CITY OF SARASOTA Development Review Division Development Services Department MINUTES OF THE SPECIAL MEETING OF THE PLANNING BOARD/LOCAL PLANNING AGENCY FEBRUARY: 1, 2024 at 1:30 p.m. in the Sarasota City Commission Chambers Planning Board Michael Halflants, Chair Members Present: Daniel Deleo, Vice Chair Members Douglas Christy, Dan Clermont, Shane LaMay, Terrill Salem City Staff Present: Mike Connolly, Deputy City Attorney Alison Christie, General Manager, Development Services David L. Smith, AICP, Manager of Long-Range Planning Miles Larsen, Manager, Public Broadcasting John Nopper, Coordinator, Public Broadcasting Amanda Cisneros, Development Review Coordinator, Development Services 1:30:00 P.M. I. CALL MEETING TO ORDER AND ROLL CALL PB Chair Halflants called the meeting to order. General Manager Christie (acting as the Planning Board's S Secretary) called the roll. II. PLEDGE OF ALLEGIANCE III. CHANGES TO THE ORDER OF THE DAY City Attorney Connolly stated Vice Chair Deleo's firm represents three out of four items on the agenda and requested to move items three and four to the first and second items. 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 General Manager Christie acting as Secretary read the Pledge of Conduct. B. Legislative Public Hearings City Attorney Conolly discussed time limits, explained Legislative Public Hearings, and gave the oath. City Attorney Connolly recommended Sarasota Housing Authority Plan Amendment and Zoning Text Amendment be presented together. 1. Sarasota Housing Authority (1442 22nd Street, 1456 22nd Street, and 1850 23rd Street): Comprehensive Plan Amendment Application No. 23-PA-05 request for Comprehensive Plan Amendment approval to amend the Future Land Use map from Multiple Family Medium Density to Multiple Family -High Density for sites totaling +14.655 acres with street addresses of 1442 22nd Street, 1456 22nd Street, and 1850 23rd Street. Minutes of the Special Planning Board Meeting February 1, 2024 at 1:30 p.m. in the Sarasota City Commission Chambers Page 2 of 10 (David Smith, AICP, Manager of Long-Range Planning) Staff Presentation: David Smith, AICP, Manager of Long-Range Planning provided information about the location, size of the properties, Future Land Use Classification, density, and explained the reason for the request. Mr. Smith discussed the proposal to allow increased density for future redevelopment. Mr. Smith presented maps to explain the existing zoning, the currently adopted and proposed Future Land Use Map changes. Mr. Smith also noted the guidelines for review and provided an overview of each chapter of the comprehensive plan in relation to the proposed amendment. Mr. Smith stated staff recommends approval of the comprehensive plan amendment to the City Commission. 2. Housing Authority Overlay District ZTA (1442 22nd Street): Zoning Text Amendment Application No. 24-ZTA-01 request for Zoning Text Amendment approval to add the subject property with a street address of 1442 22nd Street into the Housing Authority Overlay District (HAOD); to amend the HAOD to increase the maximum building heights from 35 feet to 45 feet and to increase the maximum density on properties within the HOAD that are designated as Multiple Family-High Density on the Future Land Use map from 25 dwelling units per acre to 50 dwelling units per acre. (David Smith, AICP, Manager of Long-Range Planning) Staff Presentation: David Smith, AICP, Manager of Long-Range Planning presented a map noting one parcel, 1442 22nd Street that would be added to the overlay district. Mr. Smith discussed the proposed maximum building height, parking space standard for affordable housing units, and proposed density increase to 50 dwelling units per acre for properties designated on the Future Land Use Map as Multiple Family High Density. Mr. Smith noted the standards for Review, and stated the ZTA would benefit the community by allowing the Housing Authority to provide additional affordable housing. Mr. Smith noted that staff recommends approval. PB Member Christy questioned the number of properties in the Housing Authority Overlay District. Mr. Smith presented a map for clarification. PBI Member Salem voiced concerns about the project being surrounded by single-family residents, increased traffic, density, and questioned the area being historic. Mr. Smith addressed PB Member Salems concerns. PB Member Lamay questioned Accessory Dwelling Units being removed from the proposal and multi-family high density. Mr. Smith referenced the Zoning Code for clarification. PB: Member Lamay questioned the use of] high density. Mr. Smith provided an explanation. PB Member Clermont questioned the relocation of residents living in the existing units during redevelopment. Mr. Smith referred the question to the applicant. Minutes of the Special Planning Board Meeting February 1, 2024 at 1:30 p.m. in the Sarasota City Commission Chambers Page 3 of 10 Chair Halflants questioned if the setbacks would change and compatibility of maximum height. Mr. Smith stated setbacks are not proposed for revision and spoke of techniques to address compatibility. Applicant Presentation: Mr. Joel Freedman and Mr. William Russell, CEO of Sarasota Housing Authority presented and explained the proposal to provide affordable housing. Mr. Russell discussed developments that provide affordable housing in the area. Mr. Freedman addressed concerns regarding traffic, development abutting residential single-family, setbacks, height, proposed units, and need for affordable housing. PB Member Salem voiced concerns regarding parking and historic designation. Mr. Russell addressed PB Member Salems concerns. PB Member Lamay questioned a buffer between parking and single-family residential. Mr. Freedman confirmed that the buffing requirements would be achieved. PB Member Clermont questioned the impact of limiting the height of the buildings, number of units that would be reduced based on the number of stories, and parking spaces. Mr. Russell addressed PB Member Clermont. Mr. Freedman addressed the number of parking spaces. PB Member Clermont also questioned the process during development for current residents. Mr. Russell explained the process of relocating residents during construction. Chair Halflants questioned the number of units that will be affordable housing and if different locations were looked at throughout the City. Mr. Russell noted that all units will be affordable housing. Mr. Freedman explained the differences between different locations for affordable housing. Chair Halflants voiced concerns about the surrounding properties, uses, number of units per acre and density. PB Member Salem questioned the reason for not including market rate units for Bertha Mitchell and income rates for proposed units. Mr. Russell noted that it could be an option and addressed income rates. PB Member Salem voiced concerns about creating low- income housing for the area. Mr. Russell addressed PB Member Salems concerns and provided examples of AMI and rates. Citizen Input: Dr. Larry Lovejoy presented and voiced concerns about rezoning the property, trash, setbacks, and changing the density. Dr. Lovejoy also expressed concerns about the height of future buildings. Ms. Bridget Morrisa presented and voiced concerns about increased traffic, parking, and provided a description of the area. Minutes of the Special Planning Board Meeting February 1, 2024 at 1:30 p.m. in the Sarasota City Commission Chambers Page 4 of 10 Staff Rebuttal: David Smith, Manager of Long-Range Planning presented to clarify the Comprehensive Plan is to set the maximum limit and provided examples. Applicant Rebuttal: Mr. Joel Freedman and Mr. William Russell presented; Mr. Freedman addressed concerns presented from public input. PB Member Salem questioned the proposed trash enclosure. Mr. Freedman presented a design and pointed out the location. PB Member Salem questioned the income requirements for the residents during the development process. Mr. Russell addressed PB Member Salems questions. Chair Halflants questioned the number of parking spaces per attainable unit. Mr. Freedman explained the number of parking spaces. Chair Halflants questioned the need for additional parking. Mr. Russell addressed Chair Halflants questions and provided examples. City Attorney Mike Connolly discussed the proposed Plan Amendment and Zoning T'ext Amendment, provided an explanation for the motions, each parcel, and noted the decision of Planning Board is a recommendation to City Commission. PB Member Lamay voiced concerns about RMF being adjacent to SFR, the need for affordable housing, and the maximum height limits. PB Member Lamay voiced his opinion about each lot. PB Member Salem voiced his concerns about the neighborhood regarding historic designation, density, buffers, the proposed location for affordable housing, and residents in the area. PB Member Salem noted he does not support the proposals, and stated he did not agree with the height of the building surrounded by single-family residences. PB Member Clermont discussed his experience about height, density, parking, and discussed the need for attainable units. PB Member Clermont noted that he is in favor. PB Member Salem continued to voice concerns about the proposed locations, density, height, and location. PB Member Clermont made a motion to find that Petition 23-PA-05 amending the Future Land Use Map from Multiple Family - Medium Density to Multiple Family High- Density is consistent with the requirements of the Sarasota City Plan and is in the public's interest and recommends approval to the City Commission. The motion failed for a lack of a second. PB Member Lamay questioned the current density. Mr. Smith addressed PB Member Lamay's question. PB Members discussed the current density and what could be built. Minutes of the Special Planning Board Meeting February 1, 2024 at 1:30 p.m. in the Sarasota City Commission Chambers Page 5 of 10 Chair Halflants discussed the benefits the proposed Plan Amendment and Zoning Text Amendment would bring to the neighborhood. PB Clermont voiced his opinion about the need for attainable housing. PB Member Salem voiced concerns about increased traffic. Chair Halflants questioned Mr. Russell if an average income can be set for all units for parcel three. Mr. Russell addressed Chair Halflants questions and PB Member Salems concerns. Chair Halflants questioned if a mix of market rate and attainable units can be done. Mr. Russell addressed Chair Halflants. PB Member Clermont addressed the Traffic Study and voiced his support for the proposed Plan Amendment. PB Member Clermont made a motion to find that Petition 23-PA-05 amending the Future Land Use mapi from Multiple Family - Medium Density to Multiple Family High Density for parcel number three (Bertha Mitchell Site) of the proposal is consistent with Sarasota City Plan, is in the public's interest and excludes parcels one and two and recommends approval to City Commission. Chair Halflants seconded the motion. PB Members discussed the motion. Motion passed 3-2 with PB Members Salem and Lamay dissenting. PB Member Christy made a motion to recommend denial of the Future Land Use Map change to City Commission for parcels number one and two. Seconded by PB Member Lamay. Motion passed 4-1 with Chair Halflants dissenting. City Attorney Connolly discussed the ZTA and explained the proposal. PB Member Clermont made a motion to find ZTA 24-ZTA-01 is consistent with Section IV-1206 of the Zoning Code and recommends approval to the City Commission. PB Member Lamay seconded the motion. Motion passed 4-1 with PB Member Salem dissenting. The Planning Board took a 20-minute break. 4:20:05 P.M. Minutes of the Special Planning Board Meeting February 1, 2024 at 1:30 p.m. in the Sarasota City Commission Chambers Page 6 of 10 3. Sarasota Station Project (2211 Fruitville Road, 300 Audubon Place, 508 Audubon Place): Comprehensive Plan Amendment Application No. 23-PA-02 is a request for Comprehensive Plan Amendment approval to amend the Text of Action Strategy 1.10(4) of the Future Land Use Plan to update Site Specific Limitations to be consistent with current city policy by changing the time period for affordability from fifteen (15) years to thirty (30) years and deleting the timing of a monitoring report pertaining to the Sarasota Station development located at 2211 Fruitvillle Road, 300 Audubon Place, and 508 Audubon Place. (David Smith, AICP, Manager of Long-Range Planning) Staff Presentation: David Smith, Manager of Long-Range Planning, presented along with Stefan Baron and Chris Van Hise on behalf of the property owners. Mr. Smith discussed the proposed amendment initiated by the City to revise text relative to the Sarasota Station project. Mr. Smith discussed changes previously made to the comprehensive plan, and limitations adopted in Future Land Use Action Strategy 1.10 (4). Mr. Smith discussed income time- period requirements for affordable housing and city policy for annual income monitoring, noted the proposal is consistent with the comprehensive plan and recommended transmittal and adoption to City Commission. PB Member Salem questioned clarity for annual income verification. Mr. Smith explained the City's policy. City Attorney Connolly explained the agreement process. PB Member Christy questioned the minimum time requirement for affordability. Mr. Stefan Baron and City Attorney Conolly provided clarification. PB. Member Lamay made a motion to find 23-PA-02 consistent with the Sarasota City Plan 2030 and recommend the City Commission approve transmittal and adoption as identified in the report. PB Member Clermont seconded the motion. Motion passed 5-0. 4. Saint Lucie & Fruitville Housing (Saint Lucie Avenue, Fruitville Road, 4380 Fruitville): Comprehensive Plan Amendment No. 23-PA-04 request for Comprehensive Plan Amendment approval to amend the Future Land Use map from Single Family -Very Low Density and Community Office/Institutional to Multiple Family -Medium Density for a +1.825-acre site located at the southeast intersection of Saint Lucie Avenue and Fruitville Road and a portion of 4380 Fruitville Road. The Diocese of Venice proposes to develop twenty single-family attached attainable housing units on site. (David Smith, AICP, Manager of Long-Range Planning) 4:28:44 P.M. Staff Presentation: Minutes of the Special Planning Board Meeting February 1, 2024 at 1:30 p.m. in the Sarasota City Commission Chambers Page 7 of 10 David Smith, Manager of Long Range, presented noting the applicant is requesting to rezone to RMF-3 and stated RMF-3 is an implementing zone district under Multiple Family - Moderate Density and stated the applicant however applied for Multiple Family Medium Density. Mr. Smith provided an explanation of the differences between the two land use classifications and clarified the proposed land use change, motions to change the land use to Multiple Family - Moderate Density rather than Multiple Family - Medium Density. City Attorney Conolly addressed the changes. PB Member Salem voiced concerns about the change and concerns for residents in the area. City Attorney Connolly noted the item will need to be presented and approved by City Commission. Mr. Smith gave a description of the property, size, location, density, and Future Land Use Classifications. Mr. Smith discussed the applicant's proposal to allow attached dwelling units, and to adopt the Future Land Use Classification of Multiple Family = Moderate Density. Mr. Smith discussed the applicant's future plans for the property consisting of attainable housing units if approved. Mr. Smith reviewed various chapters of the comprehensive plan and identified those components of the plan that are: furthered by the proposed comprehensive plan amendment. Mr.S Smith stated staff recommends approval. Vice Chair Deleo questioned if the project will provide affordable units. Mr. Smith noted that the applicant intends to provide attainable housing and would further address this. PB Member Clermont questioned if an agreement will be required. Mr. Smith discussed parking standards and addressed requirements for an agreement. City Attorney Connolly explained the process after the plan amendment is approved. PB Member Clermont voiced concerns about approving the proposal. City Attorney Connolly clarified the proposal to Moderate Density and explained the approval for the proposal. PB Member Clermont questioned the traffic report and commercial use. Mr. Smith indicated the traffic analysis determined the proposal to be de minimis. PBI Member Lamay questioned single family detached in RMF1. General Manager Christie confirmed. PB Member Salem questioned for clarification regarding number of units per acre, and number of stories. Mr. Smith addressed PB Member Salems questions. Chair Halflants questioned the traffic study analysis. Mr. Smith referred to the traffic study analysis done by the Engineering Department and a de minimis determination. Applicant Presentation: Mr. Joel Freedman, Joe Rigon, and Mark Saltana presented a map. pointing out the location of the property. Mr. Rigon discussed the reason for the proposal, the need for attainable housing, location, safety, and benefits to the neighborhood. Mr. Joel Freedman noted single family attached is due to Building Code requirements, discussed the proposed Minutes of the Special Planning Board Meeting February 1, 2024 at 1:30 p.m. in the Sarasota City Commission Chambers Page 8 of 10 entrance/exit, and traffic. Mr. Freedman discussed number of units per acre, current density, and plans for traffic. Mr. Saltana discussed the units, number of bedrooms, parking spaces per unit, and noted a bus stop close to the property. PB Member Salem questioned the number of units. Mr. Freedman provided clarification. PB Member Clermont voiced concerns about the applicant's commitments to affordable units. Mr. Rigon provided examples of current developments. Mr. Freedman discussed the possibility of an agreement. Vice Chair Deleo questioned if the project will be one-hundred percent of affordable housing. Mr. Rigon confirmed. Chair Halflants voiced his support for rezoning the property and his opinion about the Site Plan. 5:12:13 P.M. Citizen Input: Ms. Kelly Stiff voiced concerns about the safety of the nearby school. Ms. Corinne Lomangino voiced concerns about the safety of the school. Mr. Dan Graf voiced concerns about traffic and increased traffic throughout the neighborhoods. Mr. Jon McNitt voiced concerns about traffic. Mr. Leroy Gomez voiced concerns about traffic, parking, and trash enclosures. Ms. Barbara Gomez voiced concerns about traffic and the proposed location. Staff Rebuttal: Mr. Smith noted that the petition will be presented at the March 18, 2024, City Commission meeting. City Attorney Connolly clarified that Planning Board is making a recommendation to City Commission and noted a notice will be sent out. Applicant Rebuttal: Mr. Freedman noted that safety concerns and traffic issues will be addressed during site plan review with possible assistance from FDOT. Mr. Freedman expressed that traffic change cannot be confirmed since it will need to be presented to FDOT. Mr. Freedman discussed setbacks, and buffers. PB Member Lamay questioned the shared entrance/exit with the school. Mr. Freedman pointed the area out on a map and noted FDOT will need to approve the proposed plan. Minutes of the Special Planning Board Meeting February 1, 2024 at 1:30 p.m. in the Sarasota City Commission Chambers Page 9 of 10 Chair Halflants questioned the step down in intensity. Mr. Freedman provided an explanation about the zoning, what is currently allowed, what the applicant is proposing and Future Land Use. Vice Chair Deleo addressed public input, noting the need for affordable housing and benefits for the public. PB Member Clermont addressed public input, and the need for affordable housing. PB Member Lamay voiced his opinion about the need for affordable housing and the benefits. Vice Chair Deleo made a motion to find that Petition 23-PA-04 amending the Future Land Use Map from Single Family - Very Low Density and Community Office/Institutional to Multiple Family -Medium Density is consistent with the requirement of the Sarasota City Plan (2030) and is in the public interest and recommend that the City Commission approve the petition. Motion passed 5-0. 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's input. VI. APPROVAL OF MINUTES No minutes to approve. VII. PRESENTATION OF TOPICS BY STAFF City Attorney Connolly discussed providing notice in advance to the alternate PB Member Christy and provided a suggestion. Staff and the Planning Board members agreed. Chair Halflants questioned adding a second alternate Planning Board member. General Manager Christie addressed Chair Halflants. PB Members discussed the increase in Special Meetings. City Attorney Connolly and General Manager Christie addressed the PB Members' concerns. PB Member Christy questioned rearranging the agenda order prior to the Planning Board Meeting. City Attorney Connolly addressed PB Member Christy. PB Members made suggestions to shorten meetings. Discussion ensued. Minutes of the Special Planning Board Meeting February 1, 2024 at 1:30 p.m. in the Sarasota City Commission Chambers Page 10 of 10 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 The meeting ended at 5:45:00 P.M. - L N 1b VMll Quem Alison Christie Michael Halflants, Chair General Manager and Secretary to the Board Planning Board/Local Planning Agency