Local Planning Agency

PRESENT: ABSENT: ALSO PRESENT: CALL TO ORDER CITY OF DUNEDIN, FLORIDA LOCAL PLANNING AGENCY REGULAR MEETING OF WEDNESDAY, JULY 8, 2026 DUNEDIN CITY HALL, 737 LOUDEN AVENUE 6:00 P.M. Chair Kevin Benjamin, Vice Chair Paul Stanek, Members Deborah Kynes, Michael Broom, Sally Caron and Alternate Member Sylvia Tzekas James Johns, Elizabeth Telford & Tim Young Assistant City Attorney Laura Carrera, Community Development Director George Kinney, Economic & Housing Development/CRA Director Robert lronsmith, Economic Development Manager Matt Jackson, Deputy City Clerk Heather Drake, and approximately two people in the audience Chair Benjamin called the July 8, 2026, Local Planning Agency of the City of Dunedin to order at 6:00 p.m. INTRODUCTION Chair Benjamin stated 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 any 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. Thereafter, the members of the Local Planning Agency will have an 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 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 3 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 comment shall not engage in loud, boisterous and/or disruptive speech or conduct. Any speaker that has continued inappropriate or irrelevant comments will be requested to relinquish the podium by the chair. 1. BUSINESS 1.a. Approval of Meeting Minutes, June 10, 2026 Chair Benjamin introduced the agenda item and inquired if anyone had any corrections, additions or deletions to the minutes . Hearing no further comments, Chair Benjamin asked for a motion. MOTION: Motion was made by Ms. Kynes and seconded by Dr . Broom to approve the June 10, 2026, LPA minutes with minor typographical corrections as noted. VOTE: Motion carried unanimously. Chair Benjamin stated while the Local Planning Agency 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 process 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 26-1

Regular Meeting Minutes July 8, 2026 Surrounding Zoning & Uses DIRECTION ZONING DISTRICT NORTH SOUTH EAST WEST BACKGROUND Form-Based Medium (FX-M) Single Family Residential (R-60) Single Family Residential (R-60) Single Family Residential (R-60) Local Planning Agency USE Commercial Residential Residential Residential The 1.17-acre property and structure , commonly referred to as the "Jones Building" was acquired by the City of Dunedin in June 1976 for $157 ,750. It previously served as the Parks Division offices, workshop, and maintenance storage facility, as well as other uses from time to time. The existing circa 1975 one-story prefabricated metal building is approximately 90' by 175' (15,750 square feet) with a mezzanine area for storage. The north end of the building includes offices and bathrooms. Several years ago, the Parks Division relocated their operations to the City facility at 1700 Solon Avenue, vacating the Jones Building for good. On October 18, 2022, the City Commission declared the Jones Building site as surplus property and authorized its sale. The minutes of the October 18, 2022, City Commission Work Session are provided as EXHIBIT I. LAND USE PLAN AMENDMENT (ORDINANCE 26-06) Public/Semi-Public (P/SP) is suitable in areas where educational, health, public safety, civic , religious , and institutional uses are required to serve the community . Under these circumstances, the P/SP land use plan category is no longer appropriate for the property . Retail & Services (R&S) is for areas in and adjacent to activity centers where surrounding land uses support and are compatible with intensive commercial use and in areas supported by arterial or major collector roadways . R&S is the primary existing land use for the adjoining and surrounding non- residential properties. TABLE 1 below compares the maximum residential density, maximum non-residential intensity floor area ratio (FAR) , and maximum impervious surface ratio (ISR) between P/SP and R&S. I 2. . 5 LIU/ a rJ .i~5 0.85 0.55 o_go Existing FAR for the 15,750 square foot building is 0.31 and the existing ISR for the property is estimated to be approximately 0.80 . Both are below the maximum allowable for the existing P/SP and the proposed R&S land use plan categories. As a result, staff find that the proposed land use plan amendment from P/SP to R&S , when combined with the proposed Declaration of Restrictive Covenants, is consistent with the Comprehensive Plan and the Countywide Rules. REZONING (ORDINANCE 26-07) The subject property is currently zoned Municipal Public Lands (MPL). MPL provides for all municipal purposes within the city and is not an appropriate zoning district classification for private property . 26-3

Regular Meeting Minutes July 8, 2026 Local Planning Agency There is a shared drainage piece between the two parcels; it would allow the adjacent parcel to consolidate that drainage situation. The Covenant language requires certain improvements, which include: Section II - The Declarant shall repair or refinish the concrete block wall along the west property line, repa ir or replace the existing wood fence along the south and east property lines and , provide appropriate landscaping areas along said property lines. Said wall, fence, and landscaping design shall be agreed upon by the City and installed in accordance with local ordinance . iv. - Declarant shall not conduct any business or activity, regardless of the type and the duration or intermittency, on the Property which shall constitute a public or private nuisance. STAFF RECOMMENDATION Staffs recommendation is to approve the Declaration of Restrictive Covenants and the following ordinances: 1. Ordinance 26-06 to change the land use plan category of the subject property from Public/Semi- Public (P/SP) to Retail & Services (R&S) on the City 's land use plan map . 2. Ordinance 26-07 to change the zoning district designation of the subject property from Municipal Public Lands (MPL) to Form-Based Medium (FX-M) on the City's official zoning map. MISCELLANEOUS Because this is a City-initiated application for City-owned property, staff are requesting a waiver of the $2,000 fee by the City Commission. NEXT ACTION If both ordinances are approved on first reading by the City Commission, the future land use plan amendment (Ordinance 26-06) , along with the Declaration of Restrictive Covenants will be submitted to Forward Pinellas as a Tier II amendment for review and approval by Pinellas County , acting as the Countywide Planning Authority (CPA). Following CPA action , both ordinances will be returned to the City Commission for second and final readings. Questions for Staff Ms. Kynes inquired about the language in the zoning; there is a Restrictive Covenant that says : i. The Property shall only be used as: (a) service industry/ maintenance contractor , (b) single- family dwelling, (c) duplex, (d) multifamily dwelling, (e) group home, (n religious, or (g) educational facility (each a "Permitted Use" and, collectively , the "Permitted Uses"). She asked if thee) group home, (n religious , or (g) educational facility is always there . Mr . Kinney explained it is an institutional benign use ; therefore , it compliments the surrounding residential. Staff included it ; those are permitted uses under FX-M. Ms. Kynes commented it seemed they are working hard to make specific use of the restrictive covenant; however, the language of the zoning seemed to make it much broader , which could possibly interfere with a residential neighborhood. Mr. Kinney commented he understood the point and that as planners they are always looking ahead and the owner might not have that property forever ; he acknowledged the covenant runs with the land , so the next owner can only choose from that list as well. Ms . Kynes commented she thought some of the uses listed do not fit. 26-5

Regular Meeting Minutes July 8, 2026 Local Planning Agency Attorney Carrera advised it would be to propose a revision with an amendment to that section to i. of the Restricted Covenant to either identify a deadline for the repair or if there is already a deadline in mind propose that. Mr. lronsmith stated that is very favorable as opposed to changing all the Restrictive Covenant; a condition would be the way to go. Attorney Carrera stated there could be a conditional approval, identifying that condition and making it as specific as a specified deadline like 6 months after the closing date to move forward with completion of repair of the wall and fence or make it broader and allow the Commission to identify the deadline and condition to identify a certain date. Mr . lronsmith commented he thought 6 months was a good timeframe. Vice Chair Stanek asked if the driveway reconfiguration should be completed within a certain timeframe, such as 6 months. Mr. Kinney did not know if the declaration has any language related to the driveway reconfiguration; the purchaser has indicated wanting to get that done as soon as possible. Applicant Presentation Economic & DevelopmenUCRA Director lronsmith commented this makes sense for the City. The property is deemed surplus, and the City can use the revenue. It is a property the City no longer uses, and this keeps Bozarth in town; they have been growing and this is an economic driver for the City. Public Hearing Tom Michaels of 1370 Pinehurst Road was sworn in and commented: He is not next to the property and did not realize this was happening. This is City property used for City reasons and once it is sold it is gone. Land is extremely valuable in Dunedin, and it keeps going up regardless of the economy. The accessibility of having it is diminishing every year. When he looks at this, if it is sold, the City is never going to have it back and may not be able to replace it. The public use could be storage of equipment and materials; it is not needed right now, but what about in 5 years or 7 years. As he was reading the report it appears it is great that the City is the one moving to change it all for the prospective buyer; that is wonderful they have that going for them. He did not hear anything about the purchase price. He noted the ingress/egress of the property is such that it can be accessed and used. There was another issue on Pinehurst Road and after it passed through the LPA and the Commission they were going to do short-term rentals. After all that went through, that owner put it on the market for $2.787 million; a massive increase in valuation. As a taxpayer of Dunedin, his concern is that if this is going through for the benefit of Bozarth the City gets fair market value for the property . Lydia Johnson of 1335 Lady Marion Lane was sworn in and commented: She has been in this area for over 25 years and asked why the City is even considering selling this property . Chair Benjamin stated that his understanding is that in 2022, the City declared this property as surplus. He asked how that determination was made and is it thought that in the extended future the City has plenty of municipal lands for storage, equipment repair, growth, and so forth. 26-7

Regular Meeting Minutes July 8, 2026 Local Planning Agency will allow; these four or five things so, each of the other uses don't have to be in the document. If the Board wants to add a condition that says no manufacturing that is fine. Ms. Kynes suggested saying discussion ensued and the Board wanted to be very clear there would be no manufacturing. Attorney Carrera advised legally the City could add that as a part of the conditions to the Restrictive Covenant. She agreed with the City that specifying one specific use might avail itself to different interpretation down the line not knowing what it would be in the future and a new property owner may have a different interpretation. However, the City is more than willing to specify the specific uses that will not be allowed. Ms. Kynes noted that it was talked about that Bozarth agreed there would be no manufacturing so, it is not in the Restrictive Covenant, but he agreed . The covenant runs with the land; her question is does the nuisance and noxious cover it. Mr. lronsmith commented he thought the City looked at the noise obviously impacting the neighborhood; he thought it was kind of broad. He would defer to the Attorney. Attorney Carrera stated she reads this as a positive. There are two types of covenants, there are negative ones and there are positive ones . Essentially, the City outlines those positive covenants; the actual uses that will be allowed on the property. There is no list of a negative covenant so, to essentially pick and choose one specific negative covenant and add it into a covenant, that reads as a positive covenant. Ms. Kynes asked why not just say that discussion ensued and the Board discussed this and it was a point of concern and that is fine and not even add it as a condition; however, they know it was discussed. Ms. Johnson asked if there is a way to put a term related to how long they can keep the property once it is conveyed and they cannot sell it, for example, for 10 years, 5 years. Someone said they were going to build some rentals on that property around the old schoolhouse and they sold it. Economic Development Manager Jackson advised there have been multiple discussions with Jesse Bozarth and the realtor and they met on site . They have been in operation at that site since about 2018 and, as mentioned, they are a contractor that installs windows and doors and the intent is to occupy this other site for offices and storage of materials, but they have no intention of redeveloping the site. It is just a continuation of the existing business . There has been no discussion or intent to change the use of that back property. Chair Benjamin inquired about the City receiving fair value and the appraisal process . Mr . lronsmith explained: It will be a single appraisal by an appraiser on the City's short list utilized . The appraiser will consider those considerations of the Restrictive Covenant, which certainly will reduce the price and take into consideration somewhat of a nonconforming driveway . He will discuss with Bozarth and come up with a price. There is no second appraisal, only one which is typically what the City does for the sale of property . In terms of the short list and the qualifications of the appraiser, he is an MAI type of appraiser and has been used by the City in the past. The City goes out to bid for three quotes and he received the low quote, which the City does for someone to prepare consultant services. Ms . Kynes commented that because there are adjoining properties, it does make sense that there was no requirement to bid out this property . 26-9

Regular Meeting Minutes July 8, 2026 Local Planning Agency 1. Waiver of $2,000 .00 Application Fee 2. After closing date, there is a 6-month time limit for repairs to be accomplished . AMENDED MOTION: MOTION: Motion was made by Dr. Broom and seconded by Mr. Stanek to recommend that the Commission approve Application LUP/ZO-2026-0001 - City-initiated Land Use Plan Amendment and Rezoning request along with a Declaration of Restrictive Covenants for the City-owned property located at 1241 San Christopher Drive. Ordinance 26-06 - Land Use Plan Amendment from Public/Semi-Public (P/SP) to Retail & Services (R&S) Ordinance 26-07 - Rezoning from Municipal Public Lands (MPL) to Form-Based Medium (FX-M) with the following conditions : 1. Waiver of $2 ,000.00 Application Fee for the City; 2. After closing date, there is a 6-month time limit for repairs to walls and driveway reconfiguration. VOTE: Motion carried unanimously . ADJOURN The meeting adjourned at 6:53 p.m . NOTE: The meeting was completely recorded, and the recording is in the official file . /.!JI~Kevin Benjamin Chair of the Local Planning Agency !J!J. y4~C,_-, eatherDrake Deputy City Clerk 26-11

1. BUSINESS 1.a Approval of Meeting Minutes A. June 10, 2026 LPA Meeting 1.b Application LUP/ZO-2026-0001 - City-initiated Land Use Plan Amendment and Rezoning request along with a Declaration of Restrictive Covenants for the city- owned property located at 1241 San Christopher Drive. Ordinance 26-06 - Land Use Plan Amendment from Public/Semi-Public (P/SP) to Retail & Services (R&S) Ordinance 26-07 - Rezoning from Municipal Public Lands (MPL) to Form-Based Medium (FX-M) NOTICE OF PUBLIC MEETING LOCAL PLANNING AGENCY CITY HALL, 737 LOUDEN AVE JULY 8, 2026 6:00 PM AGENDA CALL TO ORDER Review and approval of draft meeting minutes. EXHIBIT: A. 06-10-26 LPA Minutes.pdf To recommend approval of Ordinance 26-06 and Ordinance 26-07 together with the Declaration of Restrictive Covenants to the City Commission. EXHIBIT: A. Staff Report EXHIBIT: B. Application LUP/ZO-2026-0001 EXHIBIT: C. Aerial, Land Use & Zoning Maps EXHIBIT: D. Ordinance 26-06 - Land Use Plan Amendment from P/SP to R&S EXHIBIT: E. Ordinance 26-07 - Rezoning from MPL to FX-M EXHIBIT: F. Declaration of Restrictive Covenants EXHIBIT: G. Business Impact Estimates EXHIBIT: H. Proof of Public Notice EXHIBIT: I. 10/18/2022 CCWS Minutes ADJOURN DUNEDIN PUBLIC PARTICIPATION & DECORUM RULES Note: Please put cell phones and pagers on silent or vibrate during the meeting. This meeting is televised; therefore, you may appear on TV at any time. Public Appearance: CITIZEN INPUT is for comments from members of the audience regarding items not listed on the agenda for this meeting (please give name and address and limit all comments to a maximum of three minutes). 1

AS FOR ITEMS ON THE AGENDA individual speakers are limited to a maximum of three minutes. A representative of a group consisting of 5 individuals who are present during the meeting may speak on behalf of the group for up to 10 minutes at the Chair's discretion. To do so, the individuals must have waived their time to the representative by providing their name and address on the back of the comment card. Public Hearings: During public hearings the Chair will open the agenda item to the public for comment. If you wish to comment come to the microphone at the podium and give your name and address for the record. This meeting is for agenda items only. Other issues should be presented to the City Manager or City Clerk for discussion at a future Commission meeting. Appeals: Per section 286.0105 of the Florida Statues - If a person decides to appeal any decision made by the board, agency or commission with respect to any matter considered at such meeting or hearing, he or she will need a record of the proceedings, and for such purpose may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based, per Florida Statute 286.0105. The City of Dunedin does not discriminate on the basis of race, color, national origin, sex, religion, age, political affirmation, marital status, sexual orientation, and disabled status in employment of the provision of services. Disability Provisions: It is the policy of the City of Dunedin not to discriminate against disabled persons in employment or the provisions of services. If you have a disability that requires accommodation, please notify the ADA Coordinator 48 hours prior to the scheduled meeting at (727) 298-3042. COPIES OF THIS AND ALL COMMISSION AGENDAS ARE AVAILABLE TO THE PUBLIC AT THE OFFICE OF THE CITY CLERK, 737 LOUDEN AVENUE, ON THE MONDAY PRIOR TO THE MEETING DATE. COPIES ARE ALSO AVAILABLE ON THE CITY’S WEBSITE AT WWW.DUNEDIN.GOV. 2