recommended approval to streamline utilities, code enforcement, and planning. Board members discussed alternatives (e.g., Clearwater annexing into Dunedin) but agreed that the contraction is pragmatic. Katie Cole (Hill Ward Henderson, representing applicant) detailed the two-year effort to reach this solution. Motion to recommend approval passed 6-1, with Paul Stanek dissenting.
Key Outcomes
- Meeting Minutes (March 12, 2025): Approved unanimously.
- Ordinance 25-01 (Development Agreement): Recommended to City Commission for approval, with an added request for the developer to hold a public meeting with neighbors (motion carried unanimously).
- Ordinance 25-03 (Voluntary Contraction): Recommended to City Commission for approval by a vote of 6-1 (Stanek opposed).
- The LPA also discussed the future of the new public parking garage (likely to be rezoned to Municipal Public Lands, bypassing design review) and noted that alternate member Sally Caron will be moved to regular member status, with a new alternate vacancy to be filled.
Meeting Transcript
The 9th, no, I'm sorry, the April 9th 2025 meeting of the local planning agency of the City of Dunedin will now come to order. The local planning agency is an advisory board of citizens appointed by the city commission. This board is composed of volunteers who represent the thoughts and concerns of the community. And I appreciate that you all should show it up this evening. Thank you. The purpose of tonight's meeting is to make recommendations to the city commission regarding each item on the agenda. Everyone in the audience who wishes to test to give testimony to any items on the agenda will need to be sworn in by the deputy city clerk. Citizens speaking on an agenda item or during citizen comment will not engage in loud, boisterous or disruptive speech or conduct. Any speaker that is continued inappropriate or irrelevant comments will be requested to relinquish the podium by the chair. That's me. Please be aware that the local planning agency is not a quasi judicial board and therefore has no final decision making power. Our procedures, however, are structured in a quasijudicial manner for the benefit of those who come before it. Tonight's format will be as follows. I will introduce each item on the agenda, after which the city representative will present information about it. Thereafter, the members of the local planning agency will ask any questions of the city representative. Finally, anyone from the public may come forward. Those from the public wishing to give testimony will need to approach the dais, state their name and address, and then utilize the speaker's lecture in order for their comments to be recorded. Individual speakers would be limited to three minutes of speaking time, and we kindly request that speakers are respectful of the clock count dial. Upon conclusion of each public hearing, the local planning agency will consider the evidence before it and vote on the agenda item. The voice vote is the rendition of the order of the board, and there will be no written decision issued by the board. The first item on the agenda tonight is to approve the March 12th, 2025 LPA minutes. Are there any corrections, additions, or deletions to the minutes? Hearing none, do I hear a motion to accept the meeting? Minutes as submitted. So move. Second. Thank you. The minutes stand okay. All those in favor signify by aye. Aye. Thank you. The minutes stand approved as submitted. The deputy clerk will now swear in persons wishing to speak to or give testimony to any of tonight's agenda items. Please raise your right hand. Do you swear the testimony you're about to give in this proceeding is the truth, the whole truth, and nothing but the truth? Thank you. Thank you very much. The second item on the agenda is ordinance 25-01, authorizing approving and authorizing the execution of the development agreement for the city of Dunedin and the flats on Main Street LLC for the FLAX on Main Street project at 1422 Carnation Drive. Anyone any had exporte communications regarding this ordinance? No. Thank you. Stafford Thank you, Chair Broom, members of the board, George Kinney, on behalf of the community development department and to my left. I'm blessed here to this evening to have uh our economic development director, Bob Ironsmith with me as well. Um so I'm gonna just walk you through this quickly. I'll be fairly brief. This is a development agreement request. Um, as you probably know, the development agreement is one of two parts to the process. There is the development agreement piece to uh to a larger development such as this, and then there is a design review, which will follow. So the board will have not only a look tonight at the development agreement, but a look at the design review when it comes when it comes forward uh in the future. Um the city commission authorized the city manager to enter into negotiations for this development agreement back in February.
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