Dunedin planning agency backs 21‑unit short‑term rental project at Pinehurst Road

The Local Planning Agency recommended approval on Nov. 12 of application DR2025‑0004, a design‑review request for a two‑story, 21‑unit short‑term rental development known as Azul Avenue at 1380 Pinehurst Road.

Frances Liang, Planner II for the City of Dunedin, told the board the roughly one‑acre site is zoned FXM (retail and services) and that the project, as submitted, conforms to dimensional and design‑standards and is consistent with objective 2.9 of the comprehensive plan. "Based on staff analysis, the proposed project is compatible with the surrounding area," she said, noting the Architectural Review Committee reviewed the plans and recommended approval after the applicant revised the layout to preserve a mature tree and meet other comments.

Applicant Walter Pinaccio, managing member of Azul LLC, said the team reduced density from the maximum allowable 24 units to 21 units, redesigned the site to save the "grand" tree and worked with engineers and consultants on drainage and parking. "We've taken our...time, and we've addressed everything that has come forward," he said, adding the project team held an open house at the Dunedin Library attended by about 35 people and submitted photos and documentation to staff.

Engineers described technical fixes the board had pressed for. Pat Montecki, the engineer of record, said the stormwater system is designed to meet the Southwest Florida Water Management District standard for a 25‑year, 24‑hour storm, attenuate pre‑ and post‑development runoff and tie into an existing city drainage pipe, which should improve the site's prior erosion issues. "What we're doing is a significant improvement to what's already there," Montecki said.

On parking, SDG Architecture's Jonathan Poole said the design provides two spaces per unit — about 45 spaces total, including three extras — and the applicant said a property management firm will be available to respond to complaints within the travel‑time requirement imposed by short‑term rental rules. George Kenny of Community Development noted the project provides more parking than code minimums and suggested a condition requiring an on‑call contact for neighbors if the board wanted it formalized.

A nearby property owner, Thomas Michaels, spoke during public comment and objected to scale and compatibility, describing the neighboring buildings as predominantly one story and saying a two‑story, 21‑unit development would be "massive." Michaels also told the board he submitted a written letter and felt ARC had not considered his input. The applicant and staff responded that the design was revised in response to concerns and that the compatibility analysis considers both existing conditions and anticipated FXM redevelopment in the corridor.

Board members asked about amenities and operations: the applicant said the units are designed for full solar and intend to include rooftop solar, short‑term stays will be limited to under 90 consecutive days per code, and a pro forma projects roughly 50% occupancy with nightly rates estimated between $150 and $220 depending on seasonality. Staff said parkland impact fee calculations and financial impact materials are in the backup report and would be confirmed before commission consideration.

After questions and discussion, a member moved to recommend approval of DR2025‑0004 as recommended by staff; another member seconded and the chair called a voice vote, announcing "the ayes have it." The LPA's positive recommendation will be forwarded to the City Commission; the applicant is scheduled for commission consideration on Dec. 18, 2025.

The LPA record for the item includes staff conditions, the citizen participation exhibit, ARC minutes and the stormwater and traffic analyses submitted in the backup packet. The recommendation is advisory — the City Commission will make the final quasi‑judicial decision.