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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

Dunedin Local Planning Agency Meeting - April 8, 2026

City Commission & Boards — Wednesday, April 8, 2026

BodyDunedin, Florida

SessionCity Commission & Boards

DateWednesday, April 8, 2026

StatusFILED

Video Record

0:00 / 47:44

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

1:01

Welcome to the April 8th, 2026 meeting at the local planning agency.

1:05

The City of the Meeting will now come to work.

1:08

First, we're business for Swellwan.

1:10

Thank Heather Drake for her first full official meeting.

1:16

First official meeting with us, so welcome.

1:20

Yes.

1:21

And for those who don't know, we have a special day.

1:23

It's uh Mr.

1:24

Stanick's birthday today.

1:26

It is.

1:27

They reminded me after I reminded them earlier.

1:30

So thanks.

1:32

All right.

1:32

Uh real quick.

1:33

Uh the local planning agency is an advisory board of citizens appointed by the city commission.

1:38

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

1:43

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

1:50

Except for item one B, tonight's format will be as follows.

1:54

I will introduce each item on the agenda, after which the city representative will present information about it.

2:00

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

2:07

Finally, anyone from the public may come forward.

2:10

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.

2:22

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

2:31

Citizens speaking on an agenda item or during citizen comments shall not engage in loud, boisterous and/or disruptive speech or conduct.

2:39

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

2:46

Okay, item one A.

2:48

The first item on our agenda tonight is to approve the March 11th, 2026 LPA minutes.

2:54

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

2:59

No.

3:00

Okay.

3:01

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

3:05

So moved.

3:07

Second.

3:07

Second.

3:08

Okay.

3:09

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

3:12

All those in favor signify by saying aye.

3:14

Aye.

3:15

Aye.

3:15

Any opposed?

3:17

Okay.

3:17

Motion passes unanimously.

3:20

Okay.

3:21

Uh while the uh local planning agency is a non is not a quasi-judicial board, and therefore has no final decision-making power.

3:29

Our procedures for quasi-judicial items are structured in a quasi-judicial manner for the benefit of those who come before it.

3:37

The commission will be the ultimate quasi-judicial decision-making authority.

3:41

The next item on our agenda tonight, which is quasi judicial in nature, is item one B.

3:47

And the format will be as follows.

3:50

I will introduce the item, after which the city representative will present information about it.

3:55

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

4:01

The applicant will present information about the item.

4:04

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

4:09

Finally, anyone from the public may come forward.

4:13

Those from the public wishing to provide testimony will need to approach the lector and state their name and address and utilize the microphone.

4:20

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

4:26

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

4:32

Upon the conclusion of each public hearing, the local planning agency will consider the evidence before it and we'll vote on the agenda item.

4:40

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

5:03

Okay.

5:11

Okay.

Discussion Breakdown — Share of Meeting

Zoning Enforcement█████████████████████████████████████████████57%

Code Enforcement████████████████████25%

Public Engagement████████10%

Procedural██████8%

Summary of Proceedings

Dunedin Local Planning Agency Meeting - April 8, 2026

The Local Planning Agency (LPA) of Dunedin, Florida, held a regular meeting on April 8, 2026, at 6:00 PM at City Hall. The meeting focused on two main agenda items: a design review application for a mixed-use project at 265 Causeway Blvd, and a presentation on Module 3 of the Land Development Code (LDC) update. All votes were unanimous, and no public comments were received on either item.

Consent Calendar

Approval of March 11, 2026 LPA Minutes: Motion by Michael Broom, seconded by Vice Chair Paul Stanek, carried unanimously.

Discussion Items

Application DR-2026-0001 – Design Review for Mixed-Use Project: The applicant requested approval for a mixed-use development consisting of 12 townhomes, a retail winery, and a 7-room hotel on a 1.05-acre vacant property at 265 Causeway Blvd and adjacent Outlook Way addresses. The project was previously approved by the City Commission in July 2024 but expired because vertical building permits were not obtained within 12 months. The applicant resubmitted an identical plan. Staff reported that all conditions from the prior approval have been met: 66 parking spaces provided (36 surplus over the required 30); access redesigned to Gary Circle (one-way in/out) after Pinellas County denied Causeway Blvd access; and a detailed floor area breakdown of the winery (2,255 GSF) provided. The project is consistent with the Coastal High Hazard Area-Retail & Services land use and Tourist Facility zoning. All dimensional standards and design review criteria are satisfied. The Development Review Committee and Architectural Review Committee reviewed and approved the plans. Staff recommended approval subject to standard conditions, including a 12-month expiration for obtaining infrastructure review and vertical permits. The LPA voted unanimously to recommend approval to the City Commission.
Presentation of Module 3 – Land Development Code Update: The LPA, acting as the LDC rewrite task force, reviewed Module 3 of the draft code. Consultant Steve Sizemore (Kendig Keast Collaborative) presented via Zoom. Module 3 covers Article 7 (Development Review Bodies), Article 8 (Development Review Procedures), Article 9 (Nonconformities), Article 10 (Enforcement, Violations, and Penalties), and Article 11 (Word Usage). Key highlights: no substantive changes to existing policies; consolidation of common review procedures into one table for clarity; introduction of a limited use permit tool; moving subdivision plats to administrative approvals per state law; and adding provisions for nonconforming lots. Definitions of review body roles are now explicitly stated. Staff noted that compatibility standards from the Comprehensive Plan will be integrated into future design review. The draft code is complete and undergoing review with the City Attorney. Public outreach will include workshops with the City Commission before formal adoption (LPA recommendation and two commission hearings). Timelines: a public review draft expected in late spring/early summer 2026, with adoption likely by July 2026.

Key Outcomes

Application DR-2026-0001: The LPA voted unanimously (7-0) to recommend that the City Commission approve the design review for the mixed-use project at 265 Causeway Blvd. Conditions include ensuring vertical building permits within 12 months.
Land Development Code Update Module 3: The LPA received the presentation and will continue to serve as the task force. Staff will present a deeper dive on compatibility at a future meeting. The next steps include finalizing the draft, committee reviews, public workshops, and formal adoption proceedings.

Public Comments & Testimony

No members of the public spoke on any agenda item.

Meeting Transcript

Welcome to the April 8th, 2026 meeting at the local planning agency. The City of the Meeting will now come to work. First, we're business for Swellwan. Thank Heather Drake for her first full official meeting. First official meeting with us, so welcome. Yes. And for those who don't know, we have a special day. It's uh Mr. Stanick's birthday today. It is. They reminded me after I reminded them earlier. So thanks. All right. Uh real quick. Uh the local planning agency is an advisory board of citizens appointed by the city commission. The board is comprised of volunteers who represent the thoughts and the 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 item one B, 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, members of the local planning agency will have the opportunity to ask questions of the city representative. Finally, 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 public speakers will be limited to three minutes of speaking time, and we kindly request that speakers are respectful of the clock countdown. Citizens speaking on an agenda item or during citizen comments shall not engage in loud, boisterous and/or disruptive speech or conduct. Any speaker that has continued inappropriate or relevant comments will be requested to relinquish the podium. Okay, item one A. The first item on our agenda tonight is to approve the March 11th, 2026 LPA minutes. Are there any corrections, additions, or deletions to the minutes? No. Okay. Hearing none, do I hear a motion to accept the minutes as submitted? So moved. Second. Second. Okay. Uh it has been moved and seconded to accept the minutes as submitted. All those in favor signify by saying aye. Aye. Aye. Any opposed? Okay. Motion passes unanimously. Okay. Uh while the uh local planning agency is a non is not a quasi-judicial board, and therefore has no final decision-making power. Our procedures for quasi-judicial items are structured in a quasi-judicial manner for the benefit of those who come before it. The commission will be the ultimate quasi-judicial decision-making authority. The next item on our agenda tonight, which is quasi judicial in nature, is item one B. And the format will be as follows. I will introduce the item, after which the city representative will present information about it. Thereafter, the members of the local planning agency will have the opportunity to ask questions of the city representative.

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