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

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.