Dunedin planning agency backs 78‑unit affordable complex at Carnation Drive

The Local Planning Agency of the City of Dunedin on April 9 recommended that the City Commission approve ordinance 25‑01, authorizing a development agreement between the city and Flats on Main Street LLC to construct a 78‑unit affordable housing project at 1422 Carnation Drive.

The development agreement before the agency would grant density bonuses and seek waivers of parkland and public‑art impact fees; staff said the project is structured as a two‑step process with design review to follow and a 20‑year timeline in the agreement. "So all in all, that permits the site to have up to 78 units, which is indeed the request before you," said George Kenny, Community Development Department.

Why it matters: the project is presented as a locally significant affordable housing effort that combines public subsidy and federal tax credit financing; it would change the scale and design of a small parcel immediately adjacent to existing one‑story homes. Bob Ironsmith, Dunedin economic development director, said the Pinellas County Housing Authority contributed $10,000,000 in vouchers over 20 years and the project secured 9% low‑income housing tax credits at the state level.

Staff said the agreement contains three triggers that require a development agreement under the land development code: the affordable residential density request, the parkland impact‑fee waiver and the public‑art impact‑fee waiver; the code also allows a density bonus of up to 50 percent and staff cited an additional 35 percent density allowance under a state statute. The proposed agreement provides a 20‑year timeline and, if approved by the commission, would go to the City Commission first reading on May 8, 2025.

Residents and nearby property managers raised detailed concerns about stormwater, building height and emergency access during the public comment period. Nancy Schmidt, a resident of the Saint Christopher complex, said she has experienced ongoing runoff problems from prior nearby development and told the board, "My concern is how it's going to impact our property right behind it." Megan Beach, another nearby resident, said of the proposed site design, "When we have all of this concrete, where does the water go?" Board members and staff repeatedly told speakers that stormwater, fire access, height and perimeter treatments would be evaluated during the subsequent design review and by multiple city departments.

The agency also amended its approval to request that the applicant hold a neighborhood meeting for residents and neighbors before final design review. The motion to recommend approval, including the committee request for a public meeting, carried on an affirmative voice vote.

Next steps: the agency record and recommendation will go to the City Commission for first reading on May 8, 2025; design review and full engineering drawings — including final stormwater plans, façade and compatibility analysis, and perimeter treatments — will be required before permits are issued.