[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6745834,"mediaKeyId","5349047-fe14f6186d0ab5d23d678b0b32f51ca1","parentId",5349047,"title","LPA approves design review for 78-unit Flats on Main Street, adds third-party stormwater review","audioSeconds",3243,"startMs",3313000,"endMs",6556000,"viewUrl","/Search/View?dp=1&key=5349047-fe14f6186d0ab5d23d678b0b32f51ca1&start=3313&end=6556","thumbnailUrl","https://assets.pipeline.soar.com/5349047-fe14f6186d0ab5d23d678b0b32f51ca1/thumbnail_3313000.jpg","articleUrl","/articles/6745834/Dunedin/Pinellas-County/Florida/LPA-approves-design-review-for-78-unit-Flats-on-Main-Street-adds-third-party-stormwater-review","mediaUrl","https://secure.pipeline.soar.com/6745834-f93404aabf8a913969db70a803a595d1/orig.mp4?Expires=1773436192&Signature=RKISXIfcd20GlinxMwJFbRRbQREJ~h5kRCNjG9Y6WLt1ezY62RPvn1QuiogIUBaJB250l3hIV8NWFpsBGItXW-L76tNpDtW-o5IOxKHPDQ2r8c6CtzRzQ~Wpl5CnUJDOwgdjo1ktOC1ypq84SJ60Ha9CufGHNo-B8Dr32AKw8X-a6s51lw-9xHpHjvmDNODa4I6K63YwrpH8fPen0LpMLAtScR3FsDp4TQCzVG90GzGiwESobOr1OH59E~rak-FOLBWpxKAr6xToTtrwOc1Oe9QkMa2xRbWRUFn4c5sXIBUUzvcb93nyaQ5b-bHkWc1MbhkKxLhzqPrd4G18Uu0AVA__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Dunedin, FL","date","2025-07-10T12:10:15Z","article","The Local Planning Agency on July 9 approved design review for Application DR20250001, the Flats on Main Street, a proposed three-story, 78-unit affordable apartment development on 3.34 acres behind Main Street commercial properties. The approval was conditioned on routine plan consistency requirements, specified landscaping, and an added requirement that the applicant obtain an independent third-party stormwater review.

George Kenny, representing the Community Development Department, summarized the project and the earlier development-agreement actions. The project would contain 42 one-bedroom units and 36 two-bedroom units in garden-style buildings, a clubhouse, surface parking and common open space. The site is zoned MF-12.5 and staff described how three density bonuses — a 50% affordable-housing density bonus and a statutory graywater bonus of 35% (Fla. Stat. 403.892) — yield the requested 78 units.

Kenny and applicant representatives said the development will include a centralized graywater treatment system that collects showers, sinks and laundry water, treats it, and reuses it for nonpotable purposes (toilet flushing). Brett Green of Archway Partners said the system will be centralized in a tank on the south portion of the north-south building and will serve the project's units.

Staff emphasized compatibility measures: the applicant proposed to preserve large, mature trees where possible, provide enhanced landscaping along the eastern property line, and formalize an easement to maintain lawful access for an adjacent resident (the Cruz family) who currently drives across the site. Applicant representatives said they offered to accommodate that neighbor and proffered relocation options in other company developments if she wished.

During public comment, multiple nearby residents, including Nancy Schmidt of San Christopher Villas and Rob Refo of Azalea Drive, raised concerns that recent nearby development had routed stormwater onto their properties and said they lacked assurance the new project would not do the same. Residents asked who would bear responsibility for any flood damage and cautioned about safety where the project's single vehicle access meets existing parking areas and walkways.

Applicant representatives and staff responded that the design includes stormwater measures exceeding code — staff said the applicant proposed retention for the 100-year storm (the code typically requires 25-year retention) and that remaining technical details will be finalized during infrastructure review and permitting. LPA members asked for an independent review; one member moved approval with an amendment requiring a third-party stormwater review. The amendment was seconded and the motion carried by voice vote.

Staff recommended conditions include standard permit and construction-plan consistency, a 12-month expiration if infrastructure review and vertical permits are not obtained, and that the city arborist approve enhanced landscaping along Friendly Lane to provide screening.

The LPA's action approves the design-review step subject to the listed conditions; infrastructure and building permits remain required before construction.

Project authorities and statutes cited in the staff presentation include: Florida Statute 403.892 (graywater/benefit for reuse), applicable Land Development Code sections for MF-12.5 zoning and COA/design-review standards, and the previously adopted development agreement committing $610,000 in June 2024. The LPA requested an independent stormwater review as a condition of approval.","mediaType","Video","parentTitle","Local Planning Agency 7.9.25","oneSentenceSummary","The Local Planning Agency approved design review for DR20250001, the Flats on Main Street, a 78-unit affordable apartment project, on July 9, conditioning the approval on a required independent third-party stormwater review and other standard permitting conditions.","taxTitle","Dunedin, Pinellas County, Florida","taxId",50865,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6745839,"Dunedin LPA recommends historic-preservation ordinance to commission, removes city manager initiation power",2755,283000,3038000,"/Search/View?dp=1&key=5349047-fe14f6186d0ab5d23d678b0b32f51ca1&start=283&end=3038","https://assets.pipeline.soar.com/5349047-fe14f6186d0ab5d23d678b0b32f51ca1/thumbnail_283000.jpg","/articles/6745839/Dunedin/Pinellas-County/Florida/Dunedin-LPA-recommends-historic-preservation-ordinance-to-commission-removes-city-manager-initiation-power","https://secure.pipeline.soar.com/6745839-f8c73c9d465a80018550ee10c09d9f5d/orig.mp4?Expires=1773436192&Signature=SkZqfkDQCo25n5aXyg1AIDJAuuHyvZfTqHIJ1yoAKeCoH-j5oyqLbYgroswKK8usK5KNUCWFbhv-yqerMNFefZNmpTQUAmqc23qpiZx7KNAAvJIQNq19-cq77bh845mjGiyumLrnlqpnTDCvV1xsOCYU0zE2DQtEY6keiz6y25LOM7MJmdbaUULRjvK9KbQfBhmXwEm6gqLWRouSJ-8zipxnGmSxJwcGL~yD~bNCb26UMHhiJc-M74Ou2MNtN9E9iEGkGIQpPvN0m1Q1G8pEPXFDIlUbmJWVP18wMvoDiuTDaQz2coqj4Izc9fFUabe-FToIQ0Qe4G-9hRBxEu8r7g__&Key-Pair-Id=KUT5TJCACFTXG","The Local Planning Agency of the City of Dunedin voted July 9 to recommend approval of Ordinance 25-02, revisions to Chapter 111 of the Land Development Code and Resolution 25-13 governing historic preservation, with a condition removing the city manager's ability to initiate local historic-district applications.

The LPA's recommendation, made after a staff and consultant presentation and public comment, passed by voice vote, 6–1. The motion asked that the ordinance move forward without the city manager's initiation power for district nominations; board members subsequently clarified that, under the remaining provisions, a local historic district would still require property-owner support per the proposed language.

Frances Leong, planner II for the City of Dunedin, introduced consultant Blair Knighting of Kimley-Horn, who summarized proposed changes to the Certificate of Appropriateness (COA) matrix and to landmark and district procedures. Knighting said the revised COA matrix reduces the number of exterior-review topics requiring City Commission approval and retains commission review only for demolition exceeding 20 percent, which \"allows owners for quicker, less burdensome process\" for noncontributing structures.

The proposed ordinance also distinguishes between a landmark (a building) and a landmark site (real property) and, as presented, adds an owner-consent requirement for landmark and landmark-site designations. The ordinance would permit local historic-district applications by property owners with 100% owner support and by the city manager where the manager demonstrates that \"failure to designate a proposed district will result in irreparable harm to the character of the city,\" language consultants and the city attorney described as a legal \"term of art\" often used in injunction contexts.

During public comment, Ryan Saunders, of 250 Lyndhurst Street, said the LPA had previously requested clearer FAQs on three points: \"the city manager's power to initiate a district, specific homeowner protections after storm damage, [and] consideration of an expedited city manager process.\" Saunders told the board the materials did not fully resolve who decides \"irreparable harm\" or provide timelines for owners facing rebuilds.

Resident Paul Gionis said a master survey prepared for the ordinance process covered roughly 600 homes and questioned why that survey was not broadly publicized; he warned that property owners could be forced to appear before a review body to obtain a Certificate of Appropriateness for routine exterior repairs. Several other residents asked for stronger homeowner protections if a district nomination were filed without owner support.

LPA members pressed staff and the city attorney on the meaning and proof of \"irreparable harm\" and on the notice and review steps that would follow a city-manager-initiated application. The city attorney and staff said the manager would need to include factual support when filing and that notice to affected property owners and hearings before the Historic Preservation Advisory Committee and the City Commission would still occur.

After deliberation, a board member moved to recommend approval of Ordinance 25-02 while removing the city manager's initiation authority; the motion was seconded, amended to clarify that property owners could not have districts imposed on their properties without Commission approval, and carried by voice vote, 6–1. The LPA's recommendation and the recorded vote will be forwarded to the City Commission for final action.

The ordinance as presented references: Ordinance 25-02 (amending Chapter 111 of the Land Development Code), Resolution 25-13 (COA matrix), and the city's land development code provisions on COAs and historic designations. Where the ordinance imposes new processes or definitions (for example, owner consent and the district-application procedure), staff told the LPA those procedural details would be reflected in the final text sent to the Commission.

A copy of the staff packet and the consultant's frequently asked questions were provided to the LPA; staff noted pending COA applications that may await the ordinance's adoption.

The LPA's recommendation does not itself change the code; it forwards the board's position to the City Commission for first and second readings and final action.","The Local Planning Agency of the City of Dunedin voted July 9 to recommend approval of Ordinance 25-02, revisions to Chapter 111 of the Land Development Code governing historic preservation, but conditioned its recommendation by removing the city manager's authority to initiate historic-district applications.","actionData","errors"]

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LPA approves design review for 78-unit Flats on Main Street, adds third-party stormwater review

Dunedin LPA recommends historic-preservation ordinance to commission, removes city manager initiation power