CITY OF SARASOTA Development Review Division Development Services Department MINUTES OF THE REGULAR MEETING OF THE PLANNING BOARD/LOCAL PLANNING AGENCY April 13, 2022 at 1:30 p.m. in the Sarasota City Commission Chambers Planning Board Terrill Salem, Chair Members Present: Dan Clermont, Vice Chair Members Damien Blumetti (via Zoom), Michael Halflants, Kathy Kelley Ohlrich Planning Board Members Absent: City Staff Present: Mike Connolly, Deputy City Attorney Kevin McAndrew, General Manger, Development Services Steven Cover, Planning Director Ryan Chapdelain, General Manager, Planning Department David L. Smith, Manager of Long-Range Planning Briana Dobbs, Senior Planner, Planning Department Miles Larsen, Manager, Public Broadcasting Alison Christie, Senior Planner, Development Services Robin Carter, Administrative: Supervisor, Development Services 1:30:31 P.M. I. CALL! MEETING TO ORDER AND ROLL CALL PB Chair Salem called the meeting to order and General Manager McAndrew acting as the Planning Board's Secretaryl called the roll. PB Chair Salem, PB Vice Chair Clermont, PB Member Halflants and PB Member Ohlrich were present; PB Member Blumetti appeared via Zoom. 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.) A. Reading ofthe Pledge ofConduct Secretary McAndrew read the Pledge of Conduct. Attorney Connolly discussed the proposed time limits for the public hearings and administered the oath to those wishing to speak. Minutes of thel Regular Planning Board Meeting April 13, 2022 at 1:30 p.m. in the Sarasota City Commission Chambers Page 2 of 14 1:33:13 P.M. Attorney Connolly stated it had come to his attention that PB Member Halflants is the owner of two of the parcels that are part of the proposed Future Land Use classification amendments; pointed out that constituted a conflict per the Zoning code and Florida Statutes; and stated PB Member Halflants is required to file Conflict of Interest forms with the City Auditor & Clerk's Office. Attorney Connolly suggested separate motions be made sO that PB Member Halflants could participate in the discussion and voting for the parcels he does not have ownership of. The PB members agreed by consensus to do separate motions and votes. 1:37:24 P.M. PB Chair Salem opened the public hearing. B. Legislative Public Hearings 1. Comprehensive Plan Amendment Application No. 22-PA-04 is a request for Comprehensive Plan Amendment approval to amend the Future Land Use Chapter by revising Action Strategy 2.9, Incentives for Downtown Housing; creating new Action Strategy 2.14 and map llustration LU-20 creating a "Missing Middle" Overlay District; creating a new Action Strategy 2.15 allowing for administrative review of site plan applications where construction of affordable/attainable housing occurs on a development site; creating a new Urban Mixed-Use Future Land Use Map (FLUM) classification for corridors and centers and deleting the Community Commercial Future Land Use classification; revising Downtown Future Land Use classification text applicable to the Downtown Neighborhood, Urban Edge, Downtown Core, and Downtown Bayfront classifications; removing duplicative regulation text and map illustration LU-13, Residential Frontage requirements which are also located in the Zoning Code and removing text related to future studies and research; creating a new definition of "base density"; revising the Future Land Use Map to change parcels currently designated as Community Commercial, Community Office Institutional, Urban Edge, Metropolitan Regional #9, Neighborhood Office, Neighborhood Commercial, and Production Intensive Commercial to either Urban Mixed-Use, Urban Edge, Multiple Family, or Community Office Institutional; revising Action Strategy 3.7, Definition of Attainable Housing Units; and creating new Action Strategy 3.14, Attainable Housing Density Bonus. (David L. Smith, AICP, Manager of Long-Range Planning) Staff Presentation: Steven Cover, Planning Director; Ryan Chapdelain, General Manger; and David L. Smith, Manager appeared. Director Cover discussed the background of the proposed amendments; stated the City Commission had authorized staff to process the amendments; reviewed staff's public outreach efforts; said the focus is on attainable housing; the Housing and Future Land Use Chapters of the Comprehensive Plan were being revised; stated Community Centers, Commercial Corridors and the Downtown are the three areas included in the proposed amendments; discussed the need for attainable housing, presenting statistics regarding rent increases over the past year and Minutes of the Regular Planning Board Meeting April 13, 2022 at 1:30 p.m. in the Sarasota City Commission Chambers Page 3 of 14 current average rent; and pointed out the recently adopted Transportation Master Plan is a critical component of the proposed amendments. Manager Smith stated the Housing Chapter and Future Land Use Chapter are the two chapters of the Comprehensive Plan proposed to be amended; gave an overview of the proposed amendments noting incentives for attainable housing for those below 60% of the Area Median Income (AMI) is included; said subsequent Zoning Text Amendments will be required if the Comprehensive Plan amendments are approved; stated Action Strategies regarding Attainable Housing Density Bonus, creation of a Missing Middle Overlay District, and provisions for administrative review of site plans if attainable housing is provided on-site were proposed to be added; stated Action Strategy 2.9 is proposed to be expanded to include areas outside of the downtown; said creation of a new Urban Mixed-Use Future Land Use classification for corridors and centers is proposed; stated a definition for Base Density is being added; discussed the viability of success in Commercial Centers and the Downtown noting no height increases are proposed with this plan amendment; reviewed the Local Affordable Housing Incentive Strategy Recommendations (2021) report; presented a graphic depicting the locations the Urban Mixed-Use Future Land Use classification is proposed for; and reviewed the public hearing process for the proposed Comprehensive Plan Amendments noting any subsequent zoning text changes and rezonings would require public hearings before the Planning Board and City Commission. Director Cover pointed out the proposed amendments encourage attainable housing throughout the City versus specific areas. General Manager Chapdelain noted the attainable housing is for a minimum of thirty years. 2:04:27 P.M. PB Chair Salem questioned what the difference between affordable housing and attainable housing is; questioned why height requirements are included in the Comprehensive Plan; and asked why the details for bonus density was not included in the proposed amendments to the Comprehensive Plan. General Manager Chapdelain stated attainable housing is defined while affordable housing is a generic term. Manager Smith stated height was included when the Downtown Plan was adopted to ensure that was included in the subsequent Zoning Text Amendments; and stated the verbiage in the Comprehensive Plan is more general in nature while the Zoning Code contains the details. Discussion ensued. PB Member Ohlrich questioned why staff felt it was necessary to hold one-on-one meetings with the PB members ahead of today's meeting; and stated the community outreach efforts were insufficient. Director Cover stated the meetings were desired due to the complexity of the initiative. Discussion ensued. PBMember Halflants questioned when the associated Zoning Text Amendments would be processed; noted the Comprehensive Plan lays out the foundation for subsequent conversations regarding the details; discussed the success of the Rosemary Residential Overlay District; and stated he felt the proposed densities were too low. Discussion Minutes oft the Regular Planning Board Meeting April 13, 2022 at 1:30 p.m. in the Sarasota City Commission Chambers Page 4 of 14 ensued. General Manager Chapdelain noted densities would only be increased if attainable housing is provided; stated the details would be included in the Zoning Code; and said due to that the community outreach for the proposed Zoning Text Amendments would be extensive. PB Vice Chair Clermont questioned what the base building height is; what the process for implementing the proposals was; what staff felt was a general idea of what densities along the corridors would be; and how the mix of units would be determined. Manager Smith discussed the public hearing/community outreach process for the proposed Zoning Text Amendments; stated densities outside of the commercial centers would be compatible with the surrounding area; and noted higher densities are appropriate for the commercial centers. General Manager Chapdelain stated the mix of units would be tiered as it is in the Rosemary Residential Overlay District; pointed out the details will be included in the Zoning Code; and noted subsequent public hearings would be required for any rezonings. Discussion ensued. 2:36:09 P.M. The Planning Board Took a Ten-Minute Break PB Member Blumetti questioned if there is a percentage of attainable housing that would trigger public review versus administrative review; asked if there is any data on the success of previously approved affordable housing projects and the number of projects anticipated in the future; questioned how the requirements would be monitored; asked what development standards in addition to height are: included in the Comprehensive Plan. Director Cover stated the threshold to require administrative review would be included in the Zoning Code. Manager Smith stated it would have to be a meaningful amount, noting a minimum of 25% of the bonus units as is in the Rosemary Residential Overlay District was being considered. General Manager Chapdelain pointed out no previously approved projects have been completed sO the success cannot be determined at this time; noted a recorded agreement in the public records will be monitored annually by the Office of Housing & Community Development (OHCD) which is a City agency. Manager Smith stated the only development standard in the Comprehensive Plan is height in the Downtown and stated staff: is proposing to remove that. Discussion ensued. PB Chair Salem discussed the Housing Authority's affordable housing project Amaryllis Park noting residents that were displaced for the new construction did not meet the qualifications to move back in; and questioned how private developers will be required to meet the mandates for attainable housing. General Manager Chapdelain stated the Housing Authority is not a City agency; said OHCDis a City agency and will monitor the attainable housing annually; and stated an agreement has to be recorded showing the mix prior to the issuance of a building permit. Discussion ensued regarding the private sector documentation requirements; policy dictating the mix of units; mandating the mix of units under bonus density; providing Minutes of the Regular Planning Board Meeting April 13, 2022 at 1:30 p.m. in the Sarasota City Commission Chambers Page 5 of14 attainable housing for low income in addition to moderate income citizens; and adding specifics to the Comprehensive Plan; and HUD requirements. PB Member Ohlrich questioned if staff had considered using Average Median Household Income (wages only) versus the Average Median Income pointing out the AMI is skewed. General Manager Chapdelain stated the data used is consistent with national standards. Discussion ensued. PB Member Ohlrich questioned what protections were in place to ensure attainable housing is sold/rented to those who need it the most. General Manager Chapdelain stated the recorded agreement would ensure the requirements are met. Discussion ensued. PB Member Ohlrich asked what guarantees there are that these proposals will result in attainable housing; stated there are no guarantees renters/buyers won't game the system; stated staff needed to focus on wages versus income; said administrative review is not integral to the success of the proposal; and said the process could be expedited while maintaining public review. Discussion ensued. PB Member Ohlrich questioned if staff agreed that the smaller parcels were likely to abut residential; stated if this proposal passes those residents will not be able to provide public input; questioned why the sentence "the zoning overlay district regulations will create a walkable neighborhood for households of varying age, size and income" is included. Manager Smith stated it was there for guidance. PB Member Ohlrich stated Objective 6 should remain; submitted three proposed Action Strategies; and discussed her rationale. Discussion ensued. PB Member Halflants questioned what the typical percentage for attainable housing was in cities Director Cover had previously worked in. Director Cover stated 15%. PB Member Halflants questioned if Sarasota County had any attainable housing requirements. Director Cover stated they do not. PB Member Halflants questioned if there are any new projects in the Rosemary Residential Overlay District that have taken advantage of the affordable housing provisions. Director Cover said there are not however there have been discussions. PB Member Halflants stated he felt 25% was too high; said that should be included in future discussions; noted he opposes the requirement for a super majority vote for Comprehensive Plan amendments; and questioned if the proposed Missing Middle Overlay District could be expanded outside of Park East. Director Cover confirmed that was an option. PB Vice Chair Clermont discussed potential building heights; stated the North Trail Overlay District allows for four-story structures; and questioned if staff was using that as a template for this proposal. Manager Smith noted the North Trail Overlay District has a daylight plane provision that would likely be included in the requirements along the corridors. PB Vice Chair Clermont asked if this proposal is a test plan for future expansion noting administrative review is not popular. Manager Smith stated this is not a test case. PB Member Blumetti stated he agrees the Missing Middle Overlay District should be expanded and questioned if that would require additional Comprehensive Plan Minutes of the Regular Planning Board Meeting April 13, 2022 at 1:30 p.m. in the Sarasota City Commission Chambers Page 6 of 14 amendments in the future. Manager Smith stated that was correct and pointed out that would also require additional amendments to the Zoning Code. PB Chair Salem noted the focus was more on renters because they are more cost burdened. Manager Smith stated that is because it is in the Housing Chapter and the Chapter needs to be updated. PB Chair Salem asked why more SO than owners. Manager Smith stated becausei it] has been in the Comprehensive Plan for fourteen years. PB Chair Salem stated he agreed renters are more cost burdened due to potential rent rate increases; and suggested owners should be the focus since they are less cost burdened. Manager Smith stated staff will consider that when they update the Housing Chapter. Manager Smith stated he had testified that height limits had been put in the Comprehensive Plan in 2001 and provided documentation. 3:27:18 P.M. Attorney Connolly administered the oath to those that were not previously sworn. Citizen Input: Mr. Dan Lobeck appeared and stated the proposed Comprehensive Plan amendment should be continued indefinitely to allow for adequate public outreach and input. Mr. Martin Hyde appeared in opposition citing increased height. Mr. Tony Smith, President of Park East Community Association, appeared in support of the proposal and stated his support for the proposed Missing Middle Overlay District citing the need for attainable housing. Mr. Lou Costa, President of CCNA, appeared and stated their support for the Park East Missing Middle Overlay District; stated in order for that to be implemented it has to be in the Comprehensive Plan; stated the need for attainable housing; noted other initiatives have failed; and pointed out ither jurisdictions have successfully implementing what is being proposed. Mr. Larry Grossman appeared and stated he is opposed citing the need to preserve historical buildings and neighborhoods; suggested the City prepare plans specific to neighborhoods; and stated increased density is not popular. Ms. Olga Hanlon appeared and stated she agreed with PB Member Ohlrich that there needs to be better public engagement; and said if passed the attainable housing provisions must be closely monitored. Ms. Flo Entler appeared and stated her opposition to increased density and the use of administrative approval. Minutes of the Regular Planning Board Meeting April 13, 2022 at 1:30 p.m. in the Sarasota City Commission Chambers Page 7 of 14 Mr. Bill Merrill appeared and stated the Comprehensive Plan dictates policy, does not implement regulations, and therefore should be broad; and discussed the benefits of increased density. Ms. Arlene Greene appeared in opposition citing increased height and density in the downtown. Ms. Nora Duffy was called however she had left the meeting. Mr. Phil DiMaria appeared in support stating the proposal will contribute to resolving the affordable housing issues; and said higher densities are necessary for the policies to be successful. Ms. Debbie Trice appeared and stated density bonuses and streamlining the process is not necessary; said developers have not taken advantage of the increased densities in the Rosemary Residential Overlay District; said a 5-year expiration should be included; stated her opposition to administrative review; and stated there needs to be better public outreach. Mr. Don Black appeared and stated his opposition noting the proposals were a mixed bag with inadequate data. Mr. David Lough, representing the Downtown Sarasota Condominium Association, appeared and stated the need to keep the height limits in the Comprehensive Plan; and stated their opposition to increased height. Mr. Mike Cosentino appeared and stated he supported the Park East proposal; opposes increased density; said better public participation is needed; and stated the provisions should be in the Comprehensive Plan to protect the public. Ms. Mollie Cardamone appeared and stated she is a former City Commissioner; said the downtown height limits were included in the Comprehensive Plan sO it would be difficult to change; said the quality of life is at stake; and stated her opposition to height increases. Ms. Felusha Denord appeared via Zoom and stated her opposition to increased height and density; said it will not help provide attainable housing; and said low-income people will be forced out. 4:12:44 P.M. Staff Rebuttal: Director Cover stated the name calling by some of the citizens was inappropriate; said staff is always available to meet with citizens; said inadequate staff resources don't allow for the same level of public participation as The Bay Park project; said the City's Historic Preservation ordinance is the best in the State and won an award; said the Minutes of the Regular Planning Board Meeting April 13, 2022 at 1:30 p.m. in the Sarasota City Commission Chambers Page 8 of 14 reason for the proposed changes is the lack of attainable housing in the City; noted developers have no interest under current requirements; said additional density does not guarantee affordable housing however under this proposed it does because attainable housing is a requirement in order to receive the additional density; stated the changes to the Comprehensive Plan will not change the rules including height limitations; noted the Zoning Code is the implementing tool; and said quality of life includes people trying to live here and if they can't afford to live/work here there is a severe impact on quality of life. General Manager Chapdelain stated Sarasota has had the highest rent increase in the country over the past year; said the proposed Comprehensive Plan amendments should help; pointed out there will be three more public hearings regarding the proposed Comprehensive Plan amendments; said it will take years to process the associated Zoning Text Amendments and rezonings; and said this is a first step towards providing affordable housing. PB Member Halflants questioned how many public meetings were anticipated/ required; asked what a reasonable density would be; and stated currently there is a mismatch between density and height. General Manager Chapdelain stated there will be significant outreach. Director Cover stated the current downtown regulations invite only luxury development. PB Member Blumetti questioned how many opportunities there will be for citizens to comment on the Zoning Text Amendments; and pointed out there is no shortage of luxury units in the downtown. Director Cover stated there are a significant number of luxury units available. PB Member Ohlrich stated the Urban Mixed Use and the Missing Middle were both good ideas; said the proposed Comprehensive Plan amendments were too complex; said the two should be separated out; stated the proposed Comprehensive Plan amendments contain provisions citizens have been opposed to for years; said any misinformation is due to the lack of adequate public outreach; and said the lack of staff resources is not an acceptable excuse. PB Member Halflants questioned why the Urban Mixed Use and Missing Middle Overlay District were grouped together. Manager Smith stated staff wished to have one all-inclusive amendment; and noted both relate to attainable housing. Discussion ensued. Director Cover said the two were combined because they are on the same schedule; noted the changes to the Comprehensive Plan were required in order to implement the Missing Middle Overlay District; and noted the proposed Zoning Text Amendment for the Missing Middle Overlay District is the next discussion. General Manager Chapdelain pointed out the major changes are in the details of the proposed Zoning Text Amendment. Minutes of the Regular Planning Board Meeting April 13, 2022 at 1:30 p.m. in the Sarasota City Commission Chambers Page 9 of 14 4:26:20 P.M. PB Member Ohlrich made a motion to continue the public hearing; to separate the Bath & Racquet and Hampton Road parcels from this proposal; and to have separate discussion points and motions on the Urban Mixed Use and Missing Middle proposals. Attorney Connolly stated there was no need for a motion to separate motions. PB Member Ohlrich made a motion to continue the public hearing to allow for amending the proposed Comprehensive Plan amendments and to allow time for community engagement. PB Chair Salem stated he was open to seconding the motion if PB Member Ohlrich amended her motion to include that the Comprehensive Plan will contain detailed information related to density bonuses. Discussion ensued regarding the appropriateness of having that level of detail in the Comprehensive Plan. PB Member Ohlrich amended her motion to include adding detailed information on density bonuses. PB Chair Salem seconded the motion. Attorney Connolly confirmed the motion is to continue the public hearing sO as to provide for community engagement and at the continued public hearing provide more detailed information about density bonuses. PB Member Ohlrich requested the motion be further amended to divide the question SO that the Urban Mixed use and Missing Middle are presented as separate amendments. Discussion ensued. The final motion is to continue to a future public hearing for three general purposes: 1-to provide more community engagement; 2-to provide more detailed information about density bonuses; and 3-when the item comes back there will be separate Comprehensive Plan amendments for the Urban Mixed Use and Missing Middle components. PB Chair Salem stated the PB had heard today that attainable housing is a very integral part of the proposed Comprehensive Plan amendments; stated there is a need for more language to address more precisely what is to be gained by bonus density increases; said it is a disservice to the community if parameters are not in place to made builders more likely to build attainable housing; said there is a need to pin that down at this level; and stated the need to be mindful of the needs of current residents rather than attracting new residents. PB Member Halflants stated limits should not be in the Comprehensive Plan; said the amendments to the Comprehensive Plan open the door for further discussion; noted the details will come back to the PB;pointed out adding language to the Comprehensive Plan does not ensure attainable housing will be provided; noted additional density is only available if attainable housing is provided; said there will be plenty of additional opportunities for citizen input; and noted the PB has already had a three hour discussion on the proposed Comprehensive Plan changes. PB Vice Chair Clermont stated he was not in favor of continuing the public hearing; stated the proposed changes have been presented as one large issue that can be broken up into a few different issues; stated he agrees there will be plenty of opportunities for citizens to speak on this at the City Commission public hearings and during future public hearings regarding the implementation. PB Member Blumetti stated if current trends continue no one will be able to afford to live here; said there is a need for flexibility in the Zoning Code; said the language in the Minutes of the Regular Planning Board Meeting April 13, 2022 at 1:30 p.m. in the Sarasota City Commission Chambers Page 10 of 14 Comprehensive Plan should be broad; said he was not in favor of continuing the public hearing; noted there will be plenty of opportunity for future public input; and said his concerns regarding attainable housing and administrative review will be addressed in the Zoning Text Amendment details. The motion failed 2-3 with PB Vice Chair Clermont and PB Members Blumetti and Halflants voting no. 4:39:57 P.M. PB Vice Chair Clermont discussed the proposal to remove the height limitations in the downtown zones; stated he agreed with allowing additional height in the commercial corridors; suggested removing the removal of the height limitation in the downtown zones. from this proposal and address the issue separatelyin the future; noted the public is not in favor of additional height in the downtown; and made a motion to carve out the elimination of the downtown height limitations. Discussion ensued. Attorney Connolly stated the motion is to carve out from 22-PA-04 the elimination of the height limitations in the downtown zones. Discussion ensued regarding breaking down the issues into multiple motions; and suggested the first motion would be to recommend to the City Commission that what will be transmitted to the State agencies would not include removal of the height limitations in the downtown zones. Discussion ensued. Attorney Connolly clarified the motion is to continue the elimination of the height limitations in the downtown zones from 22-PA-04. PB Member Ohlrich seconded the motion. PB Vice Chair Clermont stated there needs to be further discussion sO citizens can fully understand what is proposed; and said it should be a separate issue. PB Member Ohlrich stated she agreed with PB Vice Chair Clermont that the public is not clear on what is proposed. PB Member Halflants stated the issue is if the City Commission can change height limitations by a 4/1 or 3/2 vote; pointed out a former City Commissioner had appeared and congratulated the previous City Commission for tying the hands of future City Commissions by putting the downtown zone height limitations in the Comprehensive Plan; said additional discussion is not necessary; and stated if the downtown height limitations are separated out the discussion should occur today rather than in the future. Attorney Connolly restated the motion and noted a yes vote is to continue the height limitation discussion to a future, undetermined date. The motion failed 2-3 with PB Chair Salem and PB Members Blumetti and Halflants voting no. PB Vice Chair Clermont made a motion to deny the changes to the downtown height limitations. PB. Member Ohlrich seconded the motion. Discussion ensued. PB Vice Chair Clermont stated he felt a super majority vote at the City Commission was appropriate for something this major. PB Member Ohlrich agreed. PB Member Halflants stated the City is in a dire situation regarding attainable housing; said flexibility is needed; and said he felt a simple majority was appropriate. PB Member Blumetti stated building height is a development standard that should be in the Zoning Code along with the other development standards; said if the City continues on the current track there will only be luxury units downtown; said the City is in a transition period and flexibility is Minutes of the Regular Planning Board Meeting April 13, 2022 at 1:30 p.m. in the Sarasota City Commission Chambers Page 11 of 14 important; noted the City ofs St. Petersburg is a good example; and said the focus should be on the details in the Zoning Code. PB Vice Chair Clermont stated height and density are two separate issues; and said additional density is appropriate however additional height is not. PB Member Blumetti stated the fact that 18-story buildings are allowed on the bayfront while 10-story buildings are alllowed in the downtown core is an example of why the downtown height limitations need to be vetted. Attorney Connolly stated the motion is to deny the changes to the downtown height limitations. The: motion failed 2-3 with PB Chair Salem and PB Members Blumetti and Halflants voting no. PB Member Halflants made a motion to remove the height limitations from the Comprehensive Plan. Discussion ensued. Attorney Connolly stated the motion is to recommend to the City Commission that 22-PA-04 would remove from the Comprehensive Plan the height limitations in the downtown zones. PB Member Blumetti seconded the motion. PB Member Halflants stated that gives the City Commission more flexibility. PB Member Blumetti stated it is an opportunity to bring the public into the decision-making process and provides flexibility. PB Vice Chair Clermont stated he felt it should require a super majority vote. Discussion ensued regarding the administrative approval process and the process for allowing additional height in the downtown zones. The motion failed 2-3 with PB Chair Salem, PB Vice Chair Clermont and PB Member Ohlrich voting no. PB Chair Salem passed the gavel to PB Vice Chair Clermont and made a motion to find that Petition No. 22-PA-04 (1) amending the Future Land Use Map from Community Commercial, Community Office Institutional, Urban Edge, Metropolitan Regional #9, Neighborhood Office, Neighborhood Commercial, and Production Intensive Commercial to Urban Mixed-Use, Multiple Family Moderate Density, Community Office Institutional, and Urban Edge and (2) amending the Goals, Objectives, and Action Strategies of the Future Land Use and Housing Chapters is not consistent with the requirements of the Sarasota City Plan (2030) and is not in the public interest and recommend that the City Commission not transmit the petition to state review agencies and also to not approve the petition. PB Member Ohlrich seconded the motion and requested it be amended to eliminate the Bath & Racquet and Hampton Road parcels. PB Chair Salem declined to amend his motion. PB Member Blumetti stated the parcels PB: Member Halflants has a vested interest in should be separated out from this motion. PB Chair Salem declined to amend his motion. PB Vice Chair Clermont stated he has reservations regarding the elimination of the downtown height limitations; stated he has no reservations regarding commercial corridors being mixed use; and said the Local Affordable Housing Advisory Board has stated the administrative approval process is a necessary component, on balance. PB Member Blumetti stated the proposed Comprehensive Plan amendments should not be denied in full; said there are good components to it; and noted denial would not alllow for providing attainable housing. PB Chair Salem stated attainable housing is a primary component of the proposed changes and there need to be better guidance included. PB Member Blumetti stated prolonging the issue will not provide for the immediate need for attainable housing. Discussion ensued. PB Chair Salem stated attainable housing is as important as height Minutes of the Regular Planning Board Meeting April 13, 2022 at 1:30 p.m. in the Sarasota City Commission Chambers Page 12 of 14 and should be in the Comprehensive Plan the same as height limitations are. PB Member Ohlrich stated the PB was at a stalemate due to the complexity of the proposed Comprehensive Plan changes and said there should be separate Comprehensive Plan amendments. The motion failed 2-2 with PB Vice Chair Clermont and PB Member Blumetti voting no. PB Member Halflants abstained. PB Vice Chair Clermont made a motion to approve the proposed Comprehensive Plan amendments as submitted with the removal of the properties PB Member Halflants has an interest in. PB Member Blumetti seconded the motion. Attorney Connolly clarified the motion is to recommend approval with the removal of the Bath & Racquet and Whitaker Lofts parcels. PB Vice Chair Clermont stated there are quality of life issues; stated current rental rates are unlivable for residents and employers; said average citizens versus low-income residents are impacted; stated he still felt the elimination of height limitations in the downtown zones should be removed from consideration at this time; and stated higher densities are necessary to provide for attainable housing. PB Member Blumetti stated the City is unaffordable for all not just low-income residents; said he supports a mix of units; and said that can be accomplished at the Zoning Code level. PB Member Ohlrich stated the concepts are good however there is a lack of necessary details. PB Member Halflants stated he supported the motion; and said staff is looking for solutions to a very real problem. 5:27:12P.M. PB Chair Salem stated language regarding bonus densities should be in the Comprehensive Plan the same as building heights in the downtown zones; and noted the low-income threshold in Sarasota is higher than the national average. PB Member Blumetti stated details can be ironed out as part of the Zoning Text Amendments; and stated what is proposed is better than nothing. PB Member Halflants stated he appreciated not being excluded from the conversation; noted the two projects he has an interest in are: not impacted by the proposed changes because density on the North Trail is not proposed to be changed and the Bath & Racquet parcel will remain a park. The motion passed 3-2 with PB Chair Salem and PB Member Ohlrich voting no. Attorney Connolly stated the need for a motion for the two parcels PB Member Halflants has to abstain from voting on. PB Member Blumetti made a motion to recommend approval of the proposed changes to the Future Land Use Map classification for the Bath & Racquet and Whitaker Lofts parcels as set forth in 22-PA- 04. PB Vice Chair Clermont seconded the motion. Discussion ensued. PB Member Ohlrich requested staff return to the table and questioned if PB Member Halflants had requested the Bath & Racquet and Whitaker Lofts parcels be included in the proposed Comprehensive Plan changes. Manager Smith appeared and stated he did not, noting it was a staff decision based on the land uses. Attorney Connolly stated the motion is to change the Future Land Use Map classification for the Bath & Racquet and Whitaker Lofts parcels as set forth in 22-PA- 04. The motion passed 4-0 with PB Member Halflants abstaining. Minutes of the Regular Planning Board Meeting April 13, 2022 at 1:30 p.m. in the Sarasota City Commission Chambers Page 13 of 14 Discussion ensued regarding continuing 22-ZTA-07 due to the issue with City Hall being locked. Attorney Connolly pointed out the Zoning Text Amendment cannot become effective until the changes to the Comprehensive Plan become effective; and noted the Comprehensive Plan changes cannot become effective until Fall of 2022. PB Member Blumetti made a motion to continue 22-ZTA-07 to a date certain. PB Chair Salem seconded the motion Discussion ensued. Attorney Connolly announced for the record that application 22-ZTA-07 is continued to the May 11, 2022, Planning Board meeting to be held at 1:30 P.M. in the City Commission Chambers, City Hall, 1565 1st Street. 2. Zoning Text Amendment Application No. 22-ZTA-07 is a request for Zoning Text Amendment approval to create a new "Missing Middle" Overlay District (MMOD) that will increase the allowable residential dwelling unit density in excess of 12 units per acre up to a maximum of 35 units per acre when providing for attainable housing in order to provide for a range of small multi-dwelling housing types such as duplexes, triplexes, and cottage court housing. (Briana Dobbs, Senior Planner, Planning Department) [Continued to May 11, 2022] 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 input. VI. APPROVAL OF MINUTES 1. March 9, 2022 PB Member Ohlrich stated she had submitted one correction noting page 16 of 17 at 6:20:16 P.M. should be revised to read "the motion passed 4-1 with PB member Blumetti voting no. 1 The PB approved the minutes as revised by consensus. 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. There were no topics by staff. VII. 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. Minutes of the Regular Planning Board Meeting April 13, 2022 at 1:30 p.m. in the Sarasota City Commission Chambers Page 14 of1 14 PB Member Ohlrich pointed out the Code of Conduct had been violated by a couple of the citizens that spoke and apologized to staff. Discussion ensued on how to enforce the Code of Conduct when someone violates it. IX. ADJOURNMENT The meeting adjourned at 5:43 P.M. MAudun Kevin McAndrew Terrill Salem, Chair Development Services Department Planning Board/Local Planning Agency [Secretary to the Board]