Dunedin City Commission Regular Meeting - August 7, 2025

The Dunedin City Commission convened its Regular Meeting at 6:00 p.m. on August 7, 2025, at Dunedin City Hall, 737 Louden Avenue, with approximately forty members of the public in attendance. Mayor Maureen "Moe" Freaney presided, joined by Vice Mayor Jeff Gow and Commissioners Tom Dugard, Steven Sandbergen, and Robert Walker. Staff present included City Manager Jennifer Bramley, City Attorney Jennifer Cowan, Deputy City Clerk Michelle Wells, Deputy City Manager Jorge Quintas, and multiple department directors. The meeting adjourned at 10:54 p.m. Mayor Freaney opened the meeting by noting a Purple Heart Day ceremony held earlier that day at Purple Heart Park.

Public Comments & Testimony

Citizen Input (non-agenda topics):

• David Ballard Geddis Jr. (802 Georgia Avenue, Palm Harbor) complained about a local business allegedly failing to honor a paid contractual obligation regarding a will, citing constitutional provisions. Mayor Freaney suggested he contact the Pinellas County Sheriff's Office.
• Jenny Funderberk (1373 Curlew Road) requested repair of the Weybridge bridge, citing pedestrian safety concerns with school starting, and asked about cleaning Curlew Creek. Public Works Director Sue Bartlett responded that a drone survey was completed, a grant has been released, and staff will return to the Commission to award a contract for the creek-clearing work.

Ordinance 25-02 (Historic Preservation) public comment:

• Tom Bowers (827 Victoria Drive), a longtime owner of two historic homes (123 and 130 years old), opposed allowing the City Manager to designate historic districts.
• Ryan Saunders (250 Lyndhurst Street) argued the burden falls on residents once an application is filed, permits stop, and the process lacks a vote by affected property owners; he urged adoption of the LPA's recommendation to remove the City Manager's initiation power.
• Deborah Kynes (265 Edgewater Drive) supported 100% voluntary designation, stated there is no "intervener" mechanism to designate a neighbor's property, and noted "irreparable harm" is a legal term of art.
• Terry Hopkins (200 Cevera Drive) supported the City Manager having a limited initiating role, noting the Commission has final decision authority.
• Paul Gionis (159 Beltrees Street), an attorney, expressed concerns about the 14-day notice period, prior surveys being used as an evidentiary basis for districts, and the breadth of the irreparable-harm standard.
• Rob Cozen (1417 Chesterfield Drive) asked the Commission to help the Dunedin Boat Club property become historically designated so the club can rebuild.
• Amy Connors (937 Victoria Drive) described demolishing a disrepair historic home and rebuilding safely; she argued that only the property owner should be able to request a designation.
• Additional opponents of the City Manager initiation authority included Hillary Gionis, Sylvia Tsekas, Doug Lewis, Autumn Malagies, John Shine, Brent Irish, and John Harrison. E-comments from Brian Adams, Lorraine Snipper, and Ryan Saunders also opposed the provision.

The Flats on Main Street public comment:

• Nancy Schmidt (1380 Daffodil Place) raised stormwater runoff concerns, citing over $20,000 in costs her neighborhood incurred from a prior development to the west, and asked who would pay if water issues occur.
• Rob Refroe (1341 Azalea Drive) asked what assurance the City or developer would provide for damage caused by the development, noting an LPA response suggested residents would have to sue.
• When the Commission considered waiving the third public hearing, Refroe noted several older residents had left and expressed concern about fast-tracking; Schmidt asked whether residency in Dunedin would be required (Mayor Freaney explained that is not legally permitted).

Consent Calendar

The consent agenda was approved unanimously (motion by Commissioner Sandbergen, second by Commissioner Walker), with Item 2.e pulled for separate discussion:

• Approved the minutes of the 6/5/2025 Regular Meeting and the 7/1/2025 Workshop.
• Reappointed Stella Moya, Cara York, and Maryanne Fisher to the Committee on Aging for terms ending 8/1/2028.
• Awarded Bid #25-2515 for Skinner Blvd. Electrical Improvements for Undergrounding to KCI Construction Services, LLC, Tampa, FL, in the amount of $172,992.25.
• Approved a GEC Service Authorization to Tetra Tech, Inc. for design, permitting, and bidding services for the WWTP Emergency Generator Building Rehabilitation Project in a not-to-exceed amount of $149,694.
• Awarded a Maintenance Management System to MaintStar, Inc. in the amount of $110,500 via "piggybacking" the Town of Davie, FL agreement (ITN-RM-22-17). Public Works Director Sue Bartlett confirmed the new software provides work-planning and asset-management features not available in the City's existing Tyler system, was vetted by IT, and will be paid for from efficiency gains. This item was approved unanimously.
• Purchased two trailer-mounted wastewater bypass pumps from Mersino Dewatering, LLC via the Florida Sheriffs Association Cooperative Purchasing Program at a cost of $138,701.40.

Discussion Items

3.a First Reading of Ordinance 25-02 — Historic Preservation (Chapter 111)

Planner II Francis Leong Sharp and Kimley-Horn consultant Blair Knighting presented the ordinance update. Key changes include adding "Landmark Site" designation, clarifying that only property owners can approve a Landmark designation, adding the ability to create Historic Districts, and updating the Certificate of Appropriateness (COA) Matrix so that only demolition of more than 20% of a contributing structure requires City Commission approval. The Local Planning Agency (LPA) voted 5-1 on July 9, 2025, to recommend approval with the condition that the City Manager's authority to initiate a historic district application based on "irreparable harm to the character of the city" be removed. Staff recommended retaining that language as a failsafe. City Manager Bramley stated the provision would be used only as a last resort and that the "irreparable harm" standard is an intentionally high legal bar.

Discussion addressed resident concerns about property rights, the definition of irreparable harm, notice requirements (written notice to the Tax Collector address, posted signs, and public notice), the permit pause during an application, and the City Commission's ability to adopt a resolution removing that pause. Vice Mayor Gow proposed an amendment requiring the City Manager to notify the City Commission at a public meeting before filing a city-initiated historic district application. The amended motion passed 4-1, with Commissioner Sandbergen voting nay and Commissioners Gow, Walker, Dugard, and Mayor Freaney voting aye. Second reading is scheduled for September 4, 2025.

3.b First Reading of Ordinance 25-06 — City Commission Salary Adjustment

HR Director Theresa Smalling explained the ordinance memorializes salary increases approved during the FY2025 budget process: commissioner salaries set at the City's $15.00/hour minimum wage ($15,600 per year) and the Mayor's salary set at $18.3654/hour ($19,100 per year), based on a 20-hour work week, effective October 1, 2024. Florida's statewide minimum wage reaches $15.00 in 2026. Passed unanimously; second reading set for September 4, 2025.

3.c First Reading of Application DR-2025-0001 — The Flats on Main Street

Applicant Archway Partners (Dave Heaslip and Brett Green) sought Design Review approval for a 78-unit affordable multifamily development on 3.34 acres at 1419, 1421, 1422, 1440, 1445 Carnation Drive and 1150 Friendly Lane. The project comprises two 3-story garden-style buildings (42 one-bedroom and 36 two-bedroom units), a clubhouse, surface parking, and common green space; three single-family homes and one two-family home on the site would be removed. The property is zoned MF-12.5 and the Land Use Plan designation is Residential Medium.

Key details presented: 119 off-street parking spaces provided versus 117 required; 14,300 square feet of common open space versus 7,800 required; an estimated 375 new daily trips and 75 new peak-hour trips (39 AM, 36 PM); a third-party Traffic Impact Analysis review by ICE concurred with the applicant's findings; Main Street operates at Level of Service D, which is not considered deficient; and the project includes a graywater system earning a state density bonus that helps achieve the 78-unit total. Financing includes a $30 million State commitment and $10 million in project-based housing vouchers from the Pinellas County Housing Authority; Executive Director Neal Brickfield clarified the vouchers are for 20 years, stay with the units, and have a 98% lease-up rate. A 50% Affordable Housing Density Bonus and 50% Public Art reduction were previously approved under Ordinance 25-01 and the Development Agreement. Approximately 128 residents are expected. Parkland Impact Fees are estimated at $195,963 ($2,512.34 per unit).

Applicant stormwater engineers Jesse Pacheco, P.E. (Stantec) and John Eveland described a conceptual design directing about two-thirds of the site to the FDOT drainage system, with 100-year storm modeling and one foot of freeboard for the proposed pond, exceeding City and SWFWMD criteria, and no proposed discharge to the west. Residents' concerns about stormwater and legal recourse were addressed by staff, the City Attorney, and the engineers, who noted permits are public record and can be investigated by the City, SWFWMD, and FDOT.

The Commission unanimously approved DR-2025-0001 with staff conditions, including the LPA's recommended third-party stormwater review. The Commission then unanimously waived the third public hearing at the applicant's request, citing State funding deadlines and the project's prior public hearings; the item was removed from the September 4, 2025, agenda.

3.d Resolution 25-19 — Reclaimed Water User Rates

Engineer II Alison Gonzalez presented the final component of the Raftelis Water/Wastewater Utility Revenue Study. The resolution increases reclaimed water user rates, establishes a surcharge for use during February through June each year, establishes a Capital Cost Recovery (CCR) fee, permits service disconnection for nonpayment, and repeals Resolution 04-06 in its entirety. Commissioner Dugard confirmed this resolution is the mechanism to adopt the previously discussed $1.50 per 1,000 gallons reclaimed water rate. Adopted unanimously.

3.e Resolution 25-21 — Vacation of Right-of-Way at 968 Douglas Ave

Deputy City Manager Jorge Quintas explained the Property Appraiser's Office shows the approximately 3,912 square foot platted right-of-way (Plat Book 5, Page 66) as vacated, but no record of the vacation exists. Approval clears the cloud on the property's title. Economic Development Director Robert Ironsmith noted the applicant, Bill Mazas (owner of Ocean Optics), is considering mixed-use opportunities including a parking garage and retail shops. Adopted unanimously.

3.f Resolution 25-28 — Purchasing Policy Change

At staff's request, the item was tabled unanimously.

3.g Award — FY25 Wastewater Lift Stations Rehabilitation Project

Utilities Operations Manager Janice Bennett presented the award to TLC Diversified, Inc. (Palmetto, FL) in the total amount of $888,309.08, via "piggybacking" Pinellas County Contract #24-0073-ITB-C. Four lift stations will receive extensive improvements and four will receive minor improvements plus easier emergency bypass pump hookups. Commissioner Dugard asked about storm-season readiness; Bennett affirmed the stations function 24/7 and emergency repairs are brought to the Commission after the fact. Awarded unanimously.

3.h Addendum No. 2 — EDT Construction Phase Professional Services

Engineer II Gonzalez requested approval of Addendum No. 2 to the Engineering Design Technologies, Corp. (EDT) agreement for construction-phase services: $396,159 (NTE) for the WWTP Electrical Systems Upgrade Project and $146,332 (NTE) for the City-Wide Lift Station Control Panel Replacement & SCADA System Upgrades, totaling $542,491. EDT serves as Engineer of Record because the City lacks in-house electrical engineering expertise. Approved unanimously.

3.i Proposed September 4, 2025, Agenda

The proposed agenda was approved unanimously with the deletion of the second reading of DR-2025-0001.

Informational Items

• Commissioner Walker announced the Caladesi Ferry is running both boats, limited to 300 people per day.
• Vice Mayor Gow announced the City of Dunedin Pipe Band placed 2nd at the North American Pipe Band Championship and will compete in the World Championships on August 15-16, 2025; noted school grades were strong; and reminded the public that schools open August 11, 2025.
• The Commission unanimously added the Pinellas Suncoast Transit Authority (PSTA) appointment/reappointment (3-year term beginning October 1, 2025) to the September 4, 2025, meeting agenda, with discussion planned for the September 2, 2025, workshop. Commissioner Walker indicated he may not be able to continue on the board due to business and election commitments.
• City Manager Bramley reported a USDA Watershed Protection Program grant (agenda attachment cited $4.2 million; Bramley cited approximately $4.6 million) was reinstated and is active, funding removal of trees and debris from Jerry Branch and Cedar Creek. She also reported the Golf Club restaurant was temporarily closed by the Department of Professional Regulations during a routine inspection, was reinspected, and has reopened.
• City Attorney Cowan gave the invocation, acknowledging the passing of Grant Gracey.

Key Outcomes

• Approved Ordinance 25-02 on first reading (4-1) with an amendment requiring the City Manager to notify the Commission at a public meeting before initiating a historic district application; second reading set for September 4, 2025.
• Approved Ordinance 25-06 on first reading unanimously, setting commissioner salaries at $15,600/year and the mayor's salary at $19,100/year.
• Approved DR-2025-0001 (The Flats on Main Street) unanimously with conditions and waived the third public hearing.
• Adopted Resolution 25-19 (reclaimed water rate increase and surcharge) unanimously.
• Adopted Resolution 25-21 (vacation of right-of-way at 968 Douglas Ave) unanimously.
• Tabled Resolution 25-28 (purchasing policy change) unanimously.
• Awarded the FY25 Wastewater Lift Stations Rehabilitation Project to TLC Diversified, Inc. for $888,309.08 unanimously.
• Approved EDT Addendum No. 2 for construction-phase professional services totaling $542,491 (NTE) unanimously.
• Approved the September 4, 2025, agenda with the DR-2025-0001 second reading removed and added the PSTA appointment item unanimously.