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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

Dunedin Local Planning Agency Meeting - January 14, 2026

City Commission & Boards — Wednesday, January 14, 2026

BodyDunedin, Florida

SessionCity Commission & Boards

DateWednesday, January 14, 2026

StatusFILED

Video Record

0:00 / 3:02:20

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

0:03

Thank you for coming out this chilly evening.

0:07

I did not move down here for this.

0:11

But I'll be okay.

0:13

Anyway, the January 14th, 2026 meeting of the local planning agency of the City of Nanedin will now come to order.

0:24

The local planning planning agency is an advisory board of citizens appointed by the City Commission.

0:31

This board is comprised of volunteers who represent the thoughts and concerns of the community.

0:38

The purpose of tonight's meeting is to make recommendations to the city commission regarding each item on the agenda.

0:46

Except for items 1B and 1C, tonight's format will be as follows.

0:56

After which the city representative will present information about it.

1:01

Thereafter, the members of the local planning agency will have an opportunity to ask questions of the city representative.

1:08

Anyone from the public may come forward.

1:12

Those from the public wishing to provide comment will need to please approach the lectern, state your name and address, and then utilize the microphone at the speaker's lectern in order for their comments to be recorded.

1:27

Individual speakers will be limited to three minutes of speaking time, and we kindly request that speakers are respectful of the countdown clock.

1:38

Citizens speaking on on the agenda or during citizen comment shall not engage in loud, boisterous andor disruptive speech or conduct.

1:49

Any speaker that has continued inappropriate or irrelevant comments will be requested to relinquish the podium by me.

1:59

The first item on the agenda is to approve the minutes of the December 10th, 2025 LPA.

2:07

Are there any corrections, additions, or deletions to the minutes?

2:13

Hearing none, do I hear a motion to accept the minutes as submitted?

2:16

I make a motion to approve the minutes as submitted.

2:19

I second.

2:20

Thank you.

2:21

It has been moved and seconded to accept the minutes as submitted.

2:26

All those in favor signify by saying aye.

2:30

Aye.

2:30

Thank you.

2:33

While the local planning agency is not a quasi-judicial board and therefore has no final decision making power.

2:41

Our procedures for quasijudicial items are structured in a quasi-judicial manner.

2:48

Those three words always bug me.

2:52

For the benefit of those who come before it.

3:29

Thereafter, the members of the LPA will have the opportunity to ask the applicant questions.

3:35

Finally, any member from the public may come forward.

3:39

Those from the public wishing to provide testimony will need to approach the elector and state their name and address and then utilize the microphone in order for their comments to be recorded.

3:52

Individual speakers will be limited once again to three minutes of speaking time, and we request that you be respectful of the countdown clock.

4:03

Finally, both the city representative and the applicant will be provided any final comments.

4:10

Upon conclusion of each public hearing, the LPA will consider the evidence before it and will vote on the agenda item.

4:19

That voice vote is the rendition of the order of the board, and there will be no written decision issued by the board.

4:28

Anyone in the audience who wishes to give testimony to these items on the agenda will need to be sworn in by the city clerk.

4:38

The clerk will now swear in people, all persons wishing to speak to give testimony to tonight's quasi-judicial items.

5:01

These other folks who won't want to give testimony this evening.

5:07

Do you swear the testimony you're about to give in this proceeding is the truth, the whole truth, and nothing but the truth?

5:13

Thank you.

5:14

Okay.

5:16

Application DR 2025-002 request for a design review approval for the development of a new project called Main Street Exchange.

5:30

We've been waiting for this for a long time.

5:32

Consisting of a three or four story mixed use building comprising an 89 room boutique, hotel, marketplace, theater, food hole, restaurants, social establishments, retail spaces, and a parking garage on a 1.78 acre parcel located at 830 Douglas Avenue.

5:56

Has anyone had any export a communications regarding this item?

6:02

No.

6:03

Thank you.

6:06

George.

6:08

Mr.

6:08

Chairman, thank you.

6:10

Members of the board, the committee, LPA, George Kinney, on behalf of the community development department.

6:15

Since this project is in the downtown core area, also seated to my right, is my learned colleague, Bob Ironsmith with the Economic Development Division.

6:24

And Mr.

6:25

Chairman, if it's all right, we're gonna quickly go through a PowerPoint and we'll hit on the local the land development code provisions of the project.

6:31

I'll turn it over to Bob.

6:32

Bob will talk a little bit about the economic development aspect of it.

6:36

And I know the applicant is here with uh their team, and they are prepared to present uh presentation as well to you all.

6:43

So uh again, thank you uh to the LPA for this consideration.

6:48

Uh this is application DR 2025 002, as was noted by the chair.

Discussion Breakdown — Share of Meeting

Zoning Enforcement█████████████████████████████29%

Economic Development█████████████████████21%

Procedural██████████10%

Transportation Safety██████████10%

Public Engagement████████8%

Engineering And Infrastructure███████7%

Stormwater Management██████6%

Community Engagement████4%

Environmental Protection███3%

Summary of Proceedings

Dunedin Local Planning Agency Meeting - January 14, 2026

The Local Planning Agency (LPA) held a regular meeting on January 14, 2026, at 6:00 PM at City Hall, 737 Louden Ave. The meeting was called to order by Chair Michael Broom and adjourned at 9:02 PM. The LPA considered two design review applications, elected officers for 2026, and recommended a new alternate member. Approximately 36 members of the public attended.

Consent Calendar

Approval of Minutes (December 10, 2025): Motion by Vice Chair Kevin Benjamin, seconded by Ms. Caron, to approve the minutes. Motion carried unanimously.

Public Comments & Testimony

Main Street Exchange (DR-2025-0002)

Peter Kreuziger (co-founder of Bon Appetit, lifelong Dunedin resident) expressed strong support for the project, describing it as the kind of thoughtful mixed-use development that contributes to a healthy downtown.
Charlie Klein (representing Dunedin Public Theater Foundation) expressed support for good projects but raised concerns that the proposed theater/event space may not be suitable for their mission of professional performing arts and that the marquee might be misleading. He asked the board to consider this in final programming.
Father Bob Swick (Pastor, St. Francis of Assisi Old Catholic Church) strongly recommended favorable approval, calling the project an exciting cultural addition.
Sabra Rosen (445 Palmetto Street) opposed the project, stating it takes away from Dunedin's coastal vibe and expressed fear that allowing such large buildings will lead to the demolition of small, charming structures, drawing a parallel to Rainey Street in Austin. She questioned the need for another hotel given low occupancy at Grant Street.
Beth Waybrant (1429 San Mateo Drive) supported the project, appreciating the theater, colors, and added parking. She expressed concern that parking fees not be too high.

444 Skinner Blvd Townhomes (DR-2025-0003)

Bill Labrie (451 Palmetto Street, 67-year Pinellas resident) opposed the four-story project, stating it does not fit with the one- and two-story character of Skinner Boulevard and would create a canyon effect. He also raised concerns about existing water runoff problems.
Sabra Rosen (445 Palmetto Street, lives directly behind the existing three-story building) opposed, citing severe water runoff issues and trash from the current building, and stated the proposed building looks like a parking garage and does not fit the neighborhood.
Jane Beauchamp (439 Palmetto Street) opposed due to size and water problems, calling for a more quaint and friendly scale.
Donald Eicher (446 Skinner Boulevard) opposed, stating the four-story building would hinder his quality of life (privacy) and exacerbate water runoff. He warned that big buildings would drive away visitors seeking Dunedin's charm.

Discussion Items

Main Street Exchange (DR-2025-0002)

Staff (Community Development Director George Kinney and Economic Development Director Bob Ironsmith) presented a positive recommendation, noting the project is consistent with all design standards, includes a revocable parking agreement for a valet operation linking to a 318-space garage 700 feet north, and has received unanimous support from the CRA Advisory Committee. The project includes an 89-room boutique hotel, food hall, theater, retail, and parking on a 1.78-acre site at 830 Douglas Avenue.
Applicant (Brian Aungst, attorney; John Pantazes, architect; Bill Mazas, owner; Jane Caldera, traffic engineer) presented the design, emphasizing compatibility, pedestrian orientation (14+ foot sidewalks), and that the 43-foot height and waiver of the 10-foot step back meet code criteria. The traffic study projects 567 net new peak trips, with Level of Service B maintained at Main/Douglas intersection.
Board discussion focused on architectural colors (concern about too many bright colors becoming kitschy), construction noise and timeline (post-tension building, no pilings; parking garage to be completed by end of 2026), and valet traffic concerns. The architect agreed to tone down colors and meet with Dunedin Public Theater Foundation.
Motion by Ms. Kynes, seconded by Vice Chair Benjamin, to recommend approval to the City Commission with consideration for softening colors and meeting with the theater foundation, subject to staff conditions. Motion carried unanimously.

444 Skinner Blvd Townhomes (DR-2025-0003)

Staff recommended denial, finding the four-story, 42-foot building incompatible with the surrounding area (average 1.4 stories, 17.96 ft height). Staff noted the ARC had recommended approval with four conditions (east elevation fenestration, roofing material, parking screening, arborist report), but the revised plans were submitted only the day before the meeting and not reviewed. Staff stated a one- or two-story project would be appropriate, and possibly three stories.
Applicant (Brian Aungst, architect Tulio Zuloaga, owner Chris Reinhold) argued the project is consistent with the Activity Center land use and Downtown Core zoning, which allow up to 30 du/acre and 46 ft height with commission approval. They noted the ARC found the design compatible, and the four conditions have been addressed. They stated the height is necessary for structured parking and to provide quality luxury units.
Board discussion centered on compatibility, stormwater management (neighbors reported flooding), and whether the project could serve as a catalyst for redevelopment. Staff reiterated that four stories is too large for the area.
Motion by Ms. Kynes to accept staff recommendation and deny failed for lack of second.
Motion by Vice Chair Benjamin, seconded by Ms. Caron, to recommend approval to the City Commission with a condition to expand the stormwater holding system to maximum capacity. Motion carried 5-1 (Ms. Kynes voting nay).

Selection of Chair & Vice Chair for 2026

Chair Broom opened nominations. Ms. Caron nominated Kevin Benjamin for Chair; no other nominations. Unanimously approved.
Ms. Kynes nominated Paul Stanek for Vice Chair; no other nominations. Unanimously approved.

Recommendation for Alternate LPA Member

City Clerk Michelle Wells noted one alternate vacancy after Jim Johns moves up to regular member. Candidate Sylvia Tzekas (221 Main Street, former CRA Advisory Board and Jolley Trolley board member) spoke, stating she is passionate about downtown development and owns multiple parcels downtown.
Ms. Kynes nominated Dan Massaro (an architect), but discussion clarified only one vacancy. Motion by Vice Chair Benjamin, seconded by Mr. Stanek, to recommend Sylvia Tzekas for the alternate position. Motion carried 4-2 (Ms. Kynes and Ms. Telford voting nay).

Key Outcomes

Main Street Exchange (DR-2025-0002): LPA voted unanimously to recommend City Commission approval, with conditions to soften colors and meet with Dunedin Public Theater Foundation.
444 Skinner Blvd Townhomes (DR-2025-0003): LPA voted 5-1 to recommend City Commission approval, with a condition to expand the stormwater holding system to maximum capacity. Ms. Kynes dissented.
Chair 2026: Kevin Benjamin elected unanimously.
Vice Chair 2026: Paul Stanek elected unanimously.
Alternate LPA Member: Sylvia Tzekas recommended for appointment (4-2 vote).

Meeting Transcript

Thank you for coming out this chilly evening. I did not move down here for this. But I'll be okay. Anyway, the January 14th, 2026 meeting of the local planning agency of the City of Nanedin will now come to order. The local planning planning agency is an advisory board of citizens appointed by the City Commission. This board is comprised of volunteers who represent the thoughts and concerns of the community. The purpose of tonight's meeting is to make recommendations to the city commission regarding each item on the agenda. Except for items 1B and 1C, tonight's format will be as follows. After which the city representative will present information about it. Thereafter, the members of the local planning agency will have an opportunity to ask questions of the city representative. Anyone from the public may come forward. Those from the public wishing to provide comment will need to please approach the lectern, state your name and address, and then utilize the microphone at the speaker's lectern in order for their comments to be recorded. Individual speakers will be limited to three minutes of speaking time, and we kindly request that speakers are respectful of the countdown clock. Citizens speaking on on the agenda or during citizen comment shall not engage in loud, boisterous andor disruptive speech or conduct. Any speaker that has continued inappropriate or irrelevant comments will be requested to relinquish the podium by me. The first item on the agenda is to approve the minutes of the December 10th, 2025 LPA. Are there any corrections, additions, or deletions to the minutes? Hearing none, do I hear a motion to accept the minutes as submitted? I make a motion to approve the minutes as submitted. I second. Thank you. It has been moved and seconded to accept the minutes as submitted. All those in favor signify by saying aye. Aye. Thank you. While the local planning agency is not a quasi-judicial board and therefore has no final decision making power. Our procedures for quasijudicial items are structured in a quasi-judicial manner. Those three words always bug me. For the benefit of those who come before it. Thereafter, the members of the LPA will have the opportunity to ask the applicant questions. Finally, any member from the public may come forward. Those from the public wishing to provide testimony will need to approach the elector and state their name and address and then utilize the microphone in order for their comments to be recorded. Individual speakers will be limited once again to three minutes of speaking time, and we request that you be respectful of the countdown clock. Finally, both the city representative and the applicant will be provided any final comments. Upon conclusion of each public hearing, the LPA will consider the evidence before it and will vote on the agenda item. That voice vote is the rendition of the order of the board, and there will be no written decision issued by the board. Anyone in the audience who wishes to give testimony to these items on the agenda will need to be sworn in by the city clerk. The clerk will now swear in people, all persons wishing to speak to give testimony to tonight's quasi-judicial items. These other folks who won't want to give testimony this evening. 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. Okay. Application DR 2025-002 request for a design review approval for the development of a new project called Main Street Exchange. We've been waiting for this for a long time. Consisting of a three or four story mixed use building comprising an 89 room boutique, hotel, marketplace, theater, food hole, restaurants, social establishments, retail spaces, and a parking garage on a 1.78 acre parcel located at 830 Douglas Avenue. Has anyone had any export a communications regarding this item? No. Thank you. George. Mr.

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