Planning

The Planning Division is charged with the long range planning of the City of Dunedin. Dunedin is not a developing community but is instead one where the land use and development directions have been established for more than three decades. Nevertheless, long range planning is necessary to ensure that the City continues to offer a quality environment that fosters private investment and produces high-quality, well-paying employment opportunities.

Community Development
727-298-3210 

The Comprehensive Plan provides long-range goals, objectives, strategies and policies that focus on the community's vision for the future and development and, when feasible, align them with other local government, regional, state and federal agencies.

Strive for 2035!

Dunedin's Comprehensive Plan, entitled Strive for 2035, is a result of extensive review and discussion of existing documents such as the Countywide Plan, the 2017 Visioning and the Comprehensive Plan’s existing Goals, Objectives and Policies together with the City’s ongoing community conversations and discussions with representatives, stakeholders, advisory boards and committees and the various City departments.

Strive for 2035 - The Comprehensive Plan(PDF, 32MB) - A complete and bookmarked copy of the plan.

Project Background

The City applied for and was awarded a Florida Department of Economic Opportunity (DEO) Grant to develop a Citywide Multimodal Transportation Master Plan. The Plan seeks to identify opportunities for improving and strengthening the City’s transportation network for all modes of transportation.

The primary goals and objectives of this Plan are to identify potential safety and connectivity enhancements; develop multimodal recommendations; and prioritize a list of implementable improvements to serve as a guide for investments, economic development, public safety, livability.

The Plan also builds on previous planning efforts and initiatives for improved transportation and land use such as the 2017 Visioning Report, Citizens’ Survey, and the City’s Comprehensive Plan.

Final Plan

The Plan was formally adopted by the City Commission on January 20, 2022.

• Dunedin Citywide Multimodal Transportation Master Plan(PDF, 29MB)

Please contact Frances Sharp at frances.sharp@dunedin.gov with questions.

Project Background

The Beltrees Safer Street Plan builds upon the direction from the Safe Streets Pinellas action plan to address crash histories as well as reported concerns from residents related to speeding and school children’s safety along Beltrees Street.

The Beltrees Safer Street Plan extends along Beltrees Street between Edgewater Drive (Alt US-19) and Patricia Avenue.

Final Plan

• Beltrees Safer Street Plan Presentation to City Commission - April 30, 2024(PDF, 2MB)
• Beltrees Safer Street Plan Recommendations Report - April 2024(PDF, 18MB)

Douglas Avenue

Douglas Avenue Corridor Study(PDF, 4MB) - Wilson Miller & Swan Development Advisors, 2009

In March 2012, a report was compiled of the main issues, accomplishments to date, and future goals of the Southside Douglas neighborhood. This report details the formation of the South Douglas Citizens Advisory Group and the partnership with the City to make significant improvements in their neighborhood. Below are links to the report and its appendices.

• Southside Douglas Neighborhood Report 2012(PDF, 3MB)
• Appendix Pages 25-38(PDF, 5MB)
• Appendix Pages 39-66(PDF, 2MB)
• Appendix Pages 67-80(PDF, 741KB)
• Appendix Pages 81-114(PDF, 6MB)

Patricia Avenue

• Patricia Avenue Corridor Study(PDF, 4MB) - Wilson Miller & Swan Development Advisors, 2009

Causeway Boulevard

• Causeway Corridor Report - 2012(PDF, 4MB) - City Commission Workshop of January, 2012
• Causeway Boulevard Report 2012(PDF, 2MB) - HDR Report of December, 2011

S.R. 580 (Main Street)

• SR 580 Corridor Workshop Study 2012(PDF, 6MB) - S.R. 580 has been evaluated by Staff and preliminary findings were presented at a City Commission Workshop in June 2012.

Downtown (CRA)

• CRA Downtown Master Plan Update 2033 - Wade Trim, 2012

What is Live Local?

The Live Local Act was created by Senate Bill 102 and became effective on July 1, 2023. Section 3 of the Live Local Act (the Act) created a new subsection (7) in Section 125.01055, Florida Statutes, which relates to affordable housing.

The Live Local Act allows for the administrative approval of affordable multi-family rental housing in commercial, industrial, or mixed-use districts and/or part of any flexibly zoned area such as a planned unit development permitted for commercial, industrial or mixed-use at the highest density and height allowed in a jurisdiction. At least 40 percent of the residential units must be affordable rental units as defined in Florida Statutes for a period of at least 30 years.

Live Local Act projects must still adhere to all other limitations and requirements contained in the City of Dunedin Comprehensive Plan and Land Development Code regulations for multifamily developments in areas zoned for such use.

What zoning districts are eligible for Live Local projects?

Land to be developed must be currently zoned for commercial uses, industrial uses, or mixed-use districts and/or part of any flexibly zoned area such as a planned unit development permitted for commercial, industrial or mixed-use. Dunedin zoning information and maps can be found at https://dunedin-gis.maps.arcgis.com/apps/webappviewer/index.html?id=5590c8f613394a9c99b83960b839ef5c

How is density for Live Local projects calculated?

The Live Local Act requires the City to permit its highest standard density allowed by right. The city's highest standard density allowance is 30 units an acre. The Live Local Act also permits exceptions to height and floor area ratios as contemplated within the statute.

What are the development regulations for Live Local projects?

1. Development Regulations

Any project considered under the Live Local Act (LLA) shall be received and evaluated as follows:

A. Any application under the LLA shall require a mandatory pre-application meeting with City Staff at a regularly scheduled Design Review Committee meeting. There is no fee for the meeting, and the applicant shall present the project at this meeting.

B. The City of Dunedin will utilize the City Design Review process for administrative review and shall require all of the following along with any other item that might be requested at the Design Review Committee (DRC) meeting noted above. See https://www.dunedin.gov/City-Services/Business-Development/Community-and-Economic-Development/Development-Design-Review for additional detail.

• A complete site plan(s).
• A complete narrative with specific details related to the LLA project including consistency with minimum statutory standards regarding percentage of units, AMI target, time frame, monitoring process and fees, and verification of statutory requirements related to density, height and Floor Area Ratio (FAR).
• A complete narrative of any funding sources and responsible parties that will be overseeing and operating the affordable units. At least one contact shall be provided and shall reside not more than 25 miles from the project location.
• A full evaluation and narrative regarding consistency with the City Comprehensive Plan, Multi-Modal Transportation Plan and any corridor plan that may be applicable. This excepts any document references to use, height, density and FAR.
• A full traffic study (subject to peer review) including any anticipated intersection improvements and any other off-site capital improvements.
• A full engineering drainage study (subject to peer review) regarding stormwater management.
• A facilities impact table to include anticipated demands for potable water, sanitary sewer, reclaimed water, solid waste and stormwater in the affected watershed to assure there is adequate facilities for the project without degradation of services.
• Narrative on how the project will meet City resiliency and sustainability standards/goals. The project must score at least 100 points on the City sustainability scoresheet.
• The type of architecture that will be employed and a complete set of architectural renderings from each direction.
• A mobility and impact fee analysis.
• A transit analysis to include any potential improvements.
• A plan sheet and/or narrative regarding bicycle and golf cart amenities.
• A Greenspace Plan (Landscaping/Arborist) plan consistent with the standards of the City Land Development Code.
• A public art contribution.
• A public participation plan including the results of that meeting.
• A fiscal impact memorandum.
• Confirmation from Forward Pinellas that a land use plan modification is not required.
• A full and complete signage plan.
• A complete description of the commercial component where mixed-use is required.

C. If the proposed development meets the land development regulations, then it will be administratively approved, without any further action of the Dunedin City Commission, or any quasi-judicial, administrative board, or reviewing body.

Contact

For questions on Dunedin's Live Local Act requirements, please contact Community Development at 727-298-3210 or Katherine.Lachcik@Dunedin.gov.