Understanding Dunedin's Approach to Smart Growth

Published on January 29, 2026

Smart Growth in Dunedin

By George Kinney, Director of Community Development 

This winter, a proposed new development project called Main Street Exchange is moving through Dunedin's development review process. Located on Main Street in the former Ocean Optics building/property, Main Street exchange was recently reviewed and approved by the Local Planning Agency (LPA) to move forward to the Commission for review and public input prior to approval.

The developer, Mazas Development, is a local Pinellas County-based company which has been working on this proposal for more than two years, including public input from local business and residents. The proposal includes a boutique hotel, food hall, theater venue, retail spaces, and 451 parking spaces. The project went through our mandatory Design Review and Architectural Review Committees, which evaluated it against all City code requirements including our city compatibility standards and architectural guidelines. 

What the Data Shows 
This development provides an opportunity to explain Dunedin's development patterns and the planning framework that guides our community's growth. The numbers provide clear evidence of Dunedin's development trajectory: 

  • Three Design Review projects have been approved between 2023 and 2025 

  • There was a 27-month gap from April 2022 to July 2024 with no Design Review approvals 

  • The Howell Street project resulted in a significant reduction in approved units compared to the previous site development. This is because the site was overbuilt and had to comply with current standards for the new development to occur. 

  • The 265 Causeway project generated fewer vehicle trips than the previously approved restaurant use that occupied the site prior to this project. 

  • The Flats on Main project did result in additional residential units but is entirely affordable serving residents between an area median income of 30 to 80%. 

  • The current Main Street Exchange project will replace an existing 4-story building that is 41 feet in height. The new project will have a primary maximum height of 36 feet with only a small portion of the building topping out at 43 foot-height. In addition, a10-foot step back will be incorporated into the building design.   

These outcomes demonstrate that our review process is functioning as designed — projects are scrutinized, refined, and often reduced in scale or impact through the approval process.  

Growth Management Analysis 
Our City Planning staff continually conducts comprehensive analyses which include: 

  • A review of population statistics over time 

  • A review of Average Daily Traffic (ADT) maps showing traffic patterns 

  • A detailed comparison of pre-approval versus post-approval development intensity 

None of the previously approved design review projects have utilized their full development potential and serves to confirm that development in Dunedin has been neither rapid nor intensive. Planning staff will continue to routinely analyze data as part of this careful and methodical review of development projects.  

Design Standards That Protect Community Character 
Dunedin's development review process protects and enhances our community's distinct character through codified requirements: 

             City Compatibility Standards: Controlling Mass and Height 

  • City Comprehensive plan policy is applied to the review of all redevelopment projects in the City and provides for: 
  • Specific controls on building mass and height 

  • Height restrictions to maintain Dunedin's scale and sense of place 

  • Preserving sightlines to ensure proportional building relationships 

  • Preserving historic structures and sites

  • Economic development that is true to City expectations and goals. 

Recent projects consistently use less than maximum allowable development intensity. 

             Mandatory Design Review

  • Every Design Review project is evaluated by the Design Review Committee (DRC) consisting of representatives from each City department including public art, sustainability, engineering, economic development, solid waste, fire and public works. 

  • The DRC also includes outside agency participation (as may be relevant) including but not limited to FDOT, Pinellas County, the Pinellas County Sherrif and school districts. 

  • The DRC representatives provide information and assure compliance with all their respective departmental requirements.

    Mandatory Architectural Review

  • Every Design Review project is evaluated by the Architectural Review Committee (ARC) 

  •  The ARC includes licensed architects, licensed landscape architects and interior design representatives. 

  • Projects are evaluated by this committee and must conform to one of five established architectural styles from Cooper
    Johnson Guidelines.

  •  Alternative styles are allowed when exceptional design quality and compatibility are demonstrated 

Enhancing the Public Realm 
Development must contribute to Dunedin's vibrancy, not create blank walls or hostile streetscapes. 

  • Every project is evaluated for pedestrian connectivity and public gathering spaces 

  • Every project is evaluated for mobility improvements including bicycle and golf cart amenities. 

  • Each project must offer a street-level facade design that supports walkability 

  • Each project is evaluated by the City arborist to assure tree preservation and landscaping standards are adhered to. 

Projects like Main Street Exchange progress through all these review layers: 

  • The Design Review Committee department review.  

  • The Architectural Review Committee evaluation on design quality and architectural standards. 

  • The Local Planning Agency (LPA) examines land use compatibility and comprehensive plan consistency, traffic impacts, infrastructure capacity, and regulatory compliance 

This framework is robust and complex, combining specific design standards, mandatory review processes, and data-driven evaluation that defines Dunedin's approach to managing growth.  

The development patterns over the past three years demonstrate this framework is functioning as intended: limited approvals, reduced project intensities, and consistent application of compatibility standards. 

Community members are welcome to review project materials, attend public meetings, and participate in the development review process. Transparency and public engagement remain central to how Dunedin evaluates proposals and makes decisions about our community's future. 

 

 

Back to top