COMMISSION WORKSHOP

PRESENT: City Commission: Also Present: CALL TO ORDER DUNEDIN, FLORIDA MINUTES OF THE CITY COMMISSION WORKSHOP JANUARY 6, 2026 9:00A.M. Mayor Maureen "Moe" Freaney (via Zoom) , Vice Mayor Robert Walker, Commissioners Jeff Gow, Tom Dugard, and Steven Sandbergen City Attorney Jennifer Cowan, City Clerk Michelle Wells, Deputy City Manager Jorge Quintas, Communications Director Sue Burness, Community Development Director George Kinney, Community Development Project Manager Kathy Gademer, Strategy & Sustainability Manager Nicole Delfino, Special Events Coordinator Jorie Peterson , Special Events Programmer Danielle Edwards , Economic Development Manager Matt Jackson, Economic Development/CRA Director Bob lronsmith and approximately twenty-five people in the audience. Vice Mayor Walker called the January 6, 2026 Workshop to order at 9:00 a.m. PLEDGE OF ALLEGIANCE City Attorney Cowan led the Pledge of Allegiance. 1. PRESENTATIONS 1.a. Witches of Dunedin Presentation and Donation to the Rotary Club of Dunedin towards The Wendy Barmore Music Scholarship The Rotary Club of Dunedin established the Wendy Barmore Music Scholarship in 2023 in memory of Dunedin resident and musician, Wendy Barmore. Vice Mayor Walker introduced Alison Clarke and the Witches of Dunedin. Ms. Clarke presented a check in the amount of $12 ,056.95, the most they have collected in donations, in memory of Wendy Barmore to the Rotary Club of Dunedin. A representative of the Rotary Club of Dunedin accepted with thanks. He explained the goal to have this scholarship fund be self-sustaining and with this donation it will be. Dave Barmore was also in attendance. CITIZEN INPUT Vice Mayor Walker advised now was the time for anyone in the audience to speak on a topic that is not already on the agenda. Seeing and hearing no one wishing to speak, he moved to the next agenda item. 2. WORKSHOP ITEMS 2.a. Presentation to the City Commission on the Live Local Act Staff Presentation Community Development Director George Kinney introduced Nicole Neugebauer Macinnes , Esq. with the Barbas Cremer Law Firm in Tampa, Florida and provided a brief bio of her education, career and special interest. Ms . Macinnes provided the PowerPoint presentation , Attachment A. - The Live Local Act Two Years Later with the following highlights and comments . Purpose ✓ Quickly increase affordable housing stock ✓ Started with Senate Bill 102 (2023) ✓ Amended in 2024 (Senate Bill 328) and 2025 (Senate Bill 1730) 26-1

Workshop Minutes January 6, 2026 Dunedin City Commission Not meant to be a long term solution, but a short 1-year horizon to help quickly incentivize affordable housing stock. ✓ Sunsets October 1, 2033 Land Use & Zoning Preemption - Details - Pages 3-10 Definitions/Explanations of the following: (Page 3) Affordability Requirement Eligibility o Commercial o Industrial o Mixed Use Page 4: Density Intensity Development Standards Page 5: Height o The 2024 Legislative Session amended to restrict the height of bu ildings adjacent to single family . (detail provided) o Note addresses contributing structure/building and Histor ic Places etc . (details provided) Page 6: Mixed Use Required : includes addressing Transit Oriented Development areas and details of others areas This is to make sure that Live Local does not wipe out all the government 's commercial and industrial job generated uses . Mixed Use projects : cannot require more than 10% non-residential and a minimum of 65% of the project must be residential Parking o Must reduce parking by 15% (upon request of the applicant) if the property is: Within ¼ mile of a transit stop; Within ½ mile of a major transportat ion hub ; or Within 600 feet of available parking (on -street parking , parking lots , or parking garages available for use by the residents. o Parking within a mixed-use project in a TOD area: NONE Page 7: Prohibited Areas o Wekiva Study Area (near Orange County) o Everglades Protection Area o Airport noise zone , flight path (1 /4 mile laterally on each side of a runway , extended out 10 ,000 feet) or higher than allowed in local airport zoning regulations . 26-2

Workshop Minutes January 6, 2026 o ¼ mile of a military installation Dunedin City Commission o Property designated as a recreational or commercial working waterfront that is zoned industrial Page 8: Meet these requirements? o No public hearings!!!!! o No comprehensive plan amendment, rezoning, special exception, conditional use, variance, transfer of density, amendment to a ORI, or charter. It is an Administrative approval that typically runs with the local government's attorney's office and also with the Planning Director and Planning staff. LURAs (Land Use Restrictions Agreement) or Declarations o Method for securing the 30-year commitment o Recorded on title so that the affordability covenant runs with the land o Timing Issues Ms. Macinnes expressed her preference for Declarations where the local government works through what form of declaration they are comfortable with and then the developer signs as a condition of ability to get building permits or final site plan approval. That is signed, recorded and then often construction beings right after. Page 9: Moratoriums: do not apply to LLA if longer than 90 days in any 3-year period o Exception (detail) Litigation o Addresses court prioritization o Addresses court assessment of reasonable attorney fees and costs to the prevailing party, not to exceed $250,000 Page 10: (10-12) Annual Reporting o Beginning 11/1/2026, local governments must provide an annual report to the state land planning agency, which includes: Summary of LLA litigation in previous fiscal year; List of proposed or approved projects during the previous fiscal year Report will be submitted to Governor , President of the Senate and Speaker of the House Page 10: (10-2) Best Practices for Local Governments o Post LLA procedures and guidelines on your website Maximum density, FAR , parking standards, development standards, if mixed use required, process & timing for review and final decisions Ms. Macinnes noted this has been very helpful to several local governments already doing this; the developers can determine before even contacting the City whether or not a project will work financially and in compliance with the Code. Standardize a process and decide who on staff is the appropriate person to process and approve applications 26-3

Workshop Minutes January 6, 2026 Prepare a standard LURA or Declaration Page 11: lnterbay- City of Tampa - Example - Graphic Zoning: Industrial 408 units (minimum 192 affordable) Within the City of Tampa Dunedin City Commission Originally approved in 2023 and set to break ground end of 2025/early 2026 Tracker (Page 12) Florida Housing Coalition dashboard: dashboards/ https://flhousing.org/resource-library/live-local- dashboards/ Current Projects - List - Page 13 YIGBY -166.04151(6)- Page 14 "Yes in God's Backyard" Statutory change in 2025 to the Live Local Act predecessor (HB 1339) Allows , but does not require, local governments to allow affordable housing on property owned by a religious institution which contains a house of public worship if 10% of the units are affordable Ad Valorem Tax- Missing Middle - Details - Pages 15-16 Page 15: (Details provided) Unit Requirement New Construction Rent Restriction Reduction Commitment 2025 Change : runs with the land , not the property owner! End Date : December 31, 2059 Page 16: 2025 Opt Out Counties - Table Pinellas County noted in this table. Every local government and taxing authority within a County listed on the table would have to decide if they want to opt in or out. Ms. Macinnes noted there is no opt out on the Land Use side . Commission questions, concerns and comments were addressed to include: The lnterbay- City of Tampa example would not occur without the Live Local Act; it was in an Industrial Future Land Use and Zoning District where Multifamily was not allowed. The previous attempt in 2022 for a Comprehensive Plan Amendment and rezoning to allow Multifamily was denied; it was asking for a higher density. The LLA changed the way the property could be developed . Concern was expressed regarding the relationship between the developer and the governing body when this occurs and Ms . Macinnes provided an explanation noting it does depend on the local government desire for affordable housing and the complications that can occur with Comp Plan amendments and Land Use/Zoning changes in terms of the LLA. It was clarified regarding height regulations with for example a 3-story by right with a 4th story by special exception or conditional use or similar process that would have to go before the Commission, that would 26-4

Workshop Minutes January 6, 2026 Dunedin City Commission be a special entitlement for that project and for the Live Local they could use only the 3-story that is allowed by right with no discretionary approvals by the local government. Concern was expressed in terms of the City having control over the development and the guidelines that would be posted on the website . Ms. Macinnes explained the guidelines would be helpful for example listing the maximum density allowed and other development standards and requirements and the process and what is required for application and who the application goes to and the anticipated time line. She noted Tampa has one and St. Petersburg adopted it into their code. Community Development Director Kinney advised staff has started the process working with the City Attorney and the City Manager's office basically repeating the Design Review process as the one a developer would need to take coming in for Administrative approval; some are already on the website and continue to be refined. Ms. Macinnes stated it was correct that this is developer driven in the respect they would need to apply to the local government with a design that meets the Code and Comp Plan and move through the process. There is a way for local governments to list surplus property that would be good for affordable housing; that is one way local government can be involved in the process. Overall it is typically developer driven. Should the City determine the property/project is not qualified for LLA, typically the developer would receive a letter advising the property is not eligible and they would ask the reasons. Ms . Macinnes referred to the Florida Housing Coalition tracker regarding the number of developments submitted in Florida, though some did not move forward. The previous concern that affordable housing would take over in the state has not been her experience in that most local governments she has worked with might have one or two developments; bigger counties might have 10 to 15. There has not been the increase on housing stock as first anticipated. Mr. Kinney advised there are no pending LLA developments currently; there were two soft inquiries; since Dunedin is mostly built out he does not anticipate seeing many applications. The City does not have incentives particular to LLA; however, there are incentives for affordable housing. Ms. Macinnes explained the Ad Valorem Exemption mentioned is a big incentive for developers and works well for projects near the end of construction; lenders are not giving credit for that during construction, but when the development is about to open. There is money available through the Florida Housing Finance Corporation developers can apply with certain requirements some of which are less now than with the original LLA bill. The Live Local application has to be approved by the local government, just that it does not go to a public hearing; it approved by for example Community Development or Planning Director. The advantages are streamlining the process taking some of the risk away by not going to a public hearing. There is an avenue for certain elements such as parking for public hearing that comes with a risk for the developer. Ms. Macinnes explained less than 20% of Dunedin is designated for commercial or industrial; therefore, development would have to be a Mixed-Use Live Local project. A large tract of land could not be all affordable housing; the City cannot require more than 10% of the square footage to be non-residential use; however, there could be a project on that land with an industrial component with affordable housing or a commercial component with affordable housing in the city. In terms of any negative aspects, Ms. Macinnes commented she has not seen any so far; however, thought most local governments are concerned about Live Local taking away job generating uses losing the commercial and industrial. She thought those communities with less commercial and industrial is 26-5

Workshop Minutes January 6, 2026 Dunedin City Commission where the Mixed-Use comes in and forces the non-residential component addressing some of the concern. It really does take the right project, developer and location to make one of these projects work. Concern was expressed for Home Rule and the Live Local being mandated by someone who does not live locally. Ms. Macinnes acknowledged that is a common critique of Live Local and elaborated on the rationale of the legislation at the time because of affordability and residents being forced out of their communities. She noted it is a short term solution expiring in 2033. In terms of the property taxes exemption it provides for a unit by unit exemption providing a financial incentive to drop the rents from market rate . Ms. Macinnes explained the details involved in that exemption. She does not see that come through on every project for various reasons including that some jurisdictions have opted out. Ms. Macinnes noted the original intent of the LLA to address properties such as failed malls or industrial complexes to redevelop to a productive use of the property . The issue with malls is possibly multiple owners; it is a complicated title perspective not originally anticipated. Public Input Vice Mayor Walker opened the item to public input. Hearing and seeing no one wishing to speak , Vice Mayor Walker closed the public input. Commission Comments/Direction The Mayor, Vice Mayor and Commissioners expressed their support for affordable housing, streamlining the process; however, expressed concerns regarding Home Rule and local governments managing their cities . 2.b. Business Survey Action Plan Staff Presentation Strategy & Sustainability Manager Delfino referred to the PowerPoint, Attachment A - Business Survey Action Plan 2026 with the following highlights and comments . Following the September 2, 2025 presentation of the 2025 Business Survey results, City leadership and staff committed to the City Commission to return with this Action Plan. Recap: 2025 Business Survey Findings City Attributes Satisfaction (Details & Graph - Page 4) Slide is from the Business Survey with starred items noted as focus of the action plan. Some of the items were selected based on representing either the very high or low scale or there was a lot of repetition in the Business Plan in terms of comments surrounding those areas. Efforts to plan for the future Business opportunities Availability of quality, affordable housing City Business Support (Very Satisfied) (Graph - Page 5) Easing traffic congestion Attracting new businesses Retaining existing businesses Beneficial to businesses (Graph - Page 6) Which of the following efforts on the part of the City would be most beneficial to your business? Starred items: Retain existing businesses in Dunedin - 109 Support business growth and development - 101 26-6

Workshop Minutes January 6, 2026 Attract tourists/visitors to the City - 83 Ease traffic congestion - 69 Attract new businesses to Dunedin - 47 Biggest Growth Challenges - (Graphic - Page 7) Dunedin City Commission Biggest perceived challenges posed by Dunedin 's growth --:::::::::- Traffic - Lack o f - Congestion A ff ordable 112 Housing Al Height/Size •• 74 of New '' Over-Population/ Construction Crowding • 45 ~ 50 Loss of Losing Sense Small Town of Community Atmosphere Il l 61 • 84 m New D e velopn1ent. Not Enough That Don't Fit G r eenspace the City's Aesthetic 34 46 Business Survey Action Plan Ms. Delfino noted in the presentation the high level pieces of the action plan are summarized; the Action Plan, Exhibit B is attached to the agenda which provides more background and information. Key Areas for Action Plan (List -Page 9) Each category detailed on Pages 10 - 16 1. Growth Management & Small-Town Character 2. Hous ing Affordability 3. Communication & Business Engagement 4. Transportation, Parking, and Mobility 5. Permitting and Code Enforcement 6. Storm Preparedness & Business Resilience 7. Business Retention & Off-Season Support Ms. Delfino elaborated on the issue and potential actions for each of the categories noting staff went further not only understanding the issues; but having an understanding of what the City is already doing, the environment and potential solutions. Some are big picture ideas, some planning and potentially bringing items back to the Commission as Capital Improvement Projects (CIP) or Business Plan Initiatives (BPI). The presentation lays a framework for what can be done to address some of the issues . 5. Permitting and Code Enforcement Ms. Delfino noted the caveat in this category was seeing many of the comments happening post storm. Community Development has already implemented a number of actions to address those issues including the online permitting system . Next Steps 1. Endorse Actions of Business Survey Action Plan 2. Engage Implementation Teams and develop work plan 3. Submit CIP or BPI during budget process as needed 4. Monitor timeline for actionable items 5. Report on action items, completion, and measures tied to Strategic Plan 26-7

Workshop Minutes January 6, 2026 Dunedin City Commission Commission questions , concerns and comments were addressed to include : Discussion ensued regarding thoughts on the term "loss of small town character " with Ms. Delfino commenting on the difficulty in capturing that type of data that would include a mix of long-time residents, intentional growth , communication, regulations for height as an example and provisions to prevent that perception. CRA/Economic Development Director lronsmith provided comments noting the City has done a good job including height regulations and making sure projects fit in the city and communicat ion with developers . In response to the comment regarding attracting new businesses and reta ining ; there is not a lot of vacancy in the downtown and a new business will probably be successfu l; therefore , the question is how respondents arrived at that response. In response to the question of a possible dashboard to communicate the permitting data, Community Development Director Kinney advised: A dashboard is being developed for the Strategic Plan and possibly that data could be incorporated if directed by the Commission . The permitting system is online and you do not have to be signed in to the system as it is in the public portal. The respondents to the Business Survey typically are not the clients for the permitting platform which was done with the idea of people being able to see what their licensed contractor was doing as part of the permitting process . Permits go out within 2 to 3 business days on standard ; he is not aware of any other community that has a turnaround that fast. It is also a matter of manpower . He agreed it is more about communicating the City has this transparent system . Concern was expressed in terms of the small-town charm about the disconnect between city government and the community on trying to identify the most unique factor the city has and the inability to convey what is meant by "small town charm " to make sure it is not lost. Mr. lronsmith responded regarding the downtown and the difference from the past; however , noting it is still here and that much of it is perception and some people just do not like change . People still want to come to the downtown due to that small town charm even with new development. Mr. Kinney commented on the Compatibility provision of the City, the best he has seen in his career providing in the predevelopment meetings the ability to get those initial overbuilds down to what is manageable and fitting with the surrounding area as well as the Architectural standards . Communications Director Burness spoke to this issue noting they work closely with Mr . lronsm ith , Mr. Kinney and Ms . Delfino on messaging and telling the story . She noted often what is heard is not reality ; they have measuring tools that on any given day the City 's posit ivity ranking through all the tools is so strong and not negative . She commented on the need for communities to move forward or otherwise be stagnant. She also addressed the change in social media and the recommendation for example of in- person town meetings for the upcoming iss ue of property taxes . Being seen from some very sophisticated tools is that for the most part people do not fee l Dunedin has lost the small town charm and especially the downtown. Ms. Delfino acknowledged it is correct that all components in this action plan feed into the City's Strategic Plan . In terms of establishing the metrics and performance criteria, Ms. Delfino advised staff is already thinking about the data to bring forward and focusing on those big picture items to be pushed out to the dashboard, a big project for the next six months. She expla ined the process of the CPI and BPI being in the same tracking system and being tied to a Strategic theme, goals and so forth . 26 -8

Workshop Minutes January 6, 2026 Dunedin City Commission Concern was expressed regarding the promotion of the businesses in the Downtown Core, the ability to promote is not necessarily equal among the various industries in particular the ability to place items on the sidewalk and the Code limitation for "sandwich signs"; some retailers are at a disadvantage to capture traffic especially during street closures and special events. The suggestion was to review the Code and consider another approach for example the ability to put items outside the doors of the establishment. Mr . lronsmith responded noting the complications, including narrow sidewalks in some areas and explained there has been discussion with the City Manager to allow retailers to do that once or twice a year for an event type situation rather than on a daily basis. He expressed concern regarding a daily basis. Deputy City Manager Quintas advised there could be discussion on the suggestion at the Department Director meeting and also noted there might be Risk/Safety issues to address as well. Mr. lronsmith responded to the issue of expanding focus citywide noting the various projects outside the downtown and that there is a steady funding source for the downtown from the County and the City . Mr. lronsmith commented regarding working with the County closely on economic development. Ms . Delfino noted that it is addressed in the Action Plan abbreviated as PCED - Pinellas County Economic Development in terms of enhancing those partnerships and sharing of resources. Public Input Vice Mayor Walker opened the item to public input. Hearing and seeing no one wishing to speak, Vice Mayor Walker closed the public input. Commission Comments The Commission made additional general comments regarding the presentation and discussion of Business Survey and Action Plan. A specific interest was to see the bifurcation of the downtown and outside the downtown businesses in terms of satisfaction . BREAK 11 :10 A.M. -11 :19 A.M. 2.c. Local Property Tax Campaign Property Tax Campaign series attached to the agenda item Staff Presentation Director of Communications Burness advised: The Florida Legislature is currently considering multiple proposals to eliminate or substantially reduce property taxes on homesteaded properties. Should one of these proposals of which probably one will move forward to the voters in November, it would fundamentally alter how local governments fund essential services, including public safety, infrastructure, parks, and emergency services. In anticipation of the legislation last fall staff began to prepare some resources for education information for the residents for the complicated issue of property taxes. There is a lot of misinformation on social media often propagated by people making assumptions. The City wants to make sure residents understand their property taxes, where they go and how they are funded. The initiative began with a FAQ page on our website and publishing a Understanding Your Property Taxes blog post in the DunediNEWS and on our social https://www .duned in.gov/You rGovernmenUDepartments/Finance/Property-T axes attached to the agenda item) media platforms. (Screens hot The comprehensive blog post called Dunedin Insight published in DunediNews and social media is an overview of understanding property taxes with significant important information. That will be published again this week . 26-9

Workshop Minutes January 6, 2026 Dunedin City Commission More education and information will be kicked off this month continuing the multimedia campaign breaking the issue down to understandable topics including: * How property taxes are calculated and used in Dunedin * Where your tax dollar goes * What City property taxes fund * Potential impacts of proposed changes More will be known once the proposal comes forward. Staff has a framework of a multimedia campaign using all the City 's tools mainly the news letter that is considered the best platform for information from the City . That is where people opt in and subscriber numbers are growing every month. Social media will also be used; however, that is becoming anti-social and a lot of negativity is expected. Staff will be prepared to answer questions professionally and direct people to information and education. The Legislature has no plan at this point should the property taxes be eliminated; when more information is known then staff can address the potential impacts more . There are four proposals that have moved forward as of December 25, 2025 . One of the recommendations other than digital tools is to have in-person forums that will be education/information forums, possibly three forums to be scheduled in late March into April. The forum will enable true person to person dialogue with City experts and possibly outside experts. The plan is to provide information every other week in order not to over saturate; being thoughtful and strategic and factual as well as being prepared to answer questions including links to other sites for example Florida League of Cities (FLC) Commission questions, concerns and comments were addressed to include : Concern was expressed that this is a statewide issue that will be on a statewide ballot; therefore, it is important to coordinate with surrounding municipalities, counties and the state working together rather than against each other . Strategy & Sustainability Manager Delfino responded explaining: At the Florida League of Cities level they are covering this topic extensively including sending out information and speaking at all of the committee meetings where these bills are being heard and pushing out that content to all the member cities. The Florida Association of Counties is taking similar actions. Once more information is known and there is more directed content to focus on she thought more municipalities will be picking up similar information sharing. Some has been seen with a few already. City staff is tracking and are in communication . This is the number one priority for FLC. Many of the Commission will be in Tallahassee in a couple of weeks and this will be a significant topic of discussion for them as well as their fellow Commissioners across the state . She will meet individually with each Commissioner prior to going to Tallahassee as well as when they are there to make sure they have all the right content for the bills being moved for meaningful discussions with Legislators. Ms. Burness also provided information regarding the sharing of information through various Communications organizations for some unified and consistent messaging. It was noted the City and Commission have to stay in an education mode and cannot go into a favorable or unfavorable approach to any of the bills meaning the Commission would rely on Ms . Delfino as to where they are allowed to talk . Ms. Delfino advised she and City Manager Bramley have been talking with City Attorney Cowan to be sure the Commission has all the right talking points. 26-10

Workshop Minutes January 6, 2026 Dunedin City Commission City Attorney Cowan responded to the quest ion regarding the boundaries of the Commission as elected officials noting that speaking on behalf of the City it is only education. She would caution the Commissioners as individuals of going too far afield of that. As an officer of the City they are representing the City in speaking about this and so they will educate and inform of what the difference would be should this be accepted, but not advocate. She thought there could be challenging issues should they try to separate that into as an individual they want to say this versus what they are as an elected official. Finance Director Tyler advised the numbers provided in the PowerPoint for Fire & Emergency Services and so forth are the FY2026 Budget numbers . Discussion ensued regarding the potential actions by the Legislature regarding the property taxes , the many components and the complexity as well as not knowing at this time the potential impacts . She noted from last year the comments regarding wanting a solution to what might be passed; at this point there are more questions than answers. Mr. Tyler advised the homestead properties in Dunedin is about 54% of the residential properties; he would have to check on the statewide average. Ms . Delfino provided the information she was aware of in terms of the four proposals in the Ways & Means Committee . She will provide the Bill #'s and the impacts and the schedule for the House when it is available . In response to a question Mr. Tyler stated if House 201, the one the Governor is supporting for the most part at this point eliminating property tax on homestead completely would reduce Dunedin's revenue by approximately 50%. The City receives $18 Million in property tax currently in the budget and if that were to pass the property taxes would basically be cut in half. Concern was expressed regarding cutting $9 Million from the City's budget and the impact of possibly closing some recreation centers , parks and some maintenance . Mr. Tyler noted as mentioned right now there is no plan to backfill this revenue ; if there is no sales tax increase or any other proposal or any way for the City to backfill it with an assessment then the City would be looking at he would say there would be major services decreases pretty much across the board. Deputy City Manager Quintas provided information in terms of the unified campaign regarding the attendance at the meetings of various organizations and the County by himself and City Manager Bramley working on consistent messaging . There have been discussions and considerations at the municipal and county levels regarding revenue replacement should these proposal pass. Discussion continued regarding the issue of property taxes . Public Input Vice Mayor Walker opened the item to public input. Hearing and seeing no one wishing to speak, Vice Mayor Walker closed the public input. Commission Comments/Direction Commissioner Gow inquired about the deadline for a proposal getting on the ballot and City Attorney Cowan commented generally the Supervisor of Elections has the ballot language for November in August or September; if that time frame was not met then it would go on the ballot for the next year. Ms. Delfino explained with everything that has been heard the implementing bill would come the next Legislative Session; if it passes then that would be 2027 . Commissioner Sand bergen questioned if there is any other state that has zero property tax ; Ms . Delfino commented while there are few states that do not have an income tax; she does not think no income tax and no property tax happens anywhere else . 26-11

Workshop Minutes January 6, 2026 Dunedin City Commission Vice Mayor Walker thought the property tax campaign is solid plan and the engagement with the community will be about promotion which he believes everyone has a role in that. He emphasized getting the information out for this particular issue is extremely critical and it is important to get ahead of misinformation that happens absent of that. Mayor Freaney noted the facts of the extreme proposals should not be understated. Hopefully , there will be something reasonable as to how property taxes are done ; there has to be some funding for local government. She spoke to the quality of life and having dollars to fund some of the important amenities that have become normal for citizens and what makes a community thrive. She commented regarding the budget challenges currently . She stated the importance of the City helping citizens understand and then they can move forward as they want. 3. INFORMATIONAL ITEMS Commissioner Dugard provided information on the tax burden by state noting that in Florida as a percentage of personal income is 6.49% putting Florida at the bottom of the list relative to burden. Residents in the state of Florida are paying less than 46 other states being 47 th , that is important to remember. When they try to cut something they do not want to cut the bone ; they want to cut the fat ; there is not a lot of fat here to cut. Everyone has suffered from the cost increases and there is a lot of anger about the cost of living and affordability . ADJOURN MEETING The Workshop adjourned at 12: 16 p.m. NOTE: The meeting was completely recorded , and the recording is in the official file . Attest: Mi ~ ~ City Clerk ~r~I Maureen "Moe " Freaney Mayor 26-12

1. PRESENTATIONS 1.a Witches of Dunedin Presentation and Donation to the Rotary Club of Dunedin towards The Wendy Barmore Music Scholarship 2. WORKSHOP ITEMS 2.a Presentation to the City Commission on the Live Local Act 2.b Business Survey Action Plan 2.c Local Property Tax Campaign 3. INFORMATIONAL ITEMS NOTICE OF PUBLIC MEETING COMMISSION WORKSHOP DUNEDIN CITY HALL, 737 LOUDEN AVE JANUARY 6, 2026 9:00 AM AGENDA CALL TO ORDER PLEDGE OF ALLEGIANCE Recognize donation of the Witches of Dunedin towards the Wendy Barmore Music Scholarship being presented and donated to the Rotary Club of Dunedin. CITIZEN INPUT Discussion and informational item only. EXHIBIT: A. 2026 0106 Live Local Act Presentation.pdf Review Business Survey Action Plan EXHIBIT: A. Business Survey Action Plan 2026 Presentation.pdf EXHIBIT: B. 2025 Business Survey Action Plan.pdf EXHIBIT: C. Proposed City of Dunedin Business Education and Exploration Program_BEEP.pdf EXHIBIT: D. Chamber Champion Overview.pdf EXHIBIT: E. Reference_2025 City of Dunedin Business Survey Report by Forward Analytics.pdf Information EXHIBIT: Dunedin Property Tax Campaign.pptx EXHIBIT: Property Tax Campaign series.docx ADJOURN MEETING 1

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 or more 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 WWW.DUNEDIN.GOV. 2

>> GOOD MORNING AND WELCOME TO THE JANUARY 6th, 2026, COMMISSION WORKSHOP. FIRST ONE OF THE NEW YEAR. I'D LIKE TO CALL THIS MEETING TO ORDER, AND BEFORE WE DO THE PLEDGE, I'D LIKE TO TURN IT OVER TO OUR ESTEEMED MAYOR, MOE FREANEY. >> HI THERE, I AM SORRY I CAN'T BE THERE IN PERSON. I'M UNABLE TO BE THERE IN PERSON SO I'M VIRTUAL, AND SO I DO ASK VICE MAYOR TO RUN THE MEETING. I THOUGHT IT WOULD BE AWFUL TO RUN IT VIRTUALLY, SO I APPRECIATE VICE MAYOR TAKING THAT ON. I KNOW HE'LL DO A GREAT JOB. WELCOME TO THE NEW YEAR. >> THANK YOU, MAYOR. JEN, CAN YOU PLEASE LEAD US IN THE PLEDGE OF ALLEGIANCE? >> ALL RIGHT, OUR FIRST AGENDA ITEM. THIS IS A, THIS IS ALWAYS ONE OF MY FAVORITE AND I WANT TO BRING THE WITCHES OF DUNEDIN FORWARD. [APPLAUSE] >> GOOD MORNING, EVERYBODY. 72 72. >> GOOD MORNING. >> THIS IS A VERY POTENTIAL PRESENTATION. THE PRESENTATION IS GOING TO BE TO THE ROTARY CLUB OF DUNEDIN TOWARDS THE WENDY BARMORE SCHOLARSHIP, AND I CAN'T THINK OF THREE BETTER CAUSES IN THE GREAT CITY OF DUNEDIN, SO ALLISON, DO YOU WANT TO SAY A FEW WORDS? >> SURE, IF LINDA COULD COME FORWARD? LINDA? OR WHOEVER IS HERE TO REPRESENTATIVE ROTARY. REPRESENT THE ROTARY. I'M SORRY, DAVE? ALLISON, NICE TO MEET YOU. DAVE BARMORE, SURE. >> OH, YEAH. >> COME ON UP, DAVE. >> HELP ME HOLD THIS CHECK. >> TOO MANY DAVES AROUND HERE. >> WE ARE AS YOU KNOW THE WITCHES OF DUNEDIN. WE'VE BEEN DOING THIS NOW FOR SEVEN YEARS. AND EVERY CHARITY IS IMPORTANT TO US BECAUSE IT'S DUNEDIN. THIS ONE TOUCHED A PLACE IN ALL OF OUR HEARTS A LITTLE MORE. I MIGHT CRY A LITTLE BIT. WENDY WAS A VERY, VERY SPECIAL PERSON TO US. A LOT OF US. AND MAY SHE REST. BUT HER MEMORY WILL ALWAYS LIVE ON, AND WE TOOK PRIDE IN BRINGING THAT BACK TO LIFE AS WELL IN RAISING MONEY FOR HER CHARITY. WHICH IS THE -- WENDY BARMORE MUSIC SCHOLARSHIP THROUGH THE DUNEDIN ROTARY CLUB. AND I'M PROUD TO SAY THAT THIS YEAR WE RAISED THE MOST WE'VE EVER RAISED SINCE WE'VE BEEN DOING THIS FOR SEVEN YEARS. AND IT WAS $12,056. [APPLAUSE] I'M VERY PROUD. WE DO WHAT WE DO, WE DANCE AND COLLECT THIS MONEY BUT WHEN PEOPLE KNEW IT WAS WENDY BARMORE, I THINK THEY DUG A LITTLE DEEPER. SO IT COMES WITH THAT AS WELL. BECAUSE SHE WAS VERY SPECIAL. SO WE PRESENT THIS TO THE DUNEDIN ROTARY CLUB IN MEMORY OF WENDY BARMORE MUSIC SCHOLARSHIP. >> THANK YOU SO MUCH. ONE THING I WOULD SAY IS THAT OUR GOAL FROM START WAS TO GET THIS TO BE SELF-SUSTAINING, AND WITH THIS ADDITIONAL MONEY, IT IS VERY GENEROUS CONTRIBUTION, THE SCHOLARSHIP IS NOW GOING TO BE ABLE TO SELF-SUSTAINING IN THE FUTURE. SO WE'LL BE -- [APPLAUSE] THANK YOU. >> THANK YOU. THANK YOU FOR REMEMBERING HER. SO THANK YOU, DAVE. >> THANK YOU. >> THANK YOU FOR THE CITY FOR HAVING US AGAIN PRESENT OUR CHECK. TAKE A PICTURE. SURE. >> ALL RIGHT, THANK YOU. >> YOU YOU SHOULD TAKE ONE WITH THE MAYOR. >> I WILL SAY THIS IS JUST SO -- THIS IS DUNEDIN AT ITS CORE. THREE AMAZING ORGANIZATIONS DOING GOOD FOR THE COMMUNITY. ALL RIGHT. NOW ONTO THE REST OF THE AGENDA. DOES ANYBODY IN THE AUDIENCE WISH TO SPEAK ON A TOPIC THAT IS NOT ON THE AGENDA? SEEING NONE, HEARING NONE, WE'LL MOVE ONTO THE WORKSHOP ITEMS. SO GEORGE, PRESENTATION ON THE LIVE LOCAL ACT. >> GOOD MORNING, MAYOR, VICE MAYOR, COMMISSIONERS. GEORGE KINNEY ON BEHALF OF THE COMMUNITY DEVELOPMENT DEPARTMENT. SO I HAVE A VERY EXCITING PRESENTATION FOR YOU THIS MORNING. I THINK IT'LL BE VERY, AS SOON AS I CAN FIND THE BIO HERE IT'LL BE VERY ENTERTAINING AND INTERESTING FOR YOU, AND I'M SURE YOU'LL HAVE PLENTY OF QUESTIONSMENT AND HERE WE GO. SO VERY QUICKLY, THANK YOU AGAIN. IT IS MY PLEASURE TO INTRODUCE TO MY RIGHT, NICOLE MACINNES WHO IS AN ATTORNEY FOR THE BARBAS CREMER LAW FIRM IN TAMPA, FLORIDA. I WAS VERY FORTUNATE TO CATCH NICOLE'S PRESENTATION AT THE APA STATE CONFERENCE IN DAYTONA BEACH AND ASKED IF SHE WOULD COME AND TALK TO YOU ABOUT ALL THINGS LIVE LOCAL BECAUSE I KNOW YOU'VE HEARD ABOUT IT, I KNOW YOU'VE KIND OF HAVE A FEEL FOR IT. BUT NICOLE HAS ACTUALLY HAD BOOTS ON THE GROUND WITH BOTH DEVELOPERS IN THE MUNICIPALITIES AND CAN GIVE YOU A REALLY GOOD BACKGROUND IN THAT PROGRAM. NICOLE BE-- SOON AFTER STARTED HER LAW PRACTICE. SHE SPECIALIZES IN LAND USE LAW AND A GREAT PART OF HER -- INVESTORS AND PROPERTY OWNERS ON LAND USE ENTITLEMENTS AND PROPERTY RIGHTS PROTECTION, INCLUDING THOSE INTERESTED IN DEVELOPING AFFORDABLE WORKFORCE HOUSING PROJECTS, PARTICULARLY IN RELATION TO FLORIDA'S LIVE LOCAL ACT. AND ITS MISSION TO PROVIDE HOUSING TO ESSENTIAL WORKERS. NICOLE HAS MADE NUMEROUS PUBLIC PRESENTATIONS TO FLORIDA MUNICIPALITIES. HAS BEEN RECOGNIZED BY THE CHAMBER'S USA AS THE ONLY ASSOCIATE TO WATCH IN HER FIELD FOR NORTH AND CENTRAL FLORIDA. SHE HOLDS A BA FROM THE UNIVERSITY OF FLORIDA. BUSINESS ADMINISTRATION, CUME LAUDE, JURIS DOCTORATE MAGNUM COMLAUDE. IT IS MY PLEASURE TO INTRODUCE NICOLE SHIEL NICOLE. >> THANK YOU, GEORGE, I REALLY APPRECIATE THAT REALLY KIND INTRO. GOOD MORNING. MY NAME IS NICOLE MACINNES I'M VERY EXCITED TO BE HERE THIS MORNING, PRESENT THIS PRESENTATION TO YOU ON THE LIVE LOCAL ACT. WHEN I WAS AT MY PREVIOUS FIRM LIVE LOCAL CAME OUT AND IT REAL HAS TRANSFORMED MY CAREER. IT WAS A VERY LONG BILL, AND I DECIDED THAT I WAS GOING MAKE THIS MY THING, MY PET PROJECT. AND I HAD NO IDEA AT THE TIME HOW MUCH LIVE LOCAL WAS GOING TO CONSUME MANY DEVELOPERS AND LOCAL GOVERNMENTS AS IT WAS IMPLEMENTED. I'VE BUN VERY FORTUNATE TO WORK ON BOTH THE LAND USE AND THE AD VALOREM TAX SIDE OF THE LIVE LOCAL ACT, AND HAVE WORKED ON SEVERAL PROJECTS, ONE OF WHICH JUST BROKE GROUND IN THE CITY OF TAMPA LAST WEEK, AND I'M EXCITED TO SHOW YOU GUYS A LITTLE BIT ABOUT THAT ONE. SO LOOKING AT THE LIVE LOCAL ACT, IT FIRST CAME OUT IN 2023. IT WAS, ITS GOAL WAS TO QUICKLY INCREASE FLORIDA'S AFFORDABLE HOUSING STOCK. SO IT STARTED WITH SENATE BILL 102, IN 2023,. IT WAS AMENDED IN 2024, AND 2025, THERE IS ALSO A BILL THAT WAS JUST FILED FOR THIS LEGISLATIVE SESSION THAT WOULD BE A SLIGHT AMENDMENT, AND I CAN TALK ABOUT THOSE CHANGES IN A LITTLE BIT. THE LAND USE SIDE OF LIVE LOCAL DOES SUNSET ON OCTOBER 1st, 2032. SO IT IS NOT MEANT TO BE A LONG-TERM SOLUTION. IT IS MEANT TO BE A SHORT 10-YEAR HORIZON TO HELP QUICKLY INCENTIVIZE AFFORDABLE HOUSING STOCK TO DEAL WITH FLORIDA'S GROWING AFFORDABLE HOUSING CRISIS. SO THERE ARE THREE MAIN BUCKETS TO LIVE LOCAL. THERE IS A LAND USE AND ZONING PREEMPTION, AD VALOREM INCENTIVES AND THEN FUNDING DOLLARS THAT WERE AVAILABLE THROUGH FLORIDA HOUSING FINANCE CORPORATION. JUMPING INTO THE LAND USE AND ZONING PREEMPTION, SO THE AFFORDABILITY REQUIREMENT FOR THESE PROJECTS REQUIRES THE UNITS TO BE RESTRICTED TO 120% OF AREA MEDIAN INCOME FOR 30 YEARS. 40% OF THE UNITS WITHIN THE PROJECT SWR HAVE TO MEET THOSE AFFORDABILITY REQUIREMENTS. IN ADDITION THE PROPERTY HAS TO BE ZONED FOR COMMERCIAL, INDUSTRIAL, OR MIXED USE, AND THIS INCLUDES A SITE PLAN CONTROLLED DISTRICT LIKE A PLANNED DEVELOPMENT OR PLANNED UNIT DEVELOPMENT. MOST RECENTLY IN THE 2025 SESSION, THE LEGISLATURE DID DEFINE WHAT IS A COMMERCIAL, INDUSTRIAL, OR MIXED USE ZONING DISTRICT, WHICH PROVIDED A LOT OF CLARITY FOR BOTH DEVELOPERS AND LOCAL GOVERNMENTS ON WHAT ZONING DISTRICTS SHOULD AND SHOULD NOT BE INCLUDED AS ELIGIBLE FOR THE PROGRAM. IF THE PROJECT CAN MEET THOSE REQUIREMENTS, THERE ARE CERTAIN ALLOWANCES THAT THE STATUTE PROVIDES. THE FIRST ONE BEING THAT THE PROJECTS CAN BE DEVELOPED TO THE HIGHEST DENSITY THAT'S ALLOWED BY RIGHT IN THE JURISDICTION. IT DOES NOT INCLUDE PROJECTS THAT RECEIVED A BONUS UNLESS THE LIVE LOCAL PROJECT CAN ALSO BE ELIGIBLE FOR THAT BONUS, IT MEETS ALL OF THE LOCAL GOVERNMENT'S REQUIREMENTS FOR THE BONUS. IT DOES NOT INCLUDE PROJECTS THAT MAY HAVE BEEN SPECIALLY APPROVED THROUGH SOME TYPE OF SPECIAL EXCEPTION OR CONDITIONAL USE THAT HAVE A HIGHER DENSITY THAN WHAT IS TYPICALLY ALLOWED IN YOUR COMPREHENSIVE PLAN OR CODE. TYPICALLY WE LOOK AT WHAT IS THE HIGHEST DENSITY THAT'S ALLOWED IN YOUR MOST INTENSE MULTIFAMILY LAND USE DISTRICT IN YOUR COMPREHENSIVE PLAN OR YOUR LAND DEVELOPMENT CODE. SOMETIMES THAT MAY BE A MIXED USE DISTRICT DEPENDING ON YOUR HOED AND COMP PLAN HAVE BEEN STRUCTURED. IN ADDITION THERE IS AN INTENSITY BUMP SO IT ALLOWS 150% OF THE HIGHEST FLOOR AREA RATIO THAT'S ALLOWED IN THE JURISDICTION. AGAIN, THIS CANNOT BE AN FAR THAT WAS APPROVED VIA A BONUS OR SPECIAL EXCEPTION OR SOME OTHER TYPE OF SPECIAL APPROVAL. AND THEN THE APPROPRIATE DEVELOPMENT STANDARDS TO USE ARE THE LAND DEVELOPMENT REGULATIONS FOR PLULT FAMILY DEVELOPMENT. IF THERE ARE MULTIPLE ZONING DISTRICTS THAT APPLY TO MULTIFAMILY WE TYPICALLY LOOK TO THE MOST INTENSE OR THE PROST APPROPRIATE ZONING DISTRICT BASED ON THE PROPOSED DENSITY OF THE PROJECT. IN ADDITION, FOR HEIGHT, THE PROJECT IS ALLOWED TO BE DEVELOPED UP TO THE HIGHEST COMMERCIAL OR RESIDENTIAL STRUCTURE WITHIN ONE MILE OR THREE STORIES, WHICHEVER IS HIGHER. AND THE 2024 LEGISLATIVE SESSION, THEY DID AMEND THIS TO RESTRICT THE HEIGHT OF BUILDINGS THAT ARE ADJACENT ON TWO SIDES TO SINGLE-FAMILY SO THAT THE PROJECTS WERE MORE COMPATIBLE WITH THE ADJACENT SURROUNDINGS. IF THERE ARE SINGLE-FAMILY HOMES ON TWO SIDES WITH AT LEAST 25 HOMES, PERHAPS THERE IS A SUBDIVISION NEXT TO ONE OF THESE PROJECTS, THEN THE BUILDING IS LIMITED TO 150% OF THE TALLEST ADJACENT BUILDING. IN ADDITION, IF THE PROJECT IS A CONTRIBUTING STRUCTURE OR IS LISTED ON HISTORIC DISTRICT, THERE ARE SPECIFIC REQUIREMENTS FOR THOSE TYPES OF PROJECTS. AND THERE ARE HEIGHT LIMITATIONS FOR THOSE AS WELL. THERE IS A MIXED USE REQUIREMENT IN CERTAIN LOCAL GOVERNMENTS. FOR EXAMPLE, IF THE PROJECT IS LOCATED IN A TOD, TRANSIT ORIENTED DEVELOPMENT AREA, SOME LOCAL GOVERNMENTS DO HAVE THOSE AND IT DOES HAVE TO BE MIXED USE. IN ADDITION, IF THE LOCAL GOVERNMENT SPECIFICALLY A MUNICIPALITY IS DESIGNATED FOR LESS THAN 20% OF ITS JURISDICTION, FOR COMMERCIAL OR INDUSTRIAL, THEN THE PROJECTS HAVE TO BE MIXED USE. THIS IS TO MAKE SURE THAT LIVE LOCAL DOES NOT WIPE OUT ALL OF THE LOCAL GOVERNMENTS COMMERCIAL INDUSTRIAL, JOB GENERATING USES SO THEY DO REQUIRE A MIXED USE COMPONENT IN THE PROJECTS. AND THEN LASTLY, IF IT'S WITHIN A COUNTY, THE COUNTY HAS TO BE IN AN INDEPENDENT SPECIAL TAXING DISTRICT. AND THEN THOSE LOCAL GOVERNMENTS HAVE TO BE, THOSE LOCAL PROJECTS HAVE TO BE MIXED USE AS WELL. I ACTUALLY HAVEN'T SEEN A COUNTY THAT MEETS ALL RIGHT REQUIREMENTS OF THAT SIKS BUT IT IS IN THAT -- SECTION, BUT IT IS IN THERE. AND SO FOR A MIXED USE PROJECT, THE LOCAL GOVERNMENT CANNOT REQUIRE MORE THAN 10% OF THE PROJECT TO BE A NONRESIDENTIAL USE. THAT WAS A CHANGE IN THE LAST LEGISLATIVE SESSION. IN ADDITION, AT LEAST 65% OF THE PROJECT NEEDS TO BE RESIDENTIAL. THERE'S ALSO SOME PARKING WAIVERS THAT ARE PROVIDED. SO A PROJECT MUST RECEIVE A 15% PARKING REDUCTION IF THE PROJECT IS WITHIN A QUARTER MILE OF A TRANSIT STOP WITHIN A HALF MILE OF A MAJOR TRANSPORTATION HUB OR WITHIN 600 FEET OF AVAILABLE PUBLIC PARKING. IN ADDITION, IF THE PROJECT IS IN ONE OF THE TOD AREAS THERE IS NO PARKING REQUIRED. LIVE LOCAL IS NOT ALLOWED IN CERTAIN AREAS OF THE STATE. SPECIFICALLY WICIEIVA STUDY AREA WHICH IS OVER NEAR ORANGE COUNTY. THE EVERGLADES IF THEY ARE WITHIN A FLIGHT PATH OR NOISE ZONE THERE ARE RESTRICTIONS THERE AND THEN IF THEY ARE WITHIN A QUARTER MILE OF THE MILITARY INSTALLATION OR A PROPERTY THAT'S ZONED INDUSTRIAL AND DESIGNATED AS A COMMERCIAL OR RECREATIONAL WORKING WATERFRONT. SO IF A PROJECT CAN MEET THESE REQUIREMENTS AND DESIGN A PROJECT THAT WOULD MEET YOUR CODE AND COMPREHENSIVE PLAN WITH THESE LIVE LOCAL, THERE ARE NO HEARINGS LIKE REZONING OR COMPREHENSIVE PLAN AMENDMENT. IT IS AN ADMINISTRATIVE APPROVAL THAT TYPICALLY RUNS WITH THE LOCAL GOVERNMENT'S ATTORNEY'S OFFICE AND ALSO WITH THE DIRECTOR PLANNER AND PLANNING STAFF. THERE IS NO REQUIREMENT TO DO A REZONING OR VARIANCE OR COMPREHENSIVE PLAN AMENDMENT IN ORDER TO UTILIZE THESE LIVE LOCAL ALLOWANCES. THE WAY THAT MOST DEVELOPERS AND LOCAL GOVERNMENTS ARE IMPLEMENTING THAT 30-YEAR COMMITMENT THAT I MENTIONED AT THE BEGINNING IS THROUGH A LAND USE RESTRICTION AGREEMENT ALSO CALLED A LULA OR DECLARATION. THIS IS THE METHOD FOR SECURING THAT 30LIFE YEAR COMMITMENT -- 30-YEAR COMMITMENT BECAUSE IT WILL BE RECORDED ON TITLE AND WILL TRANFER WITH THE LAND. I PREFER USING DECLARATIONS WHERE THE LOCAL GOVERNMENT WORKS THROUGH WHAT FORM DECLARATION THEY'RE COMFORTABLE WITH AND THEN THAT'S SOMETHING THAT THE DEVELOPER SIGNS AS A CONDITION OF THEIR BEING ABLE TO GET BUILDING PERMITS OR PERHAPS THEIR FINAL SITE PLAN APPROVAL. THE, WE WORK WITH THE LOCAL GOVERNMENT'S OFFICE TO HAVE THAT SIGNED, RECORDED, AND THEN THE PROPERTY OFTEN STARTS CONSTRUCTION RIGHT AFTER THAT. THERE ARE CERTAIN ALLOWANCES FOR FOR EXAMPLE IF THERE IS THE MORATORIUM IN THE LOCAL GOVERNMENT SO MORATORIUMS DO NOT APPLY TO LIVE LOCAL IF THEY ARE LONGER THAN 90 DAYS IN ANY THREE-YEAR PERIOD. THERE IS AN EXCEPTION FOR THIS FOR MORATORIUMS DEALING WITH STORMWATER OR FLOODWATER MANAGEMENT, POTABLE WATER OR SOMETHING NECESSARY TO REPAIR WITH SANITARY SEWER SYSTEM. IN ADDITION IF THE LOCAL GOVERNMENT IS INVOLVED IN ANY LITIGATION, THOSE CASES DO HAVE TO BE PRIORITIZED AND THERE IS ALSO ATTORNEY'S FEES THAT MAY BE AWARDED TO THE PREVAILING PARTY. THERE IS AN ANNUAL REPORTING REQUIREMENT THAT WAS IMPLEMENTED LAST YEAR THAT REQUIRES LOCAL GOVERNMENTS TO PROVIDE AN ANNUAL REPORT TO THE STATE ON ANY LIVE LOCAL LITIGATION THEY'VE BEEN INVOLVED IN AS WELL AS ANY APPROVED PROJECTS IN THE PREVIOUS FISCAL YEAR. THAT REPORT WILL GO TO THE GOVERNOR, PRESIDENT OF THE SENATE, AND SPEAKER OF THE HOUSE. SO I DO HAVE A FEW BEST PRACTICES FOR LOCAL GOVERNMENTS. ONE THING THAT'S VERY HELPFUL FOR THE DEVELOPMENT COMMUNITY IS TO HAVE THE LOCAL GOVERNMENT POST THEIR PROCEDURES AND GUIDELINES FOR HOW THEY IMPLEMENT LIVE LOCAL ON THEIR WEB SITE. TO BE HONEST THAT PROVIDES THE RULES OF THE GAME FOR THE DEVELOPER. IT ALSO PUTS EVERYONE ON NOTICE OF WHAT THE CITY IS GOING TO REQUIRE. SEVERAL LOCAL GOVERNMENTS ARE DOING THIS, AND IT'S BEEN VERY HELPFUL BECAUSE THEN THE DEVELOPER BEFORE WE EVEN HAVE TO CONTACT YOU CAN GO SEE IF THEY CAN MAKE A PROJECT WORK FROM BOTH THE FINANCIAL AND COMPLIANCE WITH YOUR CODE PERSPECTIVE. THE CITY OF TAMPA FOR EXAMPLE HAS A GREAT PROCEDURES DOCUMENT ON THEIR WEB SITE. HILLSBOROUGH COUNTY HAS ONE AS WELL. AND THE CITY OF ST. PETE DID ADOPT LIVE LOCAL INTO THEIR CODE WITH THEIR PROCEDURES AND GUIDELINES. IN ADDITION, IT'S VERY HELPFUL IF THERE IS A STANDARDIZED PROCESS. WITH LIVE LOCAL BEING A STATE LAW THAT'S HAS TO BE IMPLEMENTED LOCAL GOVERNMENTS, EVERYONE IS GOING TO HAVE A LITTLE BIT OF A DIFFERENT PROCESS. BUT DECIDING WHAT THAT PROCESS IS, WHO THE MAIN CONTACT PERSON IS FOR THESE PROJECTS THAT CAN ANSWER QUESTIONS, PROCESS APPLICATIONS, IT JUST HELPS WITH THE ADMINISTRATIVE HEADACHE FOR US AND FOR LOCAL GOVERNMENTS TO FIGURE OUT HOW THESE PROJECTS CAN CONTINUE THROUGH THE PROCESS. AND THEN ALSO AS I MENTIONED PREPARING THAT STANDARD LURA OR DECLARATION TO HELP WITH THE 30-YEAR COMMITMENT IS VERY HELPFUL SO THAT WAY ANYTIME A LIVE LOCAL PROJECT COMES IN WE CAN IMMEDIATELY GET A COPY OF WHAT THAT DOCUMENT'S GOING TO LOOK LIKE SO WE CAN HAVE IT SIGNED AT THE APPROPRIATE TIME. AS I MENTIONED EARLIER, THIS IS A PROJECT THAT I'VE BEEN WORKING ON FOR ABOUT A YEAR. IT JUST BROKE GROUND ACTUALLY LAST WEEK IN THE CITY OF TAMPA. IT'S IN THE SOUTH OF GANDY AREA. IT'S INDUSTRIAL PROJECT. IT'S GOING TO HAVE 408 UNITS ON IT AND THEN AT LEAST 192 OF THEM WILL BE AFFORDABLE. THIS PROJECT WAS ACTUALLY ORIGINALLY APPROVED FOR LIVE LOCAL BACK IN 2023. CHANGED HANDS A COUPLE OF TIMES AND THEN NOW IT JUST BROKE GROUND LAST WEEK. FLORIDA HOUSING COALITION DOES HAVE A GREAT TRACKER ON THEIR WEB SITE THAT TRACKS LIVE LOCAL PROJECTS. EVERY STAGE OF THE PROCESS. SOME PROJECTS THAT ARE IN LITIGATION, SOME THAT ARE AT THE VERY BEGINNING AND JUST SUBMITTED FOR, YOU KNOW, THEIR INITIAL APPLICATION. SOME THAT ARE IN SOME STAGE OF THE PERMITTING PROCESS. SO REALLY INTERESTING DASHBOARD IF YOU EVER HAVE SOME TIME AND WANT TO SEE WHERE THE MAJORITY OF LIVE LOCAL PROJECTS ARE BEING DEVELOPED. I HAVE WORKED ON PROJECTS IN ALL OF THESE JURISDICTIONS AT VARIOUS STAGES OF THE PROCESS. AND THEY ALL HAVE YOU KNOW WORKED THROUGH DEVELOPING PROCEDURES AND HOW THEY INTEND TO IMPLEMENT THEM SO THESE ARE SOME LOCAL GOVERNMENTS IF YOU WOULD LIKE TO REACH OUT TO ANY OTHER ONES THAT HAVE AT LEAST SEEN A LIVE LOCAL PROJECT COME IN THE DOOR. A COUPLE OTHER THINGS THAT I THOUGHT WOULD BE INTERESTING FOR THIS GROUP. SO IN THE 2025 LEGISLATIVE SESSION, THERE WAS A BILL AS PART OF THE LIVE LOCAL AMENDMENT BILL THAT CREATED SOMETHING CALLED YES IN GOD'S BACKYARD OR YIGBY. IT IS IN THE LIVE LOCAL. IT DOES NOT REQUIRE A LOCAL GOVERNMENT TO ALLOW AFFORDABLE HOUSING ON PROPERTY OWNED BY A RELIGIOUS INSTITUTION THAT CONTAINS A HOUSE OF WORSHIP. IF 10% OF THE UNITS ARE AFFORDSABLE. SO UNLIKE LIVE LOCAL, IT'S NOT MANDATORY. THIS IS AN OPTION. IT'S STILL WOULD HAVE TO BE PRESENTED TO THE LOCAL GOVERNMENT TO DECIDE WHETHER OR NOT THEY WOULD LIKE TO APPROVE THE PROJECT BUT THIS HAS BEEN WAVERY INTERESTING CHANGE -- HAS BEEN A VERY INTERESTING CHANGE TO THE LAW BECAUSE A LOT OF CHURCHES AND OTHER PLACES OF WORSHIP ARE STRUCKLING TO MAKE ENDS MEET -- STRUGGLING TO MAKE ENDS MEET AND HELPING PUT AN AFFORDABLE HOUSING PROJECT IN PERHAPS AN OPEN FIELD THAT'S NEXT TO THE PROJECT A PARKING LOT, SOMETHING LIKE THAT IS HELPING JUMP-START THE HOUSE OF PUBLIC WORSHIP'S FINANCES AND ALSO PROVIDING AFFORDABLE HOUSING WHICH IS OFTEN VERY CRITICAL TO MISSIONS FOR VARIOUS HOUSES OF PUBLIC WORSHIP. SO THAT'S BEEN A VERY INTERESTING DEVELOPMENT. I DO EXPECT THERE TO BE LOT MORE TRACTION ON THIS IN THE COMING YEARS AND THEN REAL QUICKLY TOWARDS THE END THERE IS AN AD VALOREM TAX EXEMPTION PROCESS. THIS PROCESS IS VERY DIFFERENT THAN THE LAND USE SIDE. IT DOES REQUIRE A MINIMUM OF 71 UNITS AT 120% AMI AND BELOW UNLIKE THE 40% OF THE OVERALL PROJECT FOR THE LAND USE SIDE. IF YOU'RE IN THE FLORIDA KEYS IT'S A MINIMUM OF 11. IT DOES HAVE TO BE NEW CONSTRUCTION PROJECTS, WHICH MEANS THEY WERE BUILT IN THE LAST FIVE YEARS BEFORE THE FIRST APPLICATION. THE UNIT RENTS ACTUALLY HAVE TO BE RESTRICTED TO THE LESSER OF 120AMI OR 90% OF MARKET, WHICH IS DETERMINED BY A THIRD PARTY APPRAISER. AND A LOT OF LOCAL GOVERNMENTS 120 AMI IS VERY CLOSE TO MARKET SO THAT 90% OF RENTAL MARKETS STUDY DOCUMENT RESTRICTS THE RENT DOWN TO MORE WHAT'S APPROPRIATE IN THAT SPECIFIC LOCALITY. IF THE UNIT IS 80% AMI BELOW IT'S AT TAX EXEMPTION. 120% AMI AND BELOW IS 75% AD VALOREM TAX EXEMPTION. IT DOES RUN WITH THE LAND AND EXPIRES IN DECEMBER OF 2059. THERE IS AN OPT OUT FROM THIS PROGRAM. UNLIKE THE LAND USE SIDE THERE IS NO OPT OUT THERE BUT THERE IS ABOPT OUT FROM THIS TAX EXEMPTION. PINELLAS COUNTY WHICH AS YOU GUYS KNOW THE CITIES WITHIN IS ELIGIBLE TO OPT OUT. EVERY LOCAL GOVERNMENT AND TAXING AUTHORITY WITHIN THAT COUNTY WOULD NEED TO DECIDE IF THEY WANT TO OPT IN OR OUT. SO SO SOME LOCAL GOVERNMENTS AND TAXING AUTHORITIES DECIDE TO OPOUT. SOME DO NOT AND THEY WILL JUST ADJUST THE TAX BILL BASED ON THAT. SO THERE IS AN OPPORTUNITY TO DO THAT HERE. THAT WOULD OBVIOUSLY NOT BE AN INCENTIVE FOR AFFORDABLE HOUSING, BUT THE CITY IS WITHIN THEIR RIGHT TO DO THAT. AND THAT'S ALL I HAVE. I THREW A LOT OF INFORMATION AT YOU. I'M HAPPY TO ANSWER ANY QUESTIONS OR DISCUSS ANY SPECIFICS OF WHAT I PRESENTED. THANK YOU VERY MUCH FOR HAVING ME. >> THANK YOU VERY MUCH FOR THAT. QUESTIONS FOR STAFF. I'M GOING TO TURN TO COMMISSIONER GOW. >> THANK YOU, VICE MAYOR. AND NICOLE, THANK YOU FOR BEING HERE THIS MORNING. APPRECIATE IT. YEAH, JUST A COUPLE -- THAT WAS A WHOLE LOT OF INFORMATION. HARD TO DIGEST. BUT SOME OF THE QUESTIONS I HAVE THAT INNER BAY CITY PROJECT, WOULD THAT OCCUR WITHOUT THE LIVE LOCAL ACT? >> IT WOULD NOT OCCUR WITHOUT THE LIVE LOCAL ACT. IT WAS IN AN INDUSTRIAL FUTURE LAND USE AND ZONING DISTRICT AND MULTIFAMILY WAS NOT ALLOWED. PRIOR DEVELOPER AND DIFFERENT COUNCIL ACTUALLY TRIED TO DO A COMP PLAN AMENDMENT AND REZONING TO ALLOW MULTIFMILY THERE BACK IN 2022 AND IT WAS DENIED. AND THEN LIVE LOCAL CHANGED THE WAY THAT THAT PROPERTY COULD BE DEVELOPED. >> OKAY. AND IT WAS DENIED BASED ON THE CURRENT COMMISSION AT THAT TIME, THE APPROVING AUTHORITY. >> IT WAS A SLIGHTLY DIFFERENT MAKEUP. THERE WAS AN ELECTION CHANGE IN BETWEEN WHEN THAT PROJECT WAS INITIALLY THROUGH THAT PROCESS AND THEN WHEN IT WENT THROUGH THE LIVE LOCAL PART OF THE PROCESS. THE FUTURE LAND USE AND COMP PLAN AMENDMENT WAS ASKING FOR A HIGHER DENSITY, AND THE PROJECT ACTUALLY UNDER LIVE LOCAL COULD'VE BEEN DEVELOPED AT ABOUT 600 UNITS. MY CLIENT WANTED TO GO IN A LITTLE BIT LESS THAN THAT. THEY DIDN'T WANT TO PUT THAT MINI UNITS IN THE AREA SO THEY PUT IN 400. >> OKAY. AND ONLY REASON I TALK ABOUT THAT IS THE ADVERSARIAL PROCESS THAT COULD OCCUR WITH THIS. AND WHETHER OR NOT IT'S A SIM BOTIC RELATIONSHIP BETWEEN A MUNICIPALITY AND A DEVELOPER IN A NONLIVE LOCAL SITUATION VERSUS LIVE LOCAL SITUATION WHERE THE DEVELOPER COMES IN AND SAYS I MEET THESE REQUIREMENTS. SO SUCK IT UP, THIS IS WHAT I'M DOING. AND I'M WONDERING, AND IF WE'RE SEEING THAT -- I KNOW THIS IS EARLY ON IN THE PROCESS FOR LIE LOCAL BUT WHETHER OR NOT WE'RE SEEING -- WHAT ARE THE RELATIONSHIPS BETWEEN THE DEVELOPERS AND WHERE THOSE HAVE OCCURRED, AND THOSE MUNICIPALITIES OR THE GOVERNING BOARD IF IT'S A COUNTY SITUATION. WHAT'S THAT RELATIONSHIP LOOK LIKE? >> IT REALLY DEPENDS ON THE LOCAL GOVERNMENT'S APPETITE FOR AFFORDABLE HOUSING. THERE ARE SOME LOCAL GOVERNMENTS THAT ARE VERY PRE-AFFORDABLE HOUSING RVETLE THEIR CONSTITUENTS WANT MORE OF THAT FOR EXAMPLE THET ISY OF S T. PETE. THERE ARE OTHER LOCAL GOVERNMENTS THAT ARE NOT INTERESTED IN HAVING MORE AFFORDABLE HOUSING IN THEIR JURISDICTIONS AND SO THEY ARE MORE ADVERSARIAL WITH PROJECTS LIKE THAT. THERE ARE SOME PROJECTS THAT COME IN FOR COMP PLAN AMENDMENT AND REZONING THAT ALLOW MULTIFAMILY THAT OTHERWISE WOULD MEET THE REQUIREMENTS OF LIVE LOCAL AND THEY COME IN AND THEY SAY YOU KNOW WE REALLY WANT TO BUILD THIS PROJECT AND IF YOU APPROVE THAT COMP PLAN AMENDMENT AND THE REZONING, YOU ACTUALLY THEN DON'T THE PROPERTY IS NO LONGER ELIGIBLE FOR LIVE LOCAL BECAUSE IT'S NOT ZONED FOR COMMERCIAL, INDUSTRIAL, OR MIXED USE. SO WHAT WE'RE SEEING IT BECOME AN ADVERSARIAL NATURE IS WHEN THOSE PROJECTS ARE DENIED AT THE COMP PLAN AND REZONING STAGE AND THEN A LOCAL GOVERNMENT -- THEN A DEVELOPER SAYS WELL WE'RE ELIGIBLE FOR LIVE LOCAL AND WE REALLY WANTED TO DO THIS OTHER PROJECT BUT NOW WE'RE KIND OF BOXED INTO A CORNER. SO I THINK HELPING WITH THAT RELATIONSHIP AND UNDERSTANDING YOU KNOW IF THIS JURISDICTION DOES WANT MORE AFFORDABLE HOUSING, FIGURING OUT HOW YOU CAN HELP INCENTIVIZE IT IN AREAS THAT YOU WOULD LIKE TO SEE IT. SO FOR EXAMPLE, THE CITY OF SARASOTA ACTUALLY ADOPT ADCOMPETING LIVE LOCAL ORDINANCE IN THEIR OWN CODE THAT PROVIDED FOUR TIMES THE MAXIMUM DENSITY AND GAVE IT AN EVEN BIGGER HEIGHT ALLOWANCE, IN AREAS THAT THEY SPECIFICALLY WANTED AFFORDABLE HOUSING TO GO. BECAUSE THEY DIDN'T WANT DEVELOPERS USING LIVE LOCAL ALL THE TIME SO THEY SAID WE ACTUALLY REALLY WANT ALL THIS DENSITY TO GO HERE AND THAT'S VERY SUCCESSFUL FOR THEM SO I DO ADVISE MUNICIPALITIES THAT YOU ARE WELL WITHIN YOUR OWN CODE. >> WHEN YOU TALK ABOUT HEIGHT THEY'RE ALLOWED UP TO WHATEVER THE RIGHT IS WITHIN OUR OWN CODE. >> WITHIN ONE MILE. >> WITHIN ONE MILE. AND SO LIKE IN SOME PARTS OF OUR CITY, IT'S THREE STORIES BY RIGHT FOUR STORIES WITH COMMISSION APPROVAL. >> MM-HMM. >> AND SO IN THAT FRAMEWORK, WOULD THEY AUTOMATICALLY BE ALLOWED THE FOUR? OR IT WOULD BE BY RIGHT IT WOULD BE THREE STORIES, AND WE COULD STILL DENY A FOURTH STORY? >> SO IT WOULD BE BY RIGHT THE THREE-STORIES. IF THAT FOURTH STORY WAS THROUGH LIKE A SPECIAL EXCEPTION OR CONDITIONAL USE OR SOME TYPE OF PROCESS LIKE THAT, THAT HAS TO GO BEFORE THIS COMMISSION THAT WOULD BE A SPECIAL ENTITLEMENT FOR THAT PROJECT. BUT FOR THE LIVE LOCAL YOU COULD ONLY USE THE COMPARETER OF THREE BECAUSE THAT'S WHAT'S ALLOWED BY RIGHT WITH NO DISCRETIONA