Dunedin commission unanimously approves Main Street Exchange design review for downtown redevelopment

The Dunedin City Commission unanimously approved second‑reading design review for the Main Street Exchange mixed‑use project at 830 Douglas Avenue during its March 5 meeting.

The project proposes a 3‑ and 4‑story development on roughly 1.7 acres that would include an 89‑room boutique hotel, a marketplace and food hall, event space, restaurants, retail and associated parking. Community development staff told the commission the land‑use category and zoning permit the requested density and that exhibit Q in the packet addresses follow‑up questions from the first hearing. "Design review approval shall expire in 12 months from the date of city commission design review approval unless the applicant obtains infrastructure review approval and vertical building permits," staff noted as a key condition.

Why it matters: downtown leaders and merchants argued the vacant parcel has been a persistent gap in the Core and that the project would bring foot traffic to east Main Street and support nearby businesses. Bob Ironsmith, economic development and CRA director, said the site has been dormant for more than a decade and that an on‑site hotel would capture downtown spending.

Key details: staff said the on‑site parking requirement is 222 spaces while the Main Street Exchange site will provide 133 on‑site spaces and rely on a companion garage on Douglas Avenue under a reciprocal parking agreement. The developer and applicant team said the garage is part of the package that makes the project compliant. Staff also confirmed adequate water and sewer capacity; a finish‑floor elevation of 18 feet was provided and the property is not FEMA‑identified as within a base‑flood zone.

Commissioners pressed the applicant and staff on traffic and pedestrian safety, medians on Douglas Avenue, loading and delivery staging, and construction timing. Commissioner questions were technical: staff and the project team said medians closest to the Main Street intersection will remain as pedestrian refuges while another median may be removed for turning movements, interior loading will minimize on‑street delivery staging, and valet staging could accommodate up to 21 cars with supplemental parking downstairs and use of golf carts for circulation.

Public input was largely supportive. Neighbors and local businesses including representatives from First United Methodist Church and the Sandpiper restaurant said they welcomed redevelopment and expected short‑term construction impacts but long‑term benefits. A Sierra Club representative urged the developer and commission to incorporate solar generation, noting the city’s clean‑energy goals.

Commission response and outcome: commissioners praised the applicant’s community engagement and commitments; Vice Mayor Robert James Walker moved approval and Commissioner Sandbergen seconded. The commission approved the design review on second reading by a unanimous roll call vote.

Next steps: the approval is subject to the conditions in the staff report (including the 12‑month permit‑timing requirement). The developer must secure infrastructure review approval and vertical building permits before the design approval will remain valid.