The Dunedin City Commission unanimously approved design review DR2025‑001 on Aug. 7, authorizing The Flats on Main Street — a 78‑unit attainable multifamily project with 42 one‑bed and 36 two‑bed units, a clubhouse and 119 surface parking spaces on 3.34 acres near Main Street. The commission also voted unanimously to waive the ordinance‑required third public hearing because the project met the code standards and the commission had no additional changes to require.

Why it matters: The project is explicitly targeted to create attainable/affordable housing for working households; it uses a combination of density bonuses and state funding to achieve financial feasibility. The commission’s decision clears the way for infrastructure review and permitting, a necessary step for the Florida Housing Finance Corp. application and state/SRF funding timelines referenced by staff.

Project features and staff findings: Community Development staff and the applicant described the project as two three‑story garden‑style buildings with 14,300 sq. ft. of on‑site open space (nearly double the code minimum). The land‑use and zoning analysis showed consistency with Residential‑Medium land use and MF‑12.5 zoning; the application used allowable density bonuses (affordable housing bonus and a graywater bonus) to reach 78 units. Staff noted all internal agencies signed off on the design review criteria subject to conditions, including: construction plans consistent with approved drawings; infrastructure review; and landscaping along the eastern property line to buffer unincorporated neighbors.

Stormwater, traffic and neighborhood concerns: Neighbors at the hearing repeatedly raised stormwater and drainage concerns based on local experience with heavy rains and prior nearby developments. The applicant provided a traffic‑impact analysis (estimated 375 daily trips, 75 peak‑hour trips), a parking study (projected peak demand below provided spaces), a photometric lighting plan showing no spillover to adjacent lots, and an initial stormwater design concept. The applicant’s stormwater consultant, with the firm Stantec, explained the conceptual drainage approach at the meeting and said final modeling and SRF/DOT permit reviews are conducted at permitting. Staff recommended — and the LPA had suggested — an optional third‑party peer review of stormwater if the commission wanted additional assurance; the commission approved the application and the applicant has committed to detailed permitting and modeling as part of infrastructure review.

Affordable housing commitments and funding: The applicant and partners described financing assembled for the project: (a) an application to Florida Housing Finance Corp., (b) project‑based voucher commitments from the Pinellas County Housing Authority (PCHAs) — PCHA staff said the vouchers made available are 20‑year project‑based vouchers that remain tied to units not tenants; and (c) the developer’s investment. PCHA’s executive director, Neil Brickfield, explained project‑based vouchers typically achieve higher lease‑up rates than portable vouchers.

Security, management and operations: The applicant committed to on‑site management during business hours, an after‑hours phone line for resident concerns, CCTV and Crime Prevention Through Environmental Design (CPTED) best practices. Commissioners asked about school bus pickup and open‑space uses for children; staff and the applicant said PSTA bus service is served along Main Street and the open space will be available for general recreation.

Vote and next steps: The commission approved the design review and unanimously voted to waive the later third hearing, allowing the project to proceed to infrastructure review and permitting. Staff will track the applicant’s permit packages, the SRF/state funding schedule, and the optional stormwater peer review if requested by staff or the commission.

Ending: The commission’s action moves one of Dunedin’s most advanced attainable‑housing proposals toward construction; the project will return to city staff for standard infrastructure review and permitting and to state funders for final award decisions.