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


Strive for 2035 - The Comprehensive Plan

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.

A New Plan for 2035!

This 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.

Dunedin Citywide Multimodal Transportation Master 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.

Please contact Frances Sharp at with questions.


Corridor Studies

The City has studied the five major corridors to evaluate the existing conditions and to identify needed changes to improve deficiencies and increase the vitality and sense of place for the neighborhoods.


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.

Patricia Avenue

Causeway Boulevard

S.R. 580 (Main Street)

Downtown (CRA)

South Dunedin Character Overlay District

The City of Dunedin is committed to preserving the historic neighborhood characteristics of the area located south of Downtown. 


As a result of public and citizen feedback during the Dunedin 2017 Vision Update exercises and the Citizen Survey of February 2019 concerning the potential loss of the historic character from redevelopment, the City Commission tasked staff with developing potential strategies to preserve the neighborhood character for the area located south of the downtown.

The City Commission unanimously adopted the following ordinances on April 21, 2022.

  • Ordinance 22-07(PDF, 292KB) - providing for an overlay framework and amending Division 3: Overlay Zoning Districts to incorporate Section 103-31.3 establishing the "C” (Character Overlay).
  • Ordinance 22-08(PDF, 10MB) - establishing the South Dunedin Character Overlay.

Neighborhood Zoning Strategies

Utilizing a planning consultant, Kimley-Horn and Associates, the city was able to analyze the existing conditions of the neighborhood, gather feedback from citizens through two neighborhood meetings, and present the potential and recommended strategies at the December 10, 2019 City Commission Work Session.

Based on the presentation and findings, the City Commission directed staff to try and gain support for voluntarily rezoning the properties within the area to a more appropriate zoning designation for the neighborhood then develop a character overlay district to be presented to the City Commission at a later date.

Voluntary Rezoning Effort

Staff initiated the outreach effort necessary for the voluntary rezoning process by starting with a block of properties on President Street. Neighborhood meetings with the property owners were held on September 24, 2020 and December 8, 2020. Both meetings provided information on the pros and cons to voluntary rezoning the properties which resulted in no clear consensus from the owners to support voluntarily rezoning of their properties.

Due to the lack of consensus for voluntarily rezoning staff then shifted the effort with our consultant to developing the neighborhood character overlay district for the area.

Public Presentations

On April 13, 2021, our planning consultant, Kimley-Horn and Associates made a presentation to the City Commission to weigh in the pros and cons of an overlay district. After hearing the presentation, the City Commission provided a clear consensus to move forward with the development of the neighborhood character overlay district for the area south of the Downtown.

On October 28, 2021, a Public workshop was held to present the proposed concepts of the Character Overlay District and gather feedback from the community.

On February 15, 2022, a Public workshop was held to present the updated proposed concepts of the Character Overlay District and gather feedback from the community.

March 22, 2022 - The Local Planning Agency (LPA) held a public hearing about the project and voted unanimously to recommend approval to the City Commission.

Zoning in Progress (ZIP) Doctrine

On April 21, 2022, the City Commission unanimously adopted and enacted Ordinance 22-08, creating the South Dunedin Character Overlay. This action effectively lifted the Zoning In Progress (ZIP) Doctrine in favor of the newly adopted overlay regulations.