Dunedin Board of Adjustment and Appeal Regular Meeting - September 17, 2025
Dunedin Board of Adjustment and Appeal Meeting - September 17, 2025
The Board of Adjustment and Appeal (BAA) held a regular meeting on Wednesday, September 17, 2025, at 3:00 PM in Dunedin City Hall. Members present: Lorne Schinbein, Jack Greenfield, Virginia Lamberton. Vice-Chair Pat Morea was absent. In the absence of a chair and vice-chair, the board elected Lorne Schinbein as chair pro-tem. The meeting lasted until 3:30 PM. The primary agenda item was a conditional use application (BAA-2025-0006) for a dedicated on-site food truck area at the House of Beer.
Consent Calendar
- Approval of Minutes: The board unanimously approved the draft minutes from the February 21, 2024, BAA meeting. No corrections, additions, or deletions were noted.
Public Comments & Testimony
- Jason Seibert (1756 Ranchwood Drive S., owner of Flanagan's and Rosie's) stated he is in direct competition with the applicant but expressed full support for the food truck permit, calling it an important cultural addition. He also questioned the intent behind removing two electrical pedestals, noting that downtown events often need power.
- Katie Ducharme (630 Athens Street, Chair of the Dunedin Chamber of Commerce) expressed full support for the application, noting the applicant had worked hard to comply with city requirements.
- Andrew Buckenham (co-owner of Soggy Bottom Brewery) added his support, stating food trucks bring fresh faces to downtown and that since food trucks are already permitted elsewhere in the city, the application meets reasonable criteria and would not harm anyone.
Discussion Items
- Staff Presentation: Community Development Assistant Director Joseph DiPasqua presented the staff report. The property at 931 Huntley Avenue (House of Beer) is 0.73 acres in the Downtown Core (DC) zoning district. The applicant seeks conditional use approval to create a 10'x50' (500 sq. ft.) area for up to two food dispensing vehicles, with a bollard system. A parking analysis showed the site currently has 30 spaces; after the proposal (removing three spaces and adding 500 sq. ft. of restaurant space), 29 spaces are required, leaving one surplus. Staff found all 11 approval criteria were met and recommended approval subject to conditions, including proper permitting of electrical pedestals. A revision was noted: originally there were two pedestals, but four exist; staff recommended two remain (with permits) and two be removed. Later, after public comment, staff revised to require all pedestals be legally permitted without specifying a number.
- Applicant Presentation: Andrew Polee (ARHOB LLC) spoke in support. He emphasized that food trucks fill a gap when restaurants close early, are a natural fit with breweries, draw their own following, and keep Dunedin competitive with neighboring cities (citing St. Petersburg and Tarpon Springs). He noted broad support from the city's Hospitality Committee, Chamber of Commerce, CRA, and over 20 restaurants canvassed with no dissent. He stated food trucks are already permitted outside the downtown core.
- Board Questions: Member Greenfield asked about noise and licensing. Staff confirmed the city noise ordinance applies and that food trucks are licensed and inspected by the state (DBPR and Health Department). The applicant confirmed that food trucks typically do not use bullhorns.
Key Outcomes
- Motion and Vote: Member Greenfield moved to approve Application BAA-2025-0006 subject to the staff recommendations as noted in the staff report, with the modification that the electrical pedestals be properly permitted. The motion was seconded by Member Lamberton and passed unanimously (3-0). The meeting adjourned at 3:30 PM.
Meeting Transcript
That's like two pieces of paper. Oh no, no. Same thing, Michael says I'll sign it. See if it works. Okay. I think I'm gonna have to uh I don't want to get you guys started late. Yeah, I'm at the diet. I mean I'm at the presentation table, so I'll just leave my phone here with you on it. And you know, obviously you'll hear everything going on if you need to speak. I'll just put you put the microphone down. Good afternoon. I would like to call this meeting to order. In the absence of both a chair and a vice chair, the Board of Adjustment and Appeal will be following Robert's rules, which provide for the election of a chair pro term. So I ask uh for a motion for um a motion from one of the other members appointing you to serve as the chair pro term. Yes, for myself this chair to serve as uh chair pro-term. I'll make that motion. Do we have a seconder? Second. All in favor? Aye. Any opposed? Okay. Thank you very much. So the Board of Adjustment and Appeal is a quasi-judicial body. Certain procedures must be followed by the board and persons appearing before it. The purpose of this meeting is to provide applicants the opportunity to present their cases for review by the Board of Adjustment and Appeal. The BAA is responsible for determining if such applications comply with city regulations. This meeting is open to the public, and all persons present for this hearing have the right to voice their views regarding applications being considered by the board. If the competent and substantial evidence before the board does not meet the necessary standard set out in the code, the BAA has no recourse but to deny the request. Decisions made by the board are final and may only be appealed to a court. When the board votes to approve or deny the application, the vote of the board is the rendition of an order on the application. It is the responsibility of the parties to create and preserve a transcript of the proceedings. The chair will inquire of the board as to any voting conflict or ex parte communication. Any members of the audience desiring to testify, applicant owner, representative, and staff will be sworn in prior to each case being heard. The chair will introduce each item on the agenda. The city representative will present the city's case regarding the each application. Members of the board may inquire as to the city representative's presentation of each case. The applicant will have an opportunity to rebut or respond to opponent's testimony. The city will have an opportunity to summarize the city position. The board will discuss the application and vote. Okay. Now that everyone knows why we're here. The first item on our agenda is to approve the February 21st, 2024 BAA minutes. Are there any corrections, additions, or deletions? I have none. Can I have a motion to approve the minutes from February 2024? I'll make a motion to approve the minutes. Thank you. Thank you. All in favor?
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