CITYOF SARASOTA Development Review Division Development Services Department MINUTES OF' THE REGULAR MEETING OF THE PLANNING BOARD/LOCAL PLANNING AGENCY MAY8, 2024 at 1:30 p.m. in the Sarasota City Commission Chambers Planning Board Chair Michael Halflants, Vice Chair Daniel Deleo, Shane LaMay, Terrill Members Present: Salem, Douglas Christy, Daniel Clermont City Staff Present: Mike Connolly, Deputy City Attorney Lucia Panica, Director, Development Services Alison Christie, AICP, General Manager, Development Services Amy Bavin, Senior Planner, Development Services David Smith, AICP, Manager of Long-Range Planning, Planning Department Miles Larsen, Manager, Public Broadcasting John Nopper, Coordinalor, Public Broadcasting Amanda Cisneros, Development Review Coordinator, Development Services I. CALL MEETING TO ORDER AND ROLL CALL 1:31:08 P.M. Chair Halflants called the meeting to order. General Manager Christie (acting as the Planning Board's Secretary) called the roll. II. PLEDGE OF ALLEGIANCE III. CHANGES TO THE ORDER OF THE DAY Chair Halflants discussed breaks between items. City Attorney Connolly administered the oath and discussed time limits. IV. LAND USE ADMINISTRATION PUBLIC HEARINGS NOTICE TO' THE PUBLIC: At this time anyone wishing to speak at the following public hearings will be required to take an oath. (Time limitations will be established by the Planning Board.) A. Reading ofthe Pledge ofConduct Ms. Christie read the Pledge of Conduct. B. Legislative 1. Southgate Mall: Comprehensive Plan Amendment Application No. 23-PA-06 request for Comprehensive Plan Amendment approval to amend the Future Land Use Plan of the Sarasota City Plan by revising text in the Metropolitan Regional Future Land Use Classification Site No. 9 regional shopping center by adding development consisting of Minutes of the Regular Planning Board Meeting May 8, 2024 at 1:30 p.m. in the Sarasota City Commission Chambers Page 2 of 10 retail, office, residential, mixed-use development, and/or support facilities associated with mixed-use development. The Applicant is also proffering that ten percent (10%) of residential dwelling units constructed on the +33.95-acre site with a street address of 3501 South Tamiami Trail shall be designated as attainable housing units. (David Smith, AICP, Manager of Long-Range Planning) Vice Chair Deleo recused himself from the item and provided an explanation. Staff Presentation: David Smith, AICP, Manager of Long-Range Planning presented a PowerPoint and gave a description of the proposal. Mr. Smith explained the amendment, requirements, and the timeline process. Mr. Smith explained the applicant's requested changes, staff recommendations and proffers regarding Attainable Housing. Mr. Smith went over Guidelines for Review, noted that the staff's opinion would not set a precedent and discussed the Zone District for the mall property. Mr. Smith reviewed the Traffic Impact Analysis and noted that Staff recommends approval. PB Member Salem posed questions regarding the applicant utilizing the Live Local Act. Mr. Smith spoke to PB Salem's question. PB Member Lamay posed questions about the language for the proffers. Mr. Smith provided clarification. PB Member Clermont posed questions regarding traffic, parking requirements and the change of Bonus Density in primary roadway corridors and the proposed location. Mr. Smith discussed parking requirements and provided an explanation about the change of Bonus Density. Chair Halflants posed questions regarding the traffic study. Dr. Jason Collins from Adeas- Q, the City's transportation consultant, spoke to Chair Halflants questions. Chair Halflants posed questions about the Large-Scale Amendment process. Mr. Smith explained the process. City Attorney Connolly elaborated. PB Member Salem posed questions about the Live Local Act and Area Median Income (AMI). City Attorney Connolly provided an explanation. Discussion ensued. Applicant presentation: Mr. Philip DiMaria, AICP, with Kimley-Horn discussed the proposed amendment and provided reasons for the request. Mr. DiMaria discussed thel history of the site, the current site and tenant mix. Mr. DiMaria discussed goals for the proposed site and explained the process timeline for the development. Mr. DiMaria noted that a traffic study will be required at each phase of the development, discussed Future Land Use Density, the number of units per acre, and the traffic study. Mr. Todd MathEs representing Benderson Minutes of the Regular Planning Board Meeting May 8, 2024 at 1:30 p.m. in the Sarasota City Commission Chambers Page 3 of 10 Development presented and discussed mixed-use, Future Land Use categories and explained the reasons for not utilizing the Live Local Act. PB Member Clermont posed questions about the Developer managing the proposed development, and an alternative to utilize the Live Local Act. Mr. Mathes addressed PB Member Clermont's questions. PB Member Clermont posed questions about future development, the proffers made, number of proposed attainable units and reasons for offering attainable housing. Mr. Mathes provided an explanation for PB Member Clermont's question. Discussion ensued. PB Member Lamay posed questions regarding attracting the public from great distances with regard to the shopping mall and about the guarantee for attainable housing. Mr. Mathes spoke in response to PB Member Lamay's questions and explained that the proposed development would be a local attraction. Discussion ensued. PB Member Clermont posed questions about a future Site Plan application and consistency with the Comprehensive Plan. City Attorney Connolly spoke to PB Member Clermont's question. PB Member Salem posed questions about utilizing the Live Local Act. Mr. Mathes provided an explanation about why the Live Local Act will not be utilized. PB Member Salem posed questions about increasing the percentage of attainable housing and spoke to the proposal. Mr. DiMaria spoke to PB Member Salem's questions. City Attorney Connolly explained the Live Local Act. The Planning Board members discussed the Live Local Act. PB Member Christy posed a question about the timeline for build out. Mr. Mathis spoke to PB Member Christy's question. Chair Halflants posed a question about requesting the same Zoning as a property nearby. Mr. DiMaria explained that was not an option as the Future Land Use Classification does not allow it. Chair Halflants questioned the number of attainable units during each phase. Mr. Mathis spoke to Chair Halflants questions. Chair Halflants posed a question about the Traffic Study. Dr. Collins spoke to the question regarding the Traffic Study. Mr. Smith provided clarification regarding the Live Local Act. PB Member Salem spoke to the proposed project regarding Attainable Housing and the proffers. Mr. Smith replied to PB Member Salem. Discussion ensued. Citizen Imput: Citizen input received. Staff Rebuttal: Minutes of the Regular Planning Board Meeting May 8, 2024 at 1:30 p.m. in the Sarasota City Commission Chambers Page 4 of 10 Mr. Smith discussed the upcoming schedule for this petition to be considered by the City Commission. Dr. Collins explained the different types of Traffic Studies and at what point they should be completed. Applicant Rebuttal: Mr. Mathes spoke to the proposal, the traffic, and future plans. PB Member Lamay questioned retail types as part of the development. Mr. Mathes spoke to the question. PB Member Lamay spoke to the proposal. Chair Halflants posed questions about surface parking. Mr. Mathes discussed street retail frontage and parking. Chair Halflants posed questions regarding traffic cutting through neighborhoods. Mr. DiMaria addressed Chair Halflants and spoke to the proposal. Chair Halflants posed questions to increase the percentage of attainable housing. Mr. Mathes discussed the phases of the project and provided an explanation. PB Member Christy posed a question to proffer guaranteed attainable housing and questioned Benderson's s intent of the designation for the property. Mr. Mathis spoke to the questions. PB Member Clermont spoke to the proposal. PB. Member Lamay spoke to the proposal. PB Member Salem posed questions regarding the Live Local Act. City Attorney Connolly spoke to the questions. PB Member Salem spoke to the proposal and further discussed the Live Local Act. PB Member Clermont spoke to the proposal and posed questions regarding allowable density with the Live Local Act. City Attorney Connolly spoke to the question. The Planning Board members discussed the proposal. Mr. Mathes addressed the Planning Board members' concerns regarding attainable housing and proffered a guarantee of attainable housing throughout each phase of the project. PB Member Lamay spoke to the proffer. PB Member Christy posed questions about a guarantee of units throughout the project. Mr. Mathes spoke to PB Member Christy's questions. Chair Halflants spoke to the proffer made by Mr. Mathes. Minutes of the Regular Planning Board Meeting May 8, 2024 at 1:30 p.m. in the Sarasota City Commission Chambers Page 5 of 10 PB Member Lamay spoke to the proffer and discussed a guaranteed percentage of attainable housing. Mr. Mathes addressed the PB members. The PB Members continued to discuss the proposal and discussed a motion. City Attorney Connolly announced the additional conditions that the first 400 housing units constructed that are rented or sold shall include at least 20 attainable housing units. The first 450 housing units constructed that are rented or sold shall include at least 50 attainable housing units. The first 750 housing units constructed that are rented or sold shall include at least 85 attainable housing units. PB Member Clermont made a motion to find 23-PA-06 consistent with the Sarasota City Plan and recommend approval to the City Commission with the additional proffers. Motion passed 4-1. The Planning Board took a 5-minute break. C. Quasi-ludicial 1. Beneva Road Townhomes (930 N. Beneva Road): Rezone application No. 24-REN-01 request for Rezone without Site Plan approval to rezone an approximately 7.54-acre parcel with a street address of 930 North Beneva Road from the Residential Multiple Family 1 (RMF-1) Zone District to Residential Multiple Family 3 (RMF-3) Zone District. The subject site has a Future Land Use Classification of Multiple Family (Moderate Density). (Amy Bavin, Development Review Planner) City Attorney Connolly questioned ex-parte communications and gave the Oath. Applicant Presentation: Mr. Charlie Bailey, Ms. Danielle Stewart, and Mr. Philip DiMaria presented. Mr. Bailey provided a brief description of the proposal and the timeline. Ms. Stewart discussed the property site, surrounding locations, site history, Zoning, and reasons for the request. Ms. Stewart discussed the project benefits and future plans for the site. PB Member Clermont posed questions about a price point, rentals, and drainage. Mr. Bailey addressed the questions. PB Member Lamay posed questions regarding a tree buffer. Ms. Stewart spoke to the question. PB Member Lamay posed a question about the townhomes interfacing Beneva Road. Mr. Bailey spoke to the question. PB Member Salem posed questions about the number of units per acre. Mr. Bailey explained the permitted number of units per acre. PB Member Salem posed questions about a proffer. Mr. Bailey addressed PB member Salem's question. PB Member Salem Minutes of the Regular Planning Board Meeting May 8, 2024 at 1:30 p.m. in the Sarasota City Commission Chambers Page 6 of 10 spoke to the proposed request. Mr. Bailey discussed short term rentals and regulations with DR Horton. PB Member Salem posed questions regarding affordable housing. Ms. Stewart spoke to the question. Discussion ensued. Staff Presentation: Ms. Amy Bavin discussed the proposal, site, Zoning, Future Land Use Classification, and explained the request. Ms. Bavin explained the existing and proposed Development Standards for both Zone districts. Ms. Bavin discussed the Traffic Study and recommendations. Ms. Bavin noted that Staff recommends approval with the noted condition. PB Member Clermont posed questions about Moderate Density and Future Land Use Categories. Ms. Bavin spokc to the questions. City Attorney Conolly discussed the Zoning Districts. PB Member Salem posed questions regarding property rights and rezoning to a higher density. City Attorney Connolly spoke to the questions. Chair Halflants spoke to the proposal. PB Member Clermont posed questions about the history of the site. Ms. Bavin spoke to the question. Citizen Imput: Citizen input received. Staff Rebuttal: Ms. Bavin noted that a tree removal permit will be required and addressed the maximum height. Applicant Rebuttal: Mr. Bailey discussed matter of rights, noted that the request is consistent with the Zoning Ordinance, Comprehensive Plan, explained maximum number of units, and reviewed surrounding areas. PB Member Lamay spoke to the proposal. PB Member Clermont spoke to the proposal. PB Member Salme spoke to the proposal. The Planning Board members continued to discuss the proposal. Minutes of the Regular Planning Board Meeting May 8, 2024 at 1:30 p.m. in the Sarasota City Commission Chambers Page 7 of 10 PB Member Deleo made a motion to recommend approval to the City Commission. PB Member Clermont seconded the motion. Motion passed 4-1. The Planning Board Members took a 10-minute break. 2. Harvest Tabernacle of Sarasota (3650 17th Street): Site Plan Application No. 23-SP-22 and Major Conditional Use Application No. 23-CU-03 request for Site Plan and Major Conditional Use approval to revise a previously approved Major Conditional Use in order to amend the permitted uses to include standards for community rentals as an accessory use to the Religious Institution. The approximately 4.8-acre subject property with a street address of 3650 17uh Streel is located in the Residential Mulliple Family 1 (RMF-1) Zone district and has a Future Land Use Classification of Multiple Family (Moderate Density). (Alison Christie, AICP, Development Services General Manager) City Attorney Connolly called on affected persons and discussed time limits. Applicant Presentation: Mr. Robert Lincoln discussed the proposed request, the history of the Church, and description of the property. Mr. Lincoln explained the request and the reasons for the request. Ms. Erin Minor discussed the Church, history, goals, and activities that take place. Pastor Dan Minor discussed the request, explained the reasons for the request and read a letter of support. Mr. Lincoln discussed the activities of the Church and the amended conditions. Staff Presentation: Ms. Alison Christie discussed the location of the property, Future Land Use Classification, Zoning and explained the proposed request. Ms. Christie explained the amended conditions and proffers. Ms. Christie discussed the Community Workshop and concerns voiced by the public. Ms. Christie noted that Staff recommends approval with the conditions as the request meets applicable standards of the Zoning Code. Affected Persons: Affected Persons input received. Mr. Robert Lincoln cross examined Mr. Saluga and noted to strike his testimony. City Attorney Connolly explained the process. Citizen Input: Citizen input received. Minutes of the Regular Planning Board Meeting May 8, 2024 at 1:30 p.m. in the Sarasota City Commission Chambers Page 8 of 10 Affected Persons Rebuttal: Affected Persons rebuttal not received as it was a repeat of concerns. Staff Rebuttal: Ms. Alison Christie corrected the number of members that were present at the Community Workshop. Ms. Christie addressed police reports, capacity of the building, the proffer language, and landscaping. Ms. Christie clarified that the Conditional Use may be revoked if the applicant does not comply. PB Member Salem posed questions about enforcing the Conditional Use. Ms. Christie provided an explanation. PB Member Lamay posed questions about denying the proposed request, the special event permits and process. Ms. Christie addressed PB Member Lamay's questions. Ms. Lucia Panica discussed the special event permit process. PB Member Clermont posed questions about a site visit. Ms. Christie advised that a site visit was made. PB Member Clermont posed questions about what activities can take place and amplified music. PB Member Clermont posed questions about the proffers. Ms. Christie addressed PB Member Clermont. Discussion ensued. Vice Chair Deleo posed questions about Code enforcement, noise limitations, the language in the proffer, and activities related to amplified music. Ms. Christie addressed Vice Chair Deleo. PB Member Salem posed questions about the methods of enforcing a Conditional Use. Ms. Christie spoke to the questions. PB Member Salem posed questions about the Conditional Use for the church. Ms. Christie noted that all Conditional Uses are treated equally. Applicant Rebuttal: Mr. Robert Lincoln addressed affected persons input, citizen input, and presented a video of the church service. Mr. Lincoln noted that events are no longer taking place, discussed the site visit with staff and addressed events that take place. Mr. Dan Minor discussed nonprofits that have not been able to utilize the facility to comply with the City's directive. Mr. Lincoln discussed compliance and explained the design of the building to limit noise. Vice Chair Deleo spoke to the proposal. PBI Member Clermont spoke to the proposal. PB. Member Clermont posed questions about the request. Mr. Lincoln addressed PB Member Clermont. PB Member Clermont posed Minutes of the Regular Planning Board Meeting May 8, 2024 at 1:30 p.m. in the Sarasota City Commission Chambers Page 9 of 10 questions about previous events that were held. Mr. Minor addressed PB Member Clermont. PB Member Lamay spoke to the request and posed questions about concerns posed by the public. Ms. Minor addressed PB Member Lamay. Mr. Minor discussed the process held with the residents. Discussion ensued. PB Member Salem spoke to the proposed request. Mr. Lincoln addressed PB Member Salem. PB Member Salem spoke to the previous Conditional Use. Ms. Minor addressed PB Member Salem. Chair Halflants posed questions about meeting with the surrounding neighbors and complaints that were addressed. Mr. Minor addressed Chair Halflants. Vice Chair Deleo made a motion to recommend approval to City Commission. Motion passed 5-0. V. CITIZEN's INPUT NOTICE TO" THE PUBLIC: At this time Citizens may address the Planning Board on topics of concern. Items which have been previously discussed at Public Hearings may not be addressed at this time. (A maximum 5- minute time limit.) There was no citizen' S input. VI. APPROVAL OF MINUTES 1. April 10, 2024 Vice Chair Deleo made a motion to approve the minutes. Motion passed unanimously. VII. PRESENTATION OF TOPICS BY STAFF PB Member Salem voiced concerns about a site working outside of the Conditional Use, and to request language for Code Enforcement hours to be reviewed. Ms. Christie addressed PB Member Salem. VIII. PRESENTATION OF TOPICS BY PLANNING BOARD Items presented are informational only (no action taken). Any issue presented that may require future action will be placed on the next available agenda for discussion. IX. ADJOURNMENT Meeting adjourned at 7:31:52 p.m. Minutes of the Regular Planning Board Meeting May 8, 2024 at 1:30 p.m. in the Sarasota City Commission Chambers Page 10 of 10 Q - Alison Christie Michael Half flants, Chair General Manager and Secretary to the Board Planning Board/Local Planning Agency