CITY OF SARASOTA Development Review Division Development Services Department MINUTES OF THE REGULAR MEETING OF THE PLANNING BOARD/LOCAL PLANNING AGENCY May 10, 2023 at 10:00 a.m. in the Sarasota City Commission Chambers Planning Board Dan Clermont, Chair Members Present: Michael Halflants, Vice Chair Members Damien Blumetti, Kathy Kelley Ohlrich, Terrill Salem Planning Board Members Absent: City Staff Present: Mike Connolly, Deputy City Attorney Myra Schwarz, General Manger, Development Services Alison Christie, AICP, Development Review Chief Planner Tom Sacharski, AICP, Development Review Senior Planner Dr. Clifford Smith, Senior Planner, Planning Department John Nopper, Coordinator, Public Broadcasting Karen Grassett, Sr. Planning Technician, Development Services 10:09:22 A.M. I. CALL MEETING TO ORDER AND ROLL CALL PB Chair Clermont called the meeting to order. General Manager Schwarz [acting as the Planning Board's Secretaryl called the roll. II. PLEDGE OF ALLEGIANCE III. CHANGES TO THE ORDER OF THE DAY There were no changes to the Order of the Day. 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.) 10:10:29 A.M. A. Reading ofthe Pledge of Conduct Secretary Schwarz read the Pledge of Conduct. Attorney Connolly recommended time limits for the presentations that will follow; and noted there are Affected Persons for the quasi-judicial public hearing on today's meeting agenda. Attorney Connolly administered the oath to those wishing to speak at today's meeting. Minutes of the Regular Planning Board Meeting May 10, 2023 at 10:00 a.m. in the Sarasota City Commission Chambers Page 2 of 10 10:12:28 A.M. B. Legislative Public Hearings 1. Zoning Text Amendment No. 23-ZTA-02 is a request for Zoning Text Amendment approval to revise the Historic Preservation Board membership requirements to make the standards and quorum consistent by reducing the Board from seven members to five members and reducing the required quorum: from four members to three members, and to revise the Public Art Committee membership requirements to make the standards and quorum consistent by reducing the Board from six members to four members and reducing the required quorum from four members to three members. (Dr. Clifford E. Smith, Jr., RPA, Senior Planner) Dr. Smith explained the proposed Zoning Text Amendment relating to the membership and quorum requirements for the Historic Preservation Board (HPB) and Public Art Committee (PAC). PB Member Ohlrich stated her concerns regarding having an even number of members resulting in tie votes. PB Chair Clermont suggested appointing an alternate member. Discussion ensued. PB Vice Chair Halflants questioned reducing the number of architects on the HPB. Dr. Smith stated that would allow a citizen to sit on the HPB. 10:23:14 A.M. PB Member Ohlrich made a motion to find Zoning Text Amendment 23-ZTA-02 with two modifications to Section I-502 (a) changing the PAC from six members to five members with the STAR member being a non-voting member consistent with Section IV-1206 of the Zoning Code and recommend approval of the Zoning Text Amendment to the City Commission. PB Member Blumetti seconded the motion. The motion passed 5-0. 10:26:33 A.M. C. Quasi-judicial Public Hearings 1. Arlington Street Condominiums (2086 Arlington Street): Site Plan. Application No. 23- SP-05 is a request for Site Plan approval to convert an existing interior storage space within a seven-unit multi-family building into an eighth dwelling unit. The +0.33-acre subject site with a street address of 2086 Arlington Street is located within the Residential Muti-Family 5 (RMF-5) zone district and has a Future Land Use Classification of Neighborhood Office. Pedestrian and vehicular access is existing from Arlington Street. (Tom Sacharski, AICP, Development Review Senior Planner) Attorney Connolly requested the PB members disclose any ex-parte communications. There were none. Minutes of the Regular Planning Board Meeting May 10, 2023 at 10:00 a.m. in the Sarasota City Commission Chambers Page 3 of 10 Applicant Presentation: Mr. Dan Greenberg, Agent, and Mr. Jim Driggers, Owner, appeared. Mr. Greenberg presented the request for Site Plan approval to convert an existing storage area into a dwelling unit. PB Chair Clermont questioned why the area was not originally constructed as a dwelling unit. Mr. Driggers stated the parking requirements at the time could not be met. PB Member Blumetti stated his concerns regarding parking issues in the area. Mr. Driggers noted approximately one-third to one-half of the spaces are unused. PB. Member Ohlrich asked how guest parking and handicap parking are addressed. Mr. Driggers stated the existing guest parking and handicap parking is adequate. PB Member Salem asked what the rental rates were and if there are any Section 8 tenants. Mr. Driggers stated he does not rent to Section 8 tenants noting he does not like to deal with government. PB Vice Chair Halflants asked if the parking spaces are designated. Mr. Driggers stated each unit is assigned a parking space. PB Chair Clermont stated he appreciates the use of pervious pavers for the parking area. 10:42:06 A.M. Staff Presentation: Development Review Senior Planner Sacharski appeared and stated the addition of the eighth unit requires Site Plan approval; stated prior variances have been granted for setbacks and parking; stated the project received DRC sign-off on 1/7/23 and the traffic study found the project to be di minimis; said the project meets the Standards for Review; and stated staff recommends approval with conditions. PB Chair Clermont questioned the parking ratios. PB Vice Chair Halflants discussed the City's parking requirements in general stating those need to be reviewed. 10:46:11 A.M. Affected Persons: There were no affected persons. Citizen Input: There was no citizen input. Minutes of thel Regular Planning Board Meeting May 10, 2023 at 10:00 a.m. in the Sarasota City Commission Chambers Page 4 of 10 10:46:32 A.M. PB Member Ohlrich made a motion that Site Plan 23-SP-05 is consistent with the Tree Protection Ordinance and meets the applicable criteria of Section IV-506 of the Zoning Code and to approve the Site Plan subject to conditions 1 & 2. PB Vice Chair Halflants seconded the motion. Discussion ensued regarding the applicablity of protected class provisions in the Fair Housing Act. The motion passed 4-1 with PB Member Salem voting no. 10:49:19 A.M. 2. Quay Sarasota Blocks 7 & 8 (555 Quay Commons): Site Plan Application No. 22-SP-29 and Minor Conditional Use Application No. 23-MCU-05 are a request for Site Plan and Minor Conditional Use approval to construct seventy-eight condominium units on Blocks 7 & 8 of the Quay Sarasota site with a ground-level parking structure and an +9,100 square foot Private Fitness Club for recreational activity. The +1.70-acre subject site with a current street address of 555 Quay Commons is zoned Downtown Bayfront and has a Future Land Use Classification of Downtown Bayfront and is part of thel larger +14.69-acre Quay Sarasota General Development Plan. Access is proposed from Quay Commons. (Tom Sacharski, AICP, Development Review Senior Planner) Attorney Connolly disclosed that his son works for an Engineering company associated with this development; and administered the oath to those not present earlier. Applicant Presentation: Mr. Travis Fledderman, Civil Engineer; Ms. Pinar Harris, Architect; Mr. John Harper, Representative for the property owners; and Ms. Brenda Patten, Attorney appeared. Mr. Fledderman presented the proposed project; discussed the history of the overall Quay Sarasota development; and discussed the Site Plan, tree mitigation, proposed modifications to the solid waste collection area located on the Belle Haven site, and the proposed Private Club; and presented renderings of the proposed building. 11:01:00 A.M. PB Vice Chair Halflants expressed concerns regarding the proximity of the proposed access ramp to the Belle Haven site. Discussion ensued regarding the height and width of the proposed ramp and the proposed landscape buffer between the proposed building and the Belle Haven site. PB Member Ohlrich questioned if an extension of the MURT was proposed; if there is an additional curb cut proposed; and the rationale for using the solid waste pickup area on the Belle Haven for their solid waste pickup area. Discussion ensued regarding the boundary of the MURT in the 2016 Development Agreement. Mr. Fledderman stated Minutes of the Regular Planning Board Meeting May 10, 2023 at 10:00 a.m. in the Sarasota City Commission Chambers Page 5 of 10 no additional curb cut is proposed; and noted the solid waste pickup area on the Belle Haven site currently exists. Discussion ensued. PB Member Salem questioned the proximity of the ramp to the Belle Haven, the height of the ramp in relation to the Belle Haven structure, the current and proposed uses for the Belle Haven structure, and the shared use of the solid waste pickup area. Discussion ensued. PB Member Salem pointed out the Quay Sarasota development received concessions in return for preservation of the Belle Haven. PB Chair Clermont questioned if public access would be granted along the area that could have been an extension of the MURT; and stated his concerns regarding the impacts of the ramping on the Belle Haven site. Mr. Harper noted the area that could have been an extension of the MURT cannot be gated off due to requirements of the waterfront setbacks. Discussion ensued. PB Vice Chair Halflants complimented the design of the units and asked for the specific distance between the ramp and the Belle Haven structure. 11:30:24 A.M. Staff Presentation: Development Review Senior Planner Sacharski appeared and discussed the proposal stating the project meets or exceeds Code requirements; stated the required Community Workshop was held; noted both applications have received DRC sign-off; stated the traffic analysis found the project complies with the initial traffic analysis for the Quay development, and stated the project meets the Standards for Review and staff recommends approval with conditions. 11:33:03 A.M. PB Member Ohlrich asked for the cumulative totals for the various uses of the overall Quay Development as compared to the maximum allowed under the Development Agreement; and questioned how the project received DRC approval when they are using another property for the solid waste collection. Development Review Senior Planner Sacharski stated shared uses in the downtown are not uncommon and are allowed through a Joint Use Agreement. PB Member Ohlrich requested a graphic depicting the liner building and additional floor in the parking garage. Development Review Senior Planner Sacharski presented the requested graphic; and noted the proposal meets Code. PB Member Blumetti questioned why the Scenic MURT was not being extended along the site. Development Review Senior Planner Sacharski stated that section is private property. Attorney Connolly explained that the Hyatt owned the ground level and Quay Venture owns the air rights. Discussion ensued. Minutes of the Regular Planning Board Meeting May 10, 2023 at 10:00 a.m. in the Sarasota City Commission Chambers Page 6 of 10 PB Vice Chair Halflants asked if staff had any concerns regarding the proximity of the access ramp to the Belle Haven. Development Review Senior Planner Sacharski noted the project meets Code requirements. PB Chair Clermont asked why the proposed building is taller than the neighboring structure. Development Review Senior Planner Sacharski stated this project has higher ceilings and a higher parking garage elevation. Discussion ensued regarding requiring an extension of the Scenic MURT. 11:47:26 A.M. Affected Persons: Mr. Patrick Gannon cross-examined the applicants regarding pedestrian access, parking for service vehicles, access for drop-offs, public access to the portion that could be an extension of the Scenic MURT, removal/replanting of black olive trees, and the impacts of construction staging on pedestrian circulation. Mr. Gannon provided testimony to the PB members stating the need to ensure public access through the Quay Sarasota overall site. The Planning Board Took an 11 Minute Break 12:10:33 P.M. Citizen Input: Mr. Peter Blanton appeared and stated his concerns regarding public access to the portion that could be an extension of the Scenic MURT and the impacts on the historic Belle Haven. Mr. Howard Kilman appeared and stated his concerns regarding public safety and public access. 12:16:43 P.M. Staff Rebuttal: Development Review Senior Planner Sacharski appeared and discussed the initial traffic study that was performed for the overall Quay Sarasota development approvals and the process for reviewing traffic impacts for the individual projects; and noted the initial projections were still valid. PB Member Salem questioned if each project revisited the overalll projections or just those applicable to their project. Development Review Senior Planner Sacharski stated each project is reviewed to ensure those projections are in line with the original projections. Discussion ensued. PB Member Ohlrich asked if each project received credits for trips associated with the previous use of the site and if new trips are considered when a project is reviewed to ensure the totals are still below the maximum allowable. Attorney Connolly stated the Minutes of the Regular Planning Board Meeting May 10, 2023 at 10:00 a.m. in the Sarasota City Commission Chambers Page 7 of 10 traffic study for this project shows the cumulative total for the overall Quay approvals to-date and pointed out the projections show less impact than what was originally assumed. 12:24:12 P.M. Applicant Rebuttal: Mr. Fledderman, Ms. Harris, Mr. Harper, and Attorney Patten appeared and discussed the traffic analysis and the impacts on the Belle Haven. Discussion ensued. PB Member Ohlrich questioned if deliveries would be by appointment only and strongly encouraged the applicants to save the existing trees. Mr. Harper confirmed deliveries would be by appointment only. Discussion ensued. PB Vice Chair Halflants questioned the location of the access ramp. Mr. Fledderman stated that was due to the queuing for the drop-off area for the adjacent restaurant. Discussion ensued. 12:33:58 P.M. PB Member Ohlrich made a motion to find that Site Plan 22-SP-29 and Minor Conditional Use 23-MCU-05 do not meet the applicable criteria for approval found in the Zoning Code and to deny the request. PB Member Salem seconded the motion. Discussion ensued. 12:40:02 P.M. Attorney Connolly stated Attorney Patten had requested the PB entertain a motion to continue the application. Discussion ensued. PB Member Ohlrich withdrew her motion to deny. PB Member Salem withdrew his second of that motion. 12:43:24 P.M. PB Vice Chair Halflants made a motion to continue the application to a date uncertain. PB Member Ohlrich seconded the motion. The motion passed 5-0. 12:44:14 P.M. 3. SMH Research & Education Institute (1880 Arlington Street): Site Plan Application No. 23-SP-02 and Major Encroachment Agreement Application No. 23-ENC-01 are a request for Site Plan approval to construct a five-story Medical Office Building with an adjoining five-story parking garage and a request for Major Encroachment Agreement approval to allow the installation of chilled water supply pipes in a twelve foot wide trench across Arlington street as well as fiber optic lines in a four foot wide trench across the alley to the south of the real property. The +1.21-acre subject site with a street address of 1880 Arlington Street is located within the Sarasota Memorial Hospital (SMH) zone district and has a Future Land Use Classification of Metropolitan Regional #8. Vehicular access is proposed via Arlington Street. (Alison Christie, AICP, Development Review Chief Planner) Minutes of the Regular Planning Board Meeting May 10, 2023 at 10:00 a.m. in the Sarasota City Commission Chambers Page 8 of 10 Attorney Connolly called Dr. Lawrence Wild who had requested Affected Person status. Dr. Wild was not present and therefore could not be granted Affected Person status. Applicant Presentation: Attorney Dan Bailey; Mr. Tom Perigo, Director of Architecture& Construction for Sarasota Memorial Hospital; Mr. Michael Willis, Architect; and Mr. Ryan Brady, Engineer, appeared. Attorney Bailey discussed the proposed Site Plan for a new Research & Education Institute and associated Major Encroachments. Mr. Perigo discussed the specific uses for the new building, noting existing uses in various areas of the hospital will be consolidated into the new building. Mr. Willis discussed the architectural design of the proposed building and presented renderings. Mr. Brady discussed the proposed major encroachments. Attorney Bailey stated the project meets the Standards for Review. 12:56:30 P.M. PB Member Blumetti noted the length of the building and asked if consideration had been given to stacking over the parking garage to provide additional green space. Mr. Willis stated the design allows for the parking garage to be maximized and noted there are funding considerations as well. Discussion ensued. PB Member Ohlrich questioned if the requested encroachments were related to existing utilities. Attorney Bailey stated the encroachments will avoid any conflicts with the existing utilities. Discussion ensued. PB Member Ohlrich asked if the new building will connect to the existing Medical Arts building. Attorney Bailey pointed out there is a street in-between. PB Vice Chair Halflants stated the project was well designed. PB Chair Clermont questioned what the benefit to the hospital and the community is. Mr. Willis stated the consolidation of programs, locally and regionally, will increase recruitment and retention of doctors for this area. PB Member Ohlrich suggested the green spaces for this project be designated as Urban Open Space. Discussion ensued. 1:05:23 P.M. Staff Presentation: Development Review Chief Planner Christie appeared and discussed the proposal stating the request meets the Standards for Review; and stated staff recommends approval with conditions. Minutes of the Regular Planning Board Meeting May 10, 2023 at 10:00 a.m. in the Sarasota City Commission Chambers Page 9 of 10 1:07:39 P.M. PB Member Ohlrich questioned the staff's analysis of the Urban Open Space on the SMH campus. 1:09:27 P.M. Citizen Input: Mr. Rami Nehme appeared and stated his concerns regarding the impact of the project on parking in the area, Discussion ensued. 1:16:01 P.M. Staff Rebuttal: Development Review Chief Planner Christie appeared and stated the Code does not allow for staff to require public parking to be allowed in the SMH parking garage. Discussion ensued. 1:17:57 P.M. Applicant Rebuttal: Attorney Dan Bailey, Mr. Perigo, Mr. Willis, and Mr. Brady appeared and discussed the parking concerns. Attorney Bailey pointed out the ways area residents and business owners can provide input to the SMH Neighborhood Advisory Council. Discussion ensued. 1:22:32 P.M. Attorney Connolly noted two separate motions are required. 1:22:54 P.M. PB Vice Chair Halflants made a motion to find that Site Plan 23-SP-02 is consistent with the Tree Protection Ordinance and meets the applicable criteria of Section IV-506 of the Zoning Code and to approve the Site Plan subject to the conditions listed. PB Member Blumetti seconded the motion. The motion passed 5-0. 1:24:34 P.M. PB Member Ohlrich made a motion to find that Major Encroachment Agreement 23- ENC-01 meets the applicable criteria of Section VII-1201 of the Zoning Code and to recommend that the City Commission approve the Major Encroachment Agreement. PB Member Salem seconded the motion. The motion passed 5-0. 1:25:23 P.M. V. CITIZEN'S INPUT NOTICE TOTHE 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 input. Minutes of the Regular Planning Board Meeting May 10, 2023 at 10:00 a.m. in the Sarasota City Commission Chambers Page 10 of 10 1:25:31 P.M. VI. APPROVAL OF MINUTES 1. April 12, 2023 The minutes were approved as submitted. 1:25:48 P.M. VII. PRESENTATION OF TOPICS BY STAFF 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. Secretary Schwarz stated the Quay Sarasota Development Agreement application would be coming back before the PB. Discussion ensued regarding potential dates for a special meeting. The PB agreed by consensus to consider the application at their July 12, 2023 regular meeting with a start time of 9:00 a.m. 1:33:53 P.M. 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. There were no topics by Planning Board members. IX. ADJOURNMENT The meeting was adjourned at 3:33:59 P.M. clup Shny clnon Myra Schwarz Dan Clermont, Chair General Manager and Secretary to the Board Planning Board/Local Planning Agency