Meeting colors

OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

Dunedin LPA Meeting July 8, 2026: Rezoning and Land Use Amendment for 1241 San Christopher Drive

City Commission & Boards — Wednesday, July 8, 2026

BodyDunedin, Florida

SessionCity Commission & Boards

DateWednesday, July 8, 2026

StatusFILED

Video Record

0:00 / 51:52

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

0:00

All right.

0:00

Good evening, everyone, and welcome to the July meeting of the local planning agency.

0:07

We will now come to order.

0:08

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

0:13

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

0:18

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

0:25

Except for quasi-judicial items which are identified on the agenda, tonight's format will be as follows.

0:31

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

0:37

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

0:43

Finally, anyone from the public may come forward.

0:46

Those from the public wishing to provide comments will need to approach the lectern, state your name and address for the record, and utilize the microphone in order for comments to be recorded.

0:56

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

1:04

Citizen speaking on an agenda item or during citizens' comment shall not engage in loud, boisterous, or disruptive speech or conduct.

1:12

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

1:18

Okay.

1:20

Item 1A.

1:22

The first item on our agenda tonight is to approve the June 10th, 2026 LPA meetings.

1:27

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

1:31

There were a couple of like requeues.

1:33

It should be recused, and another one was I mean they're tiny, but it's okay.

1:41

Okay.

1:41

Do you know where they are?

1:43

Yes, recused was under, it said I recuse myself.

1:46

It was recused.

1:48

And then another one was toward the end.

1:51

It was added.

1:53

Okay.

1:54

Okay.

1:55

Heather, you see that that typo.

1:58

I can take care of that.

1:58

And there's another, I'll show you the other one.

2:01

So I would move to approve with minor corrections.

2:04

Okay.

2:05

Okay, we have a motion to approve the minutes with those minor corrections.

2:08

So we have a second.

2:09

Okay.

2:10

All in favor, say aye.

2:12

Aye.

2:12

Aye.

2:12

Any opposed?

2:14

Okay.

2:15

Minutes are passed with those corrections.

2:17

Thank you, everyone.

2:18

Okay, our agenda item tonight, item 1b is a quasi-judicial item in nature, and such the format will be as follows.

2:26

Please bear with me while I reread most of what I just said earlier.

2:30

While the local planning agency is a 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.

2:45

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

2:51

The process will be as follows.

2:53

First, I will introduce each item, after which the city representative will have the opportunity to present information about it.

2:59

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

3:06

The applicant will then present information about the item.

3:10

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

3:15

If the applicant has any questions for staff or staff has any questions of the applicant, they will address those to the board.

3:22

Finally, anyone from the public may come forward.

3:25

Those wishing to provide public testimony will need to approach the lectern, state your name and address for the record, and utilize the microphone in order for comments to be recorded.

3:34

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

3:44

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

3:49

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

3:56

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

4:03

Further, should the board vote to recommend denial of the matter, they will provide their basis for the denial.

Discussion Breakdown — Share of Meeting

Zoning Enforcement█████████████████████████████████████████████49%

Code Enforcement████████████████17%

Procedural███████████12%

Economic Development███████████12%

Revenue Management█████████10%

Summary of Proceedings

Dunedin Local Planning Agency Meeting – July 8, 2026

The Local Planning Agency (LPA) held a public hearing on July 8, 2026, at 6:00 PM in City Hall, 737 Louden Ave. The main agenda item was a city-initiated land use plan amendment and rezoning request for the city-owned property at 1241 San Christopher Drive (the former Jones Building), along with a Declaration of Restrictive Covenants. The LPA voted unanimously to recommend approval of the ordinances and the restrictive covenants to the City Commission, subject to conditions.

Consent Calendar

Approval of June 10, 2026 LPA Meeting Minutes: Approved with minor corrections (typo corrections: "recused" instead of "requeues" and another correction). Motion carried unanimously.

Public Comments & Testimony

Tom Michael (1370 block nearby): Expressed concern about selling city-owned land, noting it cannot be replaced. Stated that land values in Dunedin keep rising. Questioned the purchase price and urged that the city receive fair market value. Also referenced a prior property sale where the buyer later sold at a large profit.
Lydia Johnson (1335 Lady Marion Lane, resident of 25+ years): Asked why the city is considering selling the property, particularly given future needs for municipal storage and equipment. Expressed concern that only Bozarth Construction is positioned to buy due to shared driveway and drainage, and wanted assurance that the property would not be used for manufacturing. Requested clarity on fair market value and the appraisal process.

Discussion Items

Item 1b – LUP/ZO-2026-0001 (City-initiated Land Use Plan Amendment and Rezoning)
- Staff Presentation (George Kinney, Community Development): Presented the 1.17-acre flag-shaped lot at 1241 San Christopher Drive, acquired by the city in 1976 for about $150,000. The property is currently designated Public/Semi-Public (P/SP) and zoned Municipal Public Lands (MPL). The city declared it surplus in October 2022. Proposed changes: Land Use Plan Amendment from P/SP to Retail & Services (R&S) under Ordinance 26-06, and Rezoning from MPL to Form-Based Medium (FX-M) under Ordinance 26-07. Staff noted the property is non-conforming due to a narrow driveway (12–15 feet). The only viable buyer is adjacent Bozarth Construction, which already operates on FX-M zoned land at 1251 San Christopher. A Declaration of Restrictive Covenants (Exhibit F) limits future uses to: service industry/maintenance, single-family/duplex/multifamily, group home, religious, or educational facilities. The covenant also requires repair of the concrete block wall (west) and wood fences (south/east), landscaping, and prohibits manufacturing and public/private nuisances. A community meeting was held; only one neighbor attended, concerned about the wall. Staff recommended approval with a waiver of application fees since the request is city-initiated.
- Applicant/Property Owner (Bob Ironsmith, City of Dunedin): Explained that the property was determined surplus after all city departments reviewed it. Bozarth Construction (adjacent property owner) is interested in purchasing for office and storage uses (no manufacturing). The sale will go through an appraisal process with one MAI-certified appraiser selected from a short list (low quote). The city is not putting the property out for bid because of the non-conforming driveway and shared drainage; Bozarth is the only realistic buyer. The city seeks to keep a local employer and generate tax revenue.
- Board Member Questions and Deliberations:
  - Deborah questioned whether the restrictive covenant’s list of allowed uses (including group home, religious, educational) is too broad for a residential neighborhood. Staff explained the covenant runs with the land and was reviewed by the city attorney; it will be reviewed by Pinellas County as well.
  - Vice Chair noted the lot’s non-conformity (frontage/driveway) and that only Bozarth can feasibly use it. Asked about timeline for fence/wall repairs – no deadline was in the covenant. Board discussed adding a condition for a six-month timeline after the sale for completion of wall repair, fence replacement, and driveway reconfiguration. Staff and attorney agreed a condition was appropriate.
  - Board member Sylvia asked for clarity on enforcement of the restrictive covenant. Attorney Laura Deal explained the covenant includes a cure period (five days after notice) and allows the city to pursue legal remedies including attorney fees.
  - Board member Sally asked about penalty if repairs not done – attorney explained breach allows injunction and enforcement in court.
- Additional Discussion: Board considered whether to specify “no manufacturing” more explicitly. Staff argued the positive covenant already lists permitted uses (manufacturing not included), and adding a negative covenant could create interpretation issues. The board decided not to add a condition but to note in the record that the discussion occurred and that manufacturing is not allowed under the permitted uses.

Key Outcomes

Motion to Approve: Moved to approve the application (Ordinances 26-06 and 26-07) together with the Declaration of Restrictive Covenants, with a waiver of the application fee, and with a condition that repairs to the wall, fence, and driveway reconfiguration be completed within six months of the sale closing. Motion seconded and passed unanimously.
Next Steps: The LPA’s recommendation will go to the City Commission for first reading. The Land Use Plan Amendment will then be transmitted to Pinellas County for review (which may take some time due to the covenant). The appraisal for the sale will proceed using a single appraiser from a qualified short list.
Meeting Adjourned: The meeting concluded after the vote.

Meeting Transcript

All right. Good evening, everyone, and welcome to the July meeting of the local planning agency. We will now come to order. The local 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 quasi-judicial items which are identified on the agenda, 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. Secondly, the members of the local planning agency will have the opportunity to ask questions from the city representative. Finally, anyone from the public may come forward. Those from the public wishing to provide comments will need to approach the lectern, state your name and address for the record, and utilize the microphone in order for comments to be recorded. Individual public speaking is limited to three minutes of speaking time, and we kindly request that speakers be respectful of the clock countdown. Citizen speaking on an agenda item or during citizens' comment shall not engage in loud, boisterous, or disruptive speech or conduct. Any speaker that has continued inappropriate or irrelevant comments will be requested to relinquish the podium. Okay. Item 1A. The first item on our agenda tonight is to approve the June 10th, 2026 LPA meetings. Are there any corrections, additions, or deletions to the minutes? There were a couple of like requeues. It should be recused, and another one was I mean they're tiny, but it's okay. Okay. Do you know where they are? Yes, recused was under, it said I recuse myself. It was recused. And then another one was toward the end. It was added. Okay. Okay. Heather, you see that that typo. I can take care of that. And there's another, I'll show you the other one. So I would move to approve with minor corrections. Okay. Okay, we have a motion to approve the minutes with those minor corrections. So we have a second. Okay. All in favor, say aye. Aye. Aye. Any opposed? Okay. Minutes are passed with those corrections. Thank you, everyone. Okay, our agenda item tonight, item 1b is a quasi-judicial item in nature, and such the format will be as follows. Please bear with me while I reread most of what I just said earlier. While the local planning agency is a 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 making authority, decision making authority. The process will be as follows. First, I will introduce each item, after which the city representative will have the opportunity to present information about it. Secondly, the members of the local planning agency will have the opportunity to ask questions from the city representative.

SUMMARIZED BY OPENPUBLICA AI

TRANSCRIPT VIA PUBLIC VIDEO
openpublica.com