CITY COMMISSION REGULAR MEETING

DUNEDIN, FLORIDA MINUTES OF THE CITY COMMISSION REGULAR MEETING FEBRUARY 19, 2026 PRESENT City Commission: Also Present: CALL TO ORDER CITY HALL, 737 LOUDEN AVENUE 6:00 P.M. Mayor Maureen "Moe" Freaney, Vice Mayor Robert Walker , Commissioners Jeff Gow , Tom Dugard, and Steven Sandbergen City Manager Jennifer Bramley, Deputy City Manager Jorge Quintas , City Attorney Jennifer Cowan, City Clerk Michelle Wells , IT Services Director Michael Nagy , Utilities & Engineering Director Clayton Watkins, Public Works Director Suzanne "Sue" Bartlett, Public Works Assistant Director Michelle Monteclaro, Sanitation & Recycling Superintendent William Pickrum, Community Development Director George Kinney , Communications Director Sue Burness, CRA/Economic Development Director Robert lronsmith, Economic Development Manager Matt Jackson, Public Services Foreman Trevor Bacon , Purchasing Agent Tammy Winton , Communications Manager Cait McVey, Senior Multimedia Coordinator Brooke Nolan, Digital Multimedia Coordinator Rebekah Nelson, and approximately forty people in the audience. Mayor Freaney called the February 19, 2026, Regular Commission Meeting to order at 6:00 p.m . INVOCATION AND THE PLEDGE OF ALLEGIANCE City Attorney Cowan gave the invocation and led the Pledge of Allegiance. 1. PRESENTATIONS 1.a. Peace Pole Proclamation 2026 Vice Mayor Walker read the proclamation designating February 23, 2026, as Peace Pole Day in Dunedin and urging all citizens , organizations , and institutions to join in activities that promote peace, unity, and goodwill while honoring Rotary's vision to Unite for Good- working together to make Dunedin a beacon of harmony, compassion , and shared purpose. Vice Mayor Walker noted the actual Rotary event is on Wednesday, February 25, 2026, at 5:30 p.m. at the Community Center . 1.b. Government Communicators Day, February 20, 2026 - Proclamation Commissioner Dugard read the proclamation designating February 20, 2026, as Government Communicators Day and encouraging all residents to thank the members of the Communications Department, who have dedicated their careers to ensure Dunedin has effective, impactful, and successful communication strategies that resonate and are relevant. Communications Director Burness accepted the proclamation with thanks for recognizing the important role of government communications and the value it brings to the community . This is a national day by the agency that supports government communicators wanting to recognize and elevate the role they play in cities and counties all over the country. She thereafter introduced the Communications Department team and noted the awards they have received. In addition, Ms. Burness noted the best way to stay informed is by subscribing to the DunediNews to receive information directly to their inbox every Thursday at 3:00 p.m.; the 26-1

Regular Meeting Notes February 19, 2026 Dunedin City Commission news includes information not found on social media as not everyone wants to be on social media. Mayor Freaney commented on the importance of the City having hired a professional Communications person in Ms . Burness , who now has a great team and expressed appreciation for their work. 1.c. World Whale Day 2026 - Proclamation Commissioner Gow read the proclamation designating February 15, 2026 , as World Whale Day in celebration of Gulf whales and local efforts to conserve them. Megan Colby, Executive Committee Secretary - Sierra Club, Suncoast Group , accepted the proclamation with thanks for the City's leadership and partnership in recognition of World Whale Day and the urgent need to protect one of the most extraordinary and most endangered Gulf neighbors, the Rice's Whale. She thereafter provided additional information and education regarding Rice's Whale. CITIZEN INPUT Mayor Freaney advised now was the time for anyone in the audience who wished to speak on a topic that is not already on the agenda . An eComment was submitted by Matt Horvath : The draft resolution 's General Provisions state the new committee "is not authorized to serve as an oversight entity regarding the operational issues of the City's public services." This directly conflicts with Section 6.3, which tasks the committee with analyzing environmental conditions in the Hammock and recommending management measures . You cannot fulfill that mandate while barred from asking whether invasive management work is being done. In May 2021, Commissioner Freaney stated on the record : "The Hammock Advisory is one of the most critical committees in the city." By January 2026 , confirmed by the City Clerk, that committee had collapsed to as few as 3 of its required 9 members . It is now being dissolved and replaced by a body explic itly prohibited from performing oversight. I ask the Commission to remove or narrow the no-oversight clause before adoption. George Nigro of 9 Haig Place, Advisory Member of the Dunedin Public Theater (DPT) , advised : Tonight the DPT presents four great comedians at the Andrew's Memorial Chapel at 7:00 p.m.; seats are still available. Thursday , Apr il 23 , 2026 , at 7:00 p.m. at Andrew's Memorial Chapel the DPT will be presenting an event called A Play , A Pie, and A Pint. It is a great celebration of Caladesi Island history . Tickets are available at dunedinpublictheater .com The citizens and businesses of Dunedin have contributed tens of thousands of dollars to the DPT. The funds go to many of their artists and presenters, and most importantly they have gone to the now finalized feasibility study conducted by Keen Independent Research of Phoenix , Arizona. The study confirmed that a professional theater in Dunedin was not only viable , but also sustainab le. The DPT has received grants and thanks to the City for the recent organizational grant. Sponsorships and social media followers are increasing. They have submitted a State Appropriations Request which was sponsored by Representative Berfield and Senator Diceglie. They also thank the City Commission for their support in Tallahassee . There were several possible locations ; however, there is no confirmation as yet regarding a permanent location. That said , this does not stop them from identifying the specifics of a professional theater , all necessities for a professional public theater . 26-2

Regular Meeting Notes February 19, 2026 Dunedin City Commission DPT remains collaborative and committed to working with the entire community and the City Commission to work toward the construction, opening, and dedication of a Dunedin Public Theater. Rob Cozen of 1417 Chesterfield Drive congratulated the United States National Women 's Hockey Team who won Gold today over Canada. His purpose tonight was to encourage the City to seriously consider becoming a Red Star Community. The City of Dunedin has the opportunity to be the second Red Star City in the country . The Red Star Foundation represents and supports families in which one of the family members who served in the military committed suicide There will be a fund raiser gala at the end of this month for what is now a national organization; he noted the guests/speakers who will be in attendance. Father Bob Swick of 831 Peggy Ray Drive noted he represents the Red Star Foundation as the National Chaplain and commented : This is an organization that is helping the families and friends of those who commit suicide. In the military environment, there still are over 20 men and women who commit suicide every day. Every suicide effects at least 85 - 150 other members, not just family. The organization is dedicated to bringing together comradery among those who have suffered . Clearwater is the first foundation city; the Mayor 's father committed suicide after serving in the Army for 30 years; that was 35 years ago and the Mayor still suffers from that. Matt Horvath of 1409 Red Oak Drive, Tarpon Springs spoke regarding the proposed resolution to dissolve the Hammock Advisory Committee. He spoke with park attendees and none were aware of the HAC that it needs members or the plan to be dissolved and merged . All were concerned about the planned dissolution. His concerns: The no oversight clause which the draft resolution states that the new consolidated committee is "not authorized to serve as an oversight entity regarding operational issues of the City's public services." The new committee's stated purpose preserved in the draft resolution is to analyze the environmental conditions in the Hammock and to recommend management measures. That purpose cannot be fulfilled if simultaneously prohibited from asking whether the management work is being done . He asks the Commission to either remove that clause or to clarify that it does not prevent the committee from inquiring as to invasive species operations. He referenced the standard this Commission has set at the 2021 Continuance Review; Commissioner Freaney, now Mayor Freaney, stated "The Hammock Advisory is one of the most critical committees in the City. The City has this amazing park which this committee protects as though it was its own." In 2024, this Commission voted unanimously to continue the committee; by early 2026 , confirmed by the City Clerk, it has collapsed to 3 of the required 9 members and is unable to achieve quorum. The comm ittee that Sue Humphries committed so much to is now being dissolved . How is a committee characterized as being most critical allowed to quietly lose quorum? If consolidated, the new body must be empowered to ask the questions that the HAC was created to answer . In terms of the timing, he sees the hardworking staff at the park almost every day; he questioned if they are doing invasive management and if Parks staff has been trained to identify the invasives to be spot-corrected or flagged. His research has suggested the work has mainly been in trail and signage management , not invasive species management. What efforts have taken place to make residents aware of the need to recruit new members? He spoke to a number of residents at the park today who expressed potential interest in serving. Why dissolve this most critical committee when the problem seems to be awareness, not a 26-3

Regular Meeting Notes February 19, 2026 Dunedin City Commission willingness of the residents? The Commission is being asked to restructure the oversight body before these critical questions have been publicly answered and addressed . Amy Schoeneck of 720 Bay Street also spoke regarding the Hammock Advisory Committee being dissolved and noted the importance of taking care of the area that is different from other City parks . She would be glad to be on the committee and hoped that before dissolv ing the committee a way is found to make sure it is being managed as appropriate . Of special concern is the invasive species management. Mayor Freaney noted the committee is be ing merged into Parks & Recreation and the goals will not be ignored. Also , there is still the Friends of the Hammock , which to her knowledge is still active . Fiona Richardson of 1340 Hale 's Hollow Drive spoke regarding an issue in her neighborhood involving a rock band that practices three times a week for approximately five hours at a time . The noise has a very deep base that resonates through their houses. They have tried to talk to the owner of buildings and tried to come to a resolution . The only resolution for the entire neighborhood is to call the police who come out , and all they can do is ask that they turn it down ; there have been hundreds of phone calls on record . The sound does not meet the decibels ; however, when the residents read the ordinance, they interpret it that if it is a nuisance to an entire neighborhood , disturbing their peace , that is considered a noise nuisance ; however , the Sheriff's Department does not read it that way and believe it has to meet the 65 decibels. City Manager Bramley advised she had heard of this situation and thought it was resolved; she would reach out to the Sheriff's Office and speak with the City Attorney regarding the intent of the ordinance . Tom Richardson of 1340 Hale 's Hollow Drive also spoke to the issue of the rock band and ongoing excessive noise by the Church Experience at 1400 San Christopher . The no ise continues to disturb the peace , health , comfort , and well-being of the residents and neighbors adjacent to or around the direct vicinity of the Church . He reiterated the concerns expressed by his wife , the previous speaker . Law Enforcement says they cannot do anything because the Church is not do ing anything criminal and they are not break ing the law , and that the noise emanating from the Church does not exceed the threshold of 65 decibels measured at the property line . For some reason , the rest of the ordinance is not being applied, addressed, or even considered as it pertains to noise nuisance . He referred to Dunedin Ordinance 24-22 Section 2. 107 -41 and read from the ordinance. They are asking the City either recognize the language in the ordinance or better define the language in the ordinance as there seems to be confus ion in defining "nuisance ." Bill Zaferos of 1320 Hale 's Hollow Drive also spoke to the issue regarding the rock band and excessive noise. In addit ion to the bass , they have allowed their parking lot to become a playground; at night , there is shrieking and yelling and all kinds of noise can be heard with doors and windows closed . He has talked with one of their officials , who said they would take care of it ; however, they never did. He related his negative experience when asking them to tone down the noise and being told to call the police , who he thinks have better th ings to do. Jim Cowge r of 2092 Valley Drive thanked the City Manager and her team for coming to his home to discuss the drainage situation; he received some good information. He does think the issue is becoming a safety hazard , noting he chased some kids away from the ditch today ; it is dangerous . Also , City Manager Bramley brought up a good issue of maintaining the water flow of the ditch , not maintaining the easement ; however , he would like some clarification on that. The City has mowed one side and put in the gabions and mainta ined them and the water flow; he asked about the grass that was put in as to whether that was a form of maintenance to prevent soil erosion and if so, the City has taken on an inferred respons ibility to maintain that. 26 -4

Regular Meeting Notes February 19, 2026 Dunedin City Commission Mayor Freaney noted the Commission does not enter into back and forth conversation on those matters and it would be best to contact the City Manager, who he has a relationship with now. Dale Cox of 647 Broadway and 316 Albert Street commented regarding the road improvement project on Skinner Boulevard and the concern about the one-way signs in every direction at the end. He suggested some creative signage and some landscaping on that roadway . City Manager Bramley advised the landscaping has not yet been installed by the FOOT; there are additional light posts and so forth going in as well. There is a landscape plan to be installed in the summer; the City is not happy with the delay. Seeing and hearing no one else wishing to speak, Mayor Freaney moved to the next agenda item. 2. CONSENT AGENDA 2.a. Approve the Minutes for the: A. 1/8/2026 Regular Meeting 2.b. Board and Committee Appointments A. Committee on Aging - Appoint Denise Gammonley to a partial alternate term ending 8/1/2027 - Appoint Teresa Conte to a partial alternate term ending 8/1/2027 B. Committee on Environmental Quality & Sustainability - Move Patrick Francois from an alternate to a partial regular term ending 12/1/2026 -Appoint Jane O'Donovan to a partial regular term ending 12/1/2026 -Appoint Alex Fawbush to a partial alternate term ending 12/1/2026 C. Library Advisory Committee - Reappoint Donna Moore to a regular term ending 3/1/2029 D. Local Planning Agency - Move James "Jim" Johns from an alternate to a regular term ending 12/31/2026 E. Stormwater Advisory Committee -Appoint Virginie Delessandro to a partial regular term ending 6/1/2028 MOTION: Motion was made by Vice Mayor Walker and seconded by Commissioner Dugard to approve the Consent Agenda except for Items 2.b.B . and 2.b.E. due to committee mergers. Public Input Mayor Freaney opened public input on any Consent item. Hearing and seeing no one wishing to speak, Mayor Freaney closed the public input. VOTE: Motion carried unanimously. 3. ACTION ITEMS 3.a. First Reading of Solid Waste Ordinance 26-01 amending Section 66-101 of Chapter 66 of the Code of Ordinances for the City of Dunedin, Florida. City Attorney Cowan read Ordinance 26-01 by title only. MOTION: Motion was made by Commissioner Sandbergen and seconded by Vice Mayor Walker to approve Ordinance 26-01 on first reading amending Section 66-101 of Chapter 66 of the City Code of Ordinances. Staff Presentation 26-5

Regular Meeting Notes February 19, 2026 Public Works Director Bartlett advised : Dunedin City Commission The ordinance provided in the staffing includes attachments, the Rate Table, Letter from the Board of Finance and the Workshop presentation from December 2, 2025 . Initially, the study was delayed based on the Commission 's request to proceed with an efficiency evaluation and implementation of those recommendations prior to having the study engaged to implement the efficiencies prior to recommending rates. Ordinance 26-01 was developed after input and consensus direction from the City Commission at the December 2, 2025, Workshop, at which time Raftelis Consulting Services presented financial findings and recommendations of the study . Staff have taken the Commission's feedback and looked carefully at the vehicle replacement plan, completely revising and realizing savings from withdrawal from the unincorporated area. Many of the anticipated savings have been incorporated into the model used to determine the rates. Greater detail on those savings will be presented on March 3, 2026, at the Workshop with a status on the efficiency update. Raftelis collaborated with Solid Waste, Finance , and the efficiency consultant as well as using their expertise, and they reviewed the presentation, rate basis, and facts with the Board of Finance twice. Key drivers behind the rate increase included Capital costs increasing, Labor increases, recycling, and disposal cost. Rates were reduced from the initial figures proposed to have a stable and sustainable fund; all were included in the analysis. Thierry Boveri - Vice President Raftelis referred to the PowerPoint presentation attached to Exhibit A. This is an Enterprise Fund, which does not receive funding from the General Fund; it is funded entirely from the user fees of the Solid Waste Operations. The fees have to be set to cover the full cost of service; otherwise, there can be deferred maintenance, service level failures, and those types of issues. 1. Background & Issues Definition of "Enterprise Funds (Page 4) Services Overview Res. Recycl ing ... '-·· 1x Res . Yard Waste / Bulk • 1x Commercial Trash l' Up to 7x1 ~! : 4 2 Resources 1 Contracted; N/A 8 4 This was at the time of the study; since then, there have been some efficiency gains. 26 -6 11.1 7.5

Regular Meeting Notes February 19, 2026 Customers (Details - Page 6) Total Customer Accounts - Residential - Commercial Tonnages- Garbage - Recycling - Bulk/Yard Waste Prior Study {Page 7) •City performed rate study in 2020 >Rate recommendation period for FY 2021 - FY 2025 -Recommended FY 22 - FY 25-4% >Contemplated only 6% increase from Pinellas County disposal >General inflation was understated Dunedin City Commission When the other consultants performed that study in 2020, it was based on a series of assumptions , some of which were related to projects and inflations related to the cost of operations. Before 2020, the COVID era, and then after the COVID era, significant inflation was seen, exceeding what the original rate study had contemplated. Historical Expenditures (Page 8) Graph of Operating Expenses previously forecast versus the actual reported indicates approximately a $1 Million shortfall by 2025; based on the actual operating expenses, the proposed budget with inflation and other cost factors are higher, so the differential starting out with the outset forecast period could be coming from behind a little. That is not the fault of anyone necessarily; it is just that inflation was greater than originally contemplated when the rates were previously set. Operating Expense Growth (Page 9- Table) Detailed breakdown of Operating Expenses during the historical period through the forecast period showing how the various cost increases occurred. It is important to note that even though these cost increases were identified, the City understood this issue . Financials (Page 10- Table) •Analysis of March 2025 Financial Plan >Revenues are not currently sufficient to cover expenditures Areas circled in red are the deficiencies: negative annual year over year deficiencies that without remedy would cause service level issues and other problems. The City knew this was an issue, which is partly why Raftelis was engaged to perform the study. City staff knew in time and brought before the Commission an idea to perform the efficiency study and have the findings incorporated before finishing the study. As a result, they were able to incorporate some savings as mentioned that will be presented in March. In summary, inflation outpaced the prior forecast, coming from a little behind; there is still inflation persisting in cost increases and the need to replace vehicles to provide level of service on a recurring basis. Those deficiencies have to be funded from user fees. City staff tried to exhaust all possible avenues before bringing forward this rate recommendation, hence the Efficiency Study incorporated into this study with the resulting recommendations. Bill impacts (following page): 26-7

Regular Meeting Notes Dunedin City Commission February 19, 2026 Existing FY 2026 FY2027 FY2030 4/1126 4 10.7 10 n. Ra te Increases n/a 28 .52% 15.61% 3.00% 3.00 % 3.00o/c 1st Refuse and Rec ycl ing Cart S23.67 $30.42 $35."17 $36 .23 $37.31 S38 .4 3 Month ly Change n/ a $6.75 $4.75 S1.06 S1.09 $1.12 Addition il l Ci.lrts $1 1.82 $15.19 $17.56 $ 18.09 s·18.63 S19.1 9 Month!~, Change n/a $3 . 37 $2.37 S0.53 S0.5 4 $0.56 Commercial - 2 CY x 1 week $79.24 $101 84 $117 .74 $"121 .27 S12 4.9 1 $128.66 Monthly Change n/a $22.60 $15.90 S3.53 $3.64 $3..75 Mr. Boveri explained: Because of coming from behind so to speak , there is not a lot of time to phase these increases over , so they identified the adjustments to be made effective April 1, 2026, and then 12 months subsequent there will be another adjustment. After that , they are anticipating a sustainable level and should require only minor or inflationary type rate adjustments estimated at about $1.00 per year. At the presentation to the Board of Finance one of the things out of that discussion was whether they could index these rates on a recurring basis to ensure they are not getting too far behind because the rate increases were fixed percentage increases . Part of the problem was that in fl ation exceeded that; they asked if there was a better way to index to actual inflat ion in order not to have a large hit on the rate increases in the near turn and avoid that potential issue . They said yes and part of their recommendation is that subsequent to the next two years of rate increases , they are proposing the fees be indexed to the Trash & Collection Index , which is a sub-component to the Consumer Price Index as reported by the U.S. Bureau of Labor Statistics . Ms. Bartlett advised that recommendation has been incorporated in the ordinance and has been reviewed by Legal as well as the rate table, which is more formalized within the ordinance , so it does not call out just residential but all the rates. There was no rate increase in October ; therefore , for this fiscal year , staff is recommending the first increase for the FY26 in April and rather than coming back in October with another balancing increase, the recommendation is to stay the course for the year ; according to the calculations , it will get the fund where it needs to go and then the second year for FY27 will be in April ; then they will have the more modest increase and back on the annual schedule in October FY28 . 3. Financial Plan - Rate Comparison Results (Page 23 - Table) Comparison of fees for service in with other communities within the region . Even with the greater increase proposed in April, it still puts Dunedin slightly below the average . Questions for Staff Vice Mayor Walker asked what is involved with the disposal expense . Mr. Boveri explained the collection is delivered to the Pinellas County Waste Energy Fac ility , which is needing to raise the fees to the City approx imately 8% per year for the next several years , which is higher than inflation and provided details regarding that increase involving the Pinellas County agreement with Duke Energy. Vice Mayor Walker referred to the labor costs in relation to the market. 26-8

Regular Meeting Notes February 19, 2026 Dunedin City Commission Ms. Bartlett advised Human Resources provides that information. In the period FY24/FY25 to be competitive, the City implemented a career ladder structure so the compensation for skills would be increased by individual drivers; for base pay for skilled people, HR approved a higher rate to be competitive. Previously the department was struggling to keep and recruit workers. She acknowledged the rates are currently competitive. In response to the question regarding certifications, Ms . Bartlett explained there are certifications the City is pursuing now weighing out the cost involved. She explained about the efficiency study in terms of having higher levels of skills and versatility in the number of pieces of equipment a person can operate. Vice Mayor Walker confirmed with Ms. Bartlett the labor market for this area is probably one of the most competitive. Vice Mayor Walker clarified with Mr. Pickrum, in terms of alternatives for disposal, there are alternatives for residential service; however, not so much for commercial. There is an alternative for debris type waste that is a little less. Mr. Boveri pointed out that the Tipping Fee the County charges is one of the lowest in the state because it had that revenue stream from Duke; even with the 8% increase in the near term, it is still a very low cost of service relatively speaking. He noted the long hauling expense going further out to another facility and what the landfills are charging. Commissioner Sandbergen asked how much rates went up between 2020 and 2026; Mr. Boveri advised approximately 4% per year as recommended by the 2020 study. Commissioner Sandbergen inquired about the unincorporated area mentioned in the ordinance. Ms. Bartlett explained should the Commission decide to provide that service, one of the changes was to come in aligned with the other utilities and the surcharge for services of 25% additional. If that service was kept, there was still not enough to cover the funds by keeping the County unincorporated area. Greater savings than anticipated were found that are in the rate study. The ordinance includes the structure and changes should the Commission decide to go back to that service. As of October 1, 2025, the City was completely out of the unincorporated service. Commissioner Sandbergen inquired if the recycling rates fluctuate and how the City gets the most for the recycled products. Mr. Pickrum explained the mixed program and that it does fluctuate, and the City works toward getting the stream as clean as possible through education, including social media . The cost structure with the contract can result in paying net zero and possibly proceeds; it is volatile. Commissioner Sandbergen noted the City is going to ask residents to pay 28% more for the Solid Waste portion and asked what can be done to possibly reduce cost for the light users for recycling versus heavy users . Mr. Pickrum explained the rates are based on the City as a whole and there are three layers of service with the City's customers paying a minimum with heavy users paying for a second barrel at 50%; it is the minimum charge for the three services to be provided each week for the premium service provided that includes yard waste and bulk. Commissioner Sandbergen clarified with Mr. Pickrum that customers cannot opt out of the recycling; it is part of the program. 26-9

Regular Meeting Notes February 19, 2026 Dunedin City Commission In response to the questions from Commissioner Gow, Mr. Pickrum explained the County 8% increase, which previously was 6%, will begin for FY27. He provided additional background information regarding the Tipping Fee and rates from the County. In response to the inquiry by Commissioner Gow , discussion ensued regarding the percentage rate increases over the years , noting for the City customers that was lower than the County increases and that difference was paid with Reserves. Ms . Bartlett explained the proposed rate increases are projected out to bring the Solid Waste Fund; that is an Enterprise Fund back to the 25% Reserve target. Commissioner Dugard's question initiated a discussion regarding the increase in rates from 2% in 2017 to 4% recommended in 2020, that has followed through to this point. Commissioner Dugard inquired about the Capital expenses being low for a number of years and then picking up and continuing. Ms. Bartlett advised regarding the deferring of asset replacement for quite some time and Solid Waste making sure of being able to deliver services , mostly noting the vehicle/equipment replacement; the plan has been redone to replace assets timely , and the reserves are according to industry standards. Also, currently grants have been awarded to help in replacing some assets . In response to the request from Commissioner Dugard , Mr. Boveri provided information and explanations regarding asset management in terms of Capital Investment, debt service within the budget, and adjusting rates to keep pace with cost of service and effects of deferring that capital investment with costs being pushed into future years. He explained the proceeds from the loans are what is funding the Capital and not the use of any existing cash balances; that is why it is not a double count. Commissioner Dugard inquired where the funds go from the sale of assets that have completed useful life ; Ms. Bartlett explained the funds are not shown in the budget. It is a proceed, not a revenue; it is deposited into the fund, the City does not budget for that because it is not known how much the salvage will be until it goes. When Commissioner Dugard inquired about extending the life of the assets, Ms . Bartlett explained regarding taking care of it, making sure it is clean and maintained with preventative maintenance as well as qualified drivers operating correctly. Commissioner Dugard inquired about the non-recuring expense shown ; staff will provide that answer at the March Workshop . City Attorney Cowan pointed out the only difference in the ordinance and a typographical error to be corrected. Public Input Mayor Freaney opened the item to public input. Lori Pierelli of 2293 Edythe Drive commented: The only comparable city she saw on the chart was Safety Harbor in terms of the population and pointed out the disparity in some of the cities shown on the comparison chart . She noted the per capita comparison and disagreed that Dunedin 's rates are lower compared to surrounding areas referenced in the email. She suggested more realistic comparisons and not using bigger cities and negotiating some additional services at no additional cost to residents. She suggested going back to two times during the summer at least. She would, as a single person, opt out of recycling. 26-10

Regular Meeting Notes February 19, 2026 Also, she suggested maybe eliminating one event by the City. She is happy to volunteer to help in finding creative ways. Dunedin City Commission Jason Seibert of 1756 Ranchwood Drive S. asked if separating recycling at home would be cost saving and what is Recycle Temp Labor under "Professional Services". He also asked about the dumpster costs. Hearing and seeing no one else wishing to speak, Mayor Freaney closed the public input. Response to Public Input Ms. Bartlett advised the separating of recycling can be looked into and staff is considering ways to better do recycling. Mr. Pickrum advised there are no nearby plants that accept dual streams, and it would be a cost to transport to plants that do that. Cardboard can be brought to a drop-off site with a container for cardboard. Ms. Bartlett explained regarding the temporary employees to work the physical work at the back of the truck, which was also identified in the efficiency study as savings. It falls under contract services. Ms. Bartlett explained the rates for commercial are based on the same percentage; the increase is the same ratio. Commission Comments Vice Mayor Walker commented on the need to be competitive in terms of labor and the disposal part; there are not many options other than Pinellas County. He expressed appreciation to City staff in finding the efficiencies and cut costs. Commissioner Gow commented regarding the length of time the City has not increased rates at the pace of the County and considering inflation, as well as paying market wages, and that it all culminated at a difficult time for everyone. He noted the rightsizing that has been done and the efficiencies that have been made and will continue. Commissioner Dugard commented he was looking for solutions to avoid these types of surprises while understanding there are variables the City has very little control over. He leans on staff to come back with a plan, possibly one that does not go out 5 years when many variables can happen; 3 years seems more comfortable . If they are staying with 5 years, then they could review earlier. Mayor Freaney commented on the percentage sounding worse than the $6.75 a month additional to the $23.67 . She noted all the elements that drove this cost and it seems to be in the last two years. She thought staff were already considering the 3-year look ahead to better capture this quickly; also, it could be staggered so that all the utility increases are not in the same year. She noted the quality of the service in the City. Also, the citizen advisory Board of Finance reviewed and advised this had to be done. VOTE: Motion carried with Commissioners Dugard, Gow, Walker, Sandbergen, and Mayor Freaney voting aye. Voting nay: None. The Second Reading of Ordinance 26-01 will be March 19, 2026. BREAK approx. 8:10 P.M. - 8:22 P.M. 3.b. First Hearing of Application DR-2025-0002 - Request for Design Review Approval for the development of a new project called Main Street Exchange, consisting of a three- and four-story mixed-use bui .lding comprising an 89-room boutique hotel, marketplace, theater, food hall, restaurants, social establishments, retail spaces, and a parking garage on a 1.78-acre parcel located at 830 Douglas Avenue. 26-11

Regular Meeting Notes February 19, 2026 Dunedin City Commission Mayor Freaney advised this agenda item is quasi-judicial and requested City Clerk Wells to swear in all those wishing to speak on this application for design review approval. City Clerk Wells swore in all those wishing to speak. Mayor Freaney requested any member of the Commission who needed to disclose any ex parte communication to do so at this time . Hearing none, she requested the staff presentation . Staff Presentation Community Development Director Kinney referred to a PowerPoint presentation that included information from the Staff Report (Exhibit A) and additional exhibits, including aerial maps and views of the subject and surrounding properties, and provided the following information: APPLICATION INFORMATION APPLICATION NO .: REQUEST : PROJECT NAME : OWNER : APPLICANT : DR-2025-0002 Design Review Approval Main Street Exchange Bill Mazas, Euro American Investments of Pinellas LLC Krikor Kassarjian, Gulf Coast Consulting, Inc. REPRESENTATIVE: Brian Aungst, Macfarlane Ferguson & McMullen PROPERTY INFORMATION STREET ADDRESS: TAX PARCEL NO. : AREA: LAND USE PLAN: 830 Douglas Avenue, Dunedin, FL 34698 27-28-15-51426-019-0010 1.78 Acres Activity Center (AC) ZONING DISTRICT: Downtown Core (DC) EXISTING USES: Vacant Office Building & Leased Public Parking PROJECT DESCRIPTION Main Street Exchange (MSE) consists of a three and four-story mixed-use building comprising an 89-room boutique hotel , marketplace, theater, food hall, restaurants, social establishments, retail spaces, and a parking garage. The existing circa 1976 vacant 3-story office building on the site will be demolished . LAND USE PLAN EVALUATION The acreage is comprised of two separate parcels : the parcel against Main Street and the parcel against Monroe Street (PowerPoint graphic). The parcels are entirely under one Land Use Designation of Activity Center (AC) . From a residential density standpoint, the AC land use plan category permits up to 30 dwelling units per acre (du/a), and temporary lodging uses up to 50 units per acre. There is no minimum or maximum intensity floor area ratio (FAR) for non-residential uses in the AC land use plan category, and the maximum impervious surface ratio (ISR) is 0.85. The proposed ISR is 0.824 and TABLE 1 below shows the temporary lodging density calculations for the project using the AC land use category. 26-12

Regular Meeting Notes February 19, 2026 Dunedin City Commission Table 1 PROPOSED USE MAXIMUM DENSITY ACRES PERMITTED PROPOSED Boutique Hote l SOuni ls/ac X 1.78 89 89 ZONING DISTRICT EVALUATION The parcels are uniformly zoned under Downtown Core (DC) ; however , they are split by two different Street Types, Street Type A and Street Type C, which have some minor distinctions on what can happen in the two categories regarding height. There is a Step Back requirement required for any project in the Downtown Core that exceeds two stories in height; there are some iterations to that requirement. Within the DC district, each hotel rental unit shall have a minimum floor area of 300 square feet, and a maximum floor area of 600 square feet. All 89 hotel rental units comply with this special requirement. TABLE 3 below shows the permitted and proposed lot dimensions, number of stories, building heights, and setbacks for the Type C street that is to the rear against Monroe (Shown on PowerPoint). The difference between that and Street Type A from a he ight perspective is that for Street Type C, the applicant can request with City Commission approval a 4th floor up to 43 ft. in height. The applicant is requesting that as part of this app lication . TABLE 3 STANDARD PERMn.ED PROPOSED CoNf-ORMS Lot Si ze No mi n. 77 , 37 4 sq . ft . l ot \•Vi dth No mi n . 2 04 ft. Lo t D ep t h No mi n. 386 f t. Number o f Sto ries 3 -4 sto r ie s max . 4 st o r y 3 6 rt . 46 ft. ma x. w it h City Build i ng H e ig ht Co m mi ssio n app r ova l 46 rt . Fro n t Se l back 0- 1 2 f t. m in . 0 ft . ! N) , 0 ft. (E)... - - - Si de Set b ack No mi n. 0.7 ft_ Rear Se t back No rni n. N/A The Type A Street portion of the parcel the maximum height is 36 ft . This plan does comply with both requirements. COMPATIBILITY EVALUATION Ye s Ye s Yes See Note 1 See Note 1 Yes - Ye s N/A Staff did a full compatibility evaluation. All surrounding properties are zoned Downtown Core (DC); therefore, there is consistent zoning . The property is currently occupied by a 3-story , 40-foot-high vacant office building primarily on the Type C portion of the lot in the rear . Mixed-use development projects are encouraged in designated Activity Centers or in the Community Redevelopment Area (CRA) to concentrate development and discourage urban sprawl per Goal 4, Objective 4.1, Policy 4.1.1 of the Future Land Use Element. A mixed-use development with a variety of permitted uses including a boutique hotel, marketplace , theater, food hall , restaurants , social establishments , and retail spaces as designed on this City center property, together with the potential downtown development and 26-13

Regular Meeting Notes February 19, 2026 Dunedin City Commission redevelopment patterns of lands in the area , would be considered compatible with the existing building heights, densities, and intensities in the surrounding area and neighborhoods, and is consistent with Objective 2.9 in the Future Land Use Element of the Comprehensive Plan. The Ocean Optics building is 40 ft .; the Artisan is at 46 ft .; the Grant Street Inn and the 428 Virginia property are all at 36 ft. Accordingly, staff is fairly comfortable with the compatibility and impact being proposed. SURROUNDING ZONING & USES DIRECTION NORTH SOUTH EAST ZONING DISTRICT Downtown Core (DC) Downtown Core (DC) Downtown Core (DC) WEST Downtown Core (DC) DESIGN REVIEW PROCESS EXISTING USES Mixed Use & Office Retail & Restaurant Public Park, Office, Restaurant & Residential Restaurant, Retail & Bank Staff has reviewed this application against all the applicable review criteria . In each situation , the project does conform to the Design Review Criteria . Details of some include: PARKING, LOADING, AND STACKING (SEC. 105-24) Off-street parking, loading, and stacking are provided as required along with a public transit pull-off area on Douglas Avenue and bicycle parking distributed throughout the site. ARCHITECTURAL STYLE (SEC. 105-28 .1.2) Projects within the Community Redevelopment Area (CRA) must be designed utilizing one of the five approved architectural styles . The applicant has opted to utilize the alternative style criteria found in Section 105-28.1.3. Please see the applicant's justification narrative in support of the unique blend of two approved styles, French Creole and Mediterranean Revival, utilized for design of this project included as EXHIBIT I. PARKLAND IMPACT FEE (SEC. 104-26) Parkland Impact Fees (PIF) or land conveyance in lieu of fees does not apply to hotels or nonresidential uses. CITIZEN PARTICIPATION PLAN (SEC. 104-24.6) This project does not abut residentially zoned property, so a Citizen Participation Plan is not required . However , the applicant presented the project to stakeholders in the downtown including the Community Redevelopment Agency Advisory Committee (CRAAC) and the Dunedin Chamber of Commerce for comment, feedback, and support. OFF-STREET PARKING REQUIREMENT (SEC. 105-24.2.4.7) On-site parking required for the entire project as will be presented is 222 spaces; that is after the incentive reduction due to the location and bike racks. The on-site parking provided is 133 spaces all contained within the internal parking garage . That leaves an additional parking need of 89 spaces . The Land Development Code provides for additional options to accommodate that additional parking required . Some of the incentives include the Parking Bank and Revocable Parking Agreements , which the applicant is proposing. Exhibit Eis a Revocable Parking Agreement that is set up to accommodate valet parking; at the same time, the applicant is planning a 26-14

Regular Meeting Notes February 19, 2026 Dunedin City Commission new parking garage at 968 Douglas Avenue, and the valet parking would move between this project and that new parking garage. The Revocable Parking Agreement anticipates the Douglas Parking Garage to accommodate 318 parking spaces; 125 of those will be specifically set aside in the agreement to meet the need at the Main Street Exchange site . In doing so, that provides total parking for the Main Street Exchange at 258 , which is a 36-space surplus. TRAFFIC IMPACT ANALYSIS (SEC. 104-24.7.7) A development project that generates more than 300 new peak hour trips on a non-deficient road corridor shall be reviewed by the City's traffic engineer to determine if the impacts of the project adversely affect the level of service of the surrounding road network. Jerry Dabkowski with Infrastructure Consulting & Engineering (ICE) was the City's third-party review consultant ; he was unable to attend tonight; however, his partner was present to answer any questions. The peer review results showed the two adjacent roadways; Main Street and Douglas Avenue will continue to operate at acceptable levels of service with the addition of the project traffic . Also, the applicant has done a nice job of including multimodal inclusions that include wider sidewalks , a pull off transit space, and bicycle and golf cart amenities. EXHIBIT His a Traffic Impact Analysis (TIA) prepared by a professional traffic engineer that contains the estimated daily and peak hour trip counts for this project as summarized below . Uses Dally Trips Peak Trips New Us es Ex isti ng Use Net Di ff ere nce ADDITIONAL INFORMATION 3, 88 6 277 3,65,9 629 (243 AM, 386 PM ) 62 (3 2 AM, 30 PM ) S67 1211 AM , 3,56 PM) The applicant has provided the following additional information, details, and responses to questions about the project. (EXHIBIT I) to include : A compatibility statement and exhibit showing the height and mass of surrounding structures. Bicycle and golf cart provisions or amenities being included in the project. Any commitments or intentions related to the undergrounding of utilities . Estimates on delivery vehicle sizes, types , and frequency of deliveries. Justification for additional story and building height for the Type C street portion of the project and waiver of passageway requirements . Justification for waiver of the 10-foot step back in certain areas above the second floor and approval of their alternative architectural design. This is more of a modification as in some places there are step backs; no objection from staff . Amenities which will be open to the public versus hotel guests only . A fiscal impact memorandum that includes assessed value estimates , property tax estimates , sales tax estimates , and a piece about the anticipated value escalation of properties in and around the subject property. 26-15

Regular Meeting Notes February 19, 2026 COMMITTEE ACTIONS DEVELOPMENT REVIEW COMMITTEE (DRC) Dunedin City Commission DRC reviewed this project on December 18, 2024, and October 15, 2025 . All the DRC comments and items have been addressed or are addressed in the conditions of approval recommended . Notes from both DRC meetings are included as EXHIBIT K. ARCHITECTURAL REVIEW COMMITTEE (ARC) On October 7, 2025, the ARC did an informal review of the project and provided positive comments and advice to the applicant about the overall project design. The ARC recommended the application to the Local Planning Agency subject to the unique alternative blend of the two approved architectural styles and that the applicant revise their landscape plan to include a greater variety of Florida native species prior to LPA review, which the applicant did, and those have been conditionally approved by the City Arborist. LOCAL PLANNING AGENCY (LPA) On January 14 , 2026, the LPA reviewed and unanimously recommended design review approval to the City Commission. There was a "soft" condition to soften the color palette for the project and the applicant was prepared to talk with the Commission about their response. STAFF DETERMINATION Staff finds that Application DR-2025-0002 for Design Review is consistent with the applicable review criteria for approval subject to the following conditions . 1. The applicant/developer is responsible for meeting the minimum criteria of the Land Development Code and for acquiring all other jurisdictional permits and approvals. 2. Construction plans shall be consistent with the approved Design Review plans and drawings . 3. City Commiss ion approval of the Revocable Parking Requirement Agreement (RPRA) for the valet parking operation as a means of satisfying off-street parking requirements . 4. Design Review approval shall expire in twelve (12) months from the date of City Commission Design Review approval unless the applicant obtains infrastructure review approval and vertical building permits. Economic Development/CRA Director lronsmith shared his thoughts on this project: There have been many development proposals on this property that did not occur. Today the property remains vacant and dormant, and it negatively impacts the shops and stores to the east. People tend to get to that building and think there is nothing else and they kind of stop ; this is seen in talking with the merchants. This project will serve as an engine , helping the whole Main Street corridor . The goal has always been to activate City Hall, whether it was with the Gateway, the Downtown East End Plan (DEEP); the pocket park being worked on Grand Oak Park; or Skinner Boulevard, which has a few more steps to go. The goal was to get some depth to Main Street and move it to the east. This project being dormant has hurt that initiative . This is a signature project, a multi-development the City wants to see . This is a local developer who is going to hold the property and has bought other property in the downtown, is fully committed, has had various surveys , and met with various groups through the past several years to come up with the right project. He wants something that offers new experiences and fits in with the ambiance and feel of the downtown . 26-16

Regular Meeting Notes February 19, 2026 Dunedin City Commission This is different from the City going out for a Request for Proposal (RFP) and getting a firm coming from somewhere else that does not have the same time or ability to spend time and get a feel for the downtown. He would say it is absolutely good for the downtown; it is a break in the downtown, a multiuse project that offers opportunities for people to come and spend time downtown. It is key to remember that the boutique hotel is what economic development professionals call a captive market. People who go to a hotel spend money in the shops and in the stores , which is what is needed to make sure they keep all the different merchants downtown and not just craft brewer ies , alcohol, and restaurants . There should be other things for people to do and the hotel does that , bringing in a steady stream of people that helps downtown. He feels very positive about the downtown; he thinks the applicant has been very thoughtful and mindful in being able to get a good feel for the community and even bought property across the street that will be a home for his offices and leasing . He will be here and that shows a lot of good faith as opposed to someone building and selling in two years . Applicant Presentation Brian Aungst Macfarlane Ferguson & McMullen, referred to a PowerPoint presentation provided in the video of the meeting and commented: This is a project very deliberately and passionately designed with a lot of community input and lot of input from City staff, the ARC , and the LPA. This project has been improved over the course of at least three years. This is an all-local development team led by the vision of Mr. Bill Mazas, who is a lifetime resident of north Pinellas County , has been a business owner in Dunedin and supporter of Dunedin for decades , and has offices directly across the street from 380 Main Street and will be proactively involved. That is not just in the design and implementation , but the development , management , and operation of this facility. A slide showed the existing vacant office building in the heart of downtown. Mr . Mazas also has under control the former industrial yard at 968 Douglas . That is two key properties in the amazing downtown activity center , Downtown Core, that were ready for revitalization ; both properties are being revitalized in a complimentary project at the exact same time. He thinks his project will be a crown jewel for the heart of the downtown core and the complimentary parking garage is already under development and construction . A slide showed the site plan showing the portion of property to the north that is going toward Monroe Avenue , the Street Type C, and there is a request to go up to 4 stories/43 feet in height , which is within the purview of the Commission . One requirement is to have architectural designs that are basically excellent and avoid a canyon effect. This is an intentionally designed site plan that does meet 10 ft. setbacks in certain areas , provides a significant amount of architectural context , and interesting architecture. On the Main Street side are sidewalks and common open space up to 14 feet that are inviting and bring in pedestrians. The Food Hall on the Pinellas Trail side is exceptionally integrated into the Trail and is pedestrian and bicyclist-oriented . The entire project is designed to be multimodal and pedestr ian/bicyclist-oriented . Additional slides shown depicted the various elevations from each side . John Pantazes, Architect , provided information on the design and compatibility of the project. 26-17

Regular Meeting Notes February 19, 2026 Dunedin City Commission The sty le is a blend of French Creole and Mediterranean Revival. It can be seen through the galleries , balconies, ornamental work, the window treatments , and trim work . The design provides the opportunity for everyone to experience the Pinellas Trail. On the Doug las side, it can be seen how they broke down the fa9ade in multiple architectural expressions , basically bringing the scale down to the pedestr ian level. Th is is not one monolithic building or one style but basically bringing back some of the old Florida elements and typical Main Street feel. Regarding the scale and massing with the 4 stories and 3 stories , as an architect it is the right thing . This project is creating urban continuity between all the developments already here . It provides a comfortable level for a pedestrian . Viewing the 4th floor from the street level, it is practically invisible . They adhered to the 10 ft. step back above the retail and then an additional 10 ft on the 4th level ; that is 20 ft back. He noted he grew up here and lives here and his parents had a business here , and he is honored to do something for the City he grew up in . Mr . Aungst continued : From a compatibility perspective , he noted the surrounding bu ildings and referred to slides indicating the various heights of the surrounding area . They are not requesting a variance for something not allowed; they are asking for something the Code encourages , to go to four stories with Commission approval proving that they earned it through design and compatibility . The 10 ft. step back waiver is not uniform throughout the building ; there are only certain portions subject to that. Bill Mazas, owner , commented on the time and thought put into this pro ject and noted he is a 50-year resident of Pinellas County . He thereafter provided information on their small boutique firm and their commitment to this project. He explained this project has taken three years because they have taken the time to meet with many agencies , the City , downtown stakeholders , and the Dunedin Chamber . After the Local Planning Agency (LPA) meeting , they realized there was still confusion around the site which is why they launched a landing page to expla in so people could understand , there is parking , they are being sensitive to the character of Dunedin . They are not looking to take away ,· but to complimen t. The software used does not always reflect what you want to show and that is why they said they would show how this develops, the detailing, and how it will transform the project. He referred to a slide noting the differences with details and toning down the colors and further deta ils of the project 's various views. They are still making refinements after listening to others, including going to the Dunedin Chamber again . They are not affiliated with the Dunedin Public Theater ; this is not going to be a performing arts theater . They met with the Dunedin Public Theater just yesterday and clarified. Going forward , they would be calling this just a venue for events ; there can be a fashion show , cooking exhibition , tribute band , movie theate r, dance recital , etc . They are looking at this being a multipurpose room to be utilized for many things , a very versatile space able to be transitioned quickly because of the design . 26- 18

Regular Meeting Notes February 19, 2026 Dunedin City Commission Mr. Aungst then talked about the parking garage at 968 Douglas Avenue currently under construction . The site is zoned Downtown Industrial (DI) , which is why they were able to go straight to permitting for this building and is not subject to the current request. The plan is to put some retail on the bottom floor , which the elevations provided will show ; that is only allowed on the ground floor in the Downtown Core, so they will be coming back to the Commission with a rezoning and go through the process again with the Design Review Committee , LPA, and so forth . They did show the garage to the Architectural Review Committee (ARC) before building , though it was not necessary ; however, they wanted it to be complementary, and the ARC gave some great direction making sure of adding architectural elements that make it look less like a parking garage . John Pantazes , Arch itect, referred to the slides and provided information on the architectural features of the parking garage . The garage is basically a Coastal theme . The retail planned for the future will be complementary to the Main Street Exchange development. Mr . Aungst referred to the slides and provided information on the parking breakdown for the specific uses . On site at Main Street Exchange, 380 Main Street, there will be 133 spaces in a structured parking garage , which is in the center of the building with the uses around it. There are 220 spaces required at the Main Street Exchange , 133 on site , and there are 125 reserved valet spaces provided in the Douglas parking garage for the Main Street Exchange subject to the Revocable Parking Agreement subject to the Commission approval and is part of the agenda packet. The Douglas parking garage will have the 125 spaces and noted and then 65 - 85 spaces that will be used by employee parking for Main Street Exchange and potentially other employees throughout the downtown . There are 80 spaces required for that future retail on the bottom floor of the garage ; then there are 28 - 48 un-accounted for gene ral public spaces. That is 318 total spaces. A short video was shown of the Douglas Avenue parking garage. Jane Caldera, Traffic Engineer, continued the presentation referring to the slides provided with information on the traffic study . The traffic study was done in coo rdination with City staff and the City 's outside consultant to make sure of a comprehensive analysis to include the Douglas parking garage. The study reflects both the traffic impacts of the Main Street Exchange project and the new garage and the effects of the valet operation between the two with additional traffic on Douglas . The study area includes at the request of the City the two roundabouts recently opened and the signalized intersection at Main Street , all site access driveways , and the intersection of Monroe/Douglas. The p.m. peak hour is the highest traffic generator of most projects ; the a.m. is unusual to be the heavier generator. Their estimates are about 230 vehicles coming into the project in the p.m. peak hour and 192 exiting. That is just associated with the project. 26-19

Regular Meeting Notes February 19, 2026 Dunedin City Commission The next slide indicates the valet traffic that will have additional tra

1. PRESENTATIONS 1.a Peace Pole Proclamation 2026 1.b Government Communicators Day, February 20, 2026 - Proclamation 1.c World Whale Day 2026 - Proclamation 2. CONSENT AGENDA 2.a Approve the Minutes for the: A. 1/8/2026 Regular Meeting 2.b Board and Committee Appointments NOTICE OF PUBLIC MEETING CITY COMMISSION REGULAR MEETING DUNEDIN CITY HALL, 737 LOUDEN AVE FEBRUARY 19, 2026 6:00 PM AGENDA CALL TO ORDER INVOCATION AND THE PLEDGE OF ALLEGIANCE Staff recommends reading and presentation of proclamation EXHIBIT: A. Peace_Day_in_Dunedin_2026 02.pdf Read/present Government Communicators Day proclamation EXHIBIT: A. Gov Comms Day Proclamation 2026.pdf Read/present proclamation to Sierra Club, Suncoast Group EXHIBIT: A. World Whale Day 2026.pdf CITIZEN INPUT Staff recommends to approve the minutes for the meetings identified above. EXHIBIT: A. 01-08-26 RM Minutes.pdf A. Committee on Aging - Appoint Denise Gammonley to a partial alternate term ending 8/1/2027 - Appoint Teresa Conte to a partial alternate term ending 8/1/2027 B. Committee on Environmental Quality & Sustainability - Move Patrick Francois from an alternate to a partial regular term ending 12/1/2026 - Appoint Jane O'Donovan to a partial regular term ending 12/1/2026 - Appoint Alex Fawbush to a partial alternate term ending 12/1/2026 C. Library Advisory Committee 1

3. ACTION ITEMS 3.a First Reading of Solid Waste Ordinance 26-01 amending Section 66-101 of Chapter 66 of the Code of Ordinances for the City of Dunedin, Florida. 3.b First Hearing of Application DR-2025-0002 - Request for Design Review Approval for the development of a new project called Main Street Exchange, consisting of a three- and four-story mixed-use building comprising an 89-room boutique hotel, marketplace, theater, food hall, restaurants, social establishments, retail spaces, and a parking garage on a 1.78-acre parcel located at 830 Douglas Avenue. - Reappoint Donna Moore to a regular term ending 3/1/2029 D. Local Planning Agency - Move James "Jim" Johns from an alternate to a partial regular term ending 12/31/2026 E. Stormwater Advisory Committee - Appoint Virginio Delessandro to a partial regular term ending 6/1/2028 EXHIBIT: A. COA Applicant Packet.pdf EXHIBIT: B. CEQS Applicant Packet.pdf EXHIBIT: C. LAC Roster.pdf EXHIBIT: D. LPA Roster.pdf EXHIBIT: E. SAC Applicant Packet.pdf Motion to approve the First Reading of Ordinance 26-01 amending Section 66-101 of Chapter 66 of the City Code of Ordinances. EXHIBIT: Exhibit A. Ordinance 26-01-Solid Waste Rates BMO Review Approved As To Form.pdf EXHIBIT: Exhibit B. Board of Finance Support Email.pdf EXHIBIT: Exhibit C. City of Dunedin Business Impact Statement (SW).pdf Staff has determined that the application meets all of the applicable review criteria for a recommendation of approval to the City Commission. Applicant for this item has requested that the second hearing be moved from March 19 to March 5. Should the Commission concur, staff will readvertise the second hearing for March 5. EXHIBIT: A. Application DR-2025-0002 - Staff Report EXHIBIT: B. Applications and Survey EXHIBIT: C. Aerial, Land Use, Zoning & CRA Street Type Maps EXHIBIT: D. Staff Aerial Map of Surrounding Properties EXHIBIT: D1. Applicant Aerial Map of Surrounding Properties EXHIBIT: E. Revocable Parking Agreement (BMO Review)(925149.4) with Exhibits EXHIBIT: F. Site Historical Chronology EXHIBIT: G. Project Site Renderings EXHIBIT: G1. Off-Site Parking Garage Renderings EXHIBIT: H. Report Analysis Traffic EXHIBIT: H1. Main Street Exchange TIA Peer Review ICE EXHIBIT: H2. Report Analysis Drainage and Geotechnical EXHIBIT: I. Arch and Comment Response Narratives EXHIBIT: J. Site and Landscape Plan EXHIBIT: K. DRC Meeting Minutes Multiple 2

3.c Applicant has requested that the first hearing for Design Review application DR- 2025-0003 be continued from February 19 until April 2 at 6:00 p.m. at Dunedin City Hall in the Commission Chambers. 3.d "After-the-Fact Ratification" of Emergency Authorization to increase the Purchase Order (PO) amounts to CrowderGulf Joint Ventures, Inc., by $1,233,200, and Tetra Tech, Inc., by $211,420, respectively; to allow work to continue without delay for the Grant funded Ditch Maintenance Program - NRCS EWP Channel Clearing & Monitoring Project. 3.e The proposed agenda for the March 5, 2026, Commission Meeting 4. INFORMATIONAL ITEMS 4.a The proposed agenda for the March 3, 2026, Commission Workshop 4.b Commission Discussion and Comments EXHIBIT: L. ARC Meeting Minutes Multiple EXHIBIT: M. CRA and CRAAC Meeting Minutes Multiple EXHIBIT: N. Publication and Notice EXHIBIT: O. City Noise Ordinance Staff recommends the City Commission continue the application as requested and will readvertise accordingly. EXHIBIT: A. Staff Report EXHIBIT: B. Application DR-2025-0003 EXHIBIT: C. Aerial, Land Use, Zoning & CRA Street Type Maps EXHIBIT: D. Aerial Map of Surrounding Properties & Uses EXHIBIT: D1. FLU 2.9 EXHIBIT: E. Staff Chronology EXHIBIT: F. 7/17/2024 DRC Minutes EXHIBIT: G. 6/3/2025 ARC Minutes EXHIBIT: H. Condo and Permit Background EXHIBIT: I. Public Notice Motion for "After-the-Fact Ratification" of the Emergency Authorization Memo to increase the PO (#260216) with CrowderGulf Joint Ventures, Inc., in the amount of $1,233,200; and the PO (#260223) with Tetra Tech, Inc., in the amount of $211,420; to allow work to continue without delay for the Grant funded Ditch Maintenance Program - NRCS EWP Channel Clearing & Monitoring Project (#532601, Acct #443-5300-538-054610- SU). EXHIBIT: Exhibit A. Request for Emergency Increase to PO's for Project 532601.pdf EXHIBIT: Exhibit B. Revised PO # 00260216-01 & PO #0026223-01.pdf Staff recommends approving the proposed agenda for the March 5, 2026, Commission Meeting. EXHIBIT: A. PROPOSED March 5, 2026 Regular Meeting Agenda.pdf Staff recommends review of the proposed agenda for the March 3, 2026, Commission Workshop as it currently stands. EXHIBIT: A. PROPOSED March 3, 2026 Workshop Agenda.pdf The Commission shares topics of concern, future issues they wish to address, 3

4.c City Clerk's Update 4.d City Manager's Update 4.e City Attorney's Update events attended, announcements, and liaison updates. City Clerk's Update City Manager's Update EXHIBIT: A. FCCMA Next Gen 2026 Internship Program Grant Tracking Form.pdf EXHIBIT: B. CM Update Report February 2026.pdf City Attorney's Update ADJOURN MEETING 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). 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 Statutes - 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 that, for such purpose, he or she 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. 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 4

WWW.DUNEDIN.GOV. 5