CITY OF SARASOTA Development Review Division Development Services Department MINUTES OF THE REGULAR MEETING OF THE PLANNING BOARD/LOCAL PLANNING AGENCY APRIL 9, 2025 at 1:30 p.m. in the Sarasota City Commission Chambers Planning Board Chair Dan Deleo, Vice Chair Shane LaMay, PB Member Terrill Salem, PB Members Present: Member Daniel Clermont, PB Member Doug Christy City Staff Present: John Shamsey, Deputy City Attorney Alison Christie, AICP, General Manager, Development Services Lucia Panica, Director, Development Services Steve Cover, Director, Planning Department David Smith, AICP, Long-Range Planning Manager, Planning Department Miles Larsen, Manager, Public Broadcasting John Nopper, Coordinator, Public Broadcasting Amanda Cisneros, Development Review Coordinator, Development Services I. CALL MEETING TO ORDER AND ROLL CALL 1:30 p.m. Chair Deleo 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 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 of the Pledge of Conduct Ms. Christie read the Pledge of Conduct. B. Legislative Hearing 1. Mira Mar (65 South Palm Avenue) (Continued from 3/12/25): Comprehensive Plan Amendment Application No. 25-PA-01 request for Comprehensive Plan Amendment approval to amend the Future Land Use Map from Downtown Core (DTC) to Downtown Bayfront (DTB) for a +1.42-acre site with street addresses of 136 Mira Mar Court and 65 South Palm Avenue. (David Smith, Manager of Long-Range Planning, Planning Department) Minutes of the Regular Planning Board Meeting April 9, 2025, at 1:30 p.m. in the Sarasota City Commission Chambers Page 2 of 7 Deputy City Attorney Shamsey discussed time limits and gave the oath. Staff Presentation: David Smith, Long-Range Planning Manager and Steve Cover, Director, Planning presented. Mr. Smith clarified the motions. Mr. Smith discussed the reasons for the request, presented maps to point out the site, adjacent properties and current and surrounding zoning. Mr. Smith reviewed the guidelines for public benefits, consistency with the Comprehensive Plan, and noted that the applicant hosted two Community Workshops. Mr. Smith reviewed the Neighborhood Plan and provided examples of public benefits, noting that the changes would not meet public benefits. Mr. Smith briefly discussed the Utilities Plan, Transportation Plan and Future Land Use Plan. Mr. Smith noted that approving the amendment would not be a benefit to the public and would shift the Downtown Bayfront Classification. Mr. Smith reviewed the Historic Preservation Plan and provided a brief history of the current structure on the site. Mr. Smith discussed setting a precedent if the proposed request is approved and stated that the request is not consistent with the requirements of the Comprehensive Plan noting Staff recommends denial. Vice Chair Lamay posed questions regarding rehabilitation for the historic structures adding conditions, and the Downtown Bayfront (DTB) zoning. Mr. Smith spoke to the questions. Mr. Cover elaborated on the process for rehabilitation. PB Member Clermont posed a question regarding the allowable building height. Mr. Cover spoke to the question. PB Member Clermont spoke to enhancing the quality of the building and posed a question regarding the public benefits. Mr. Smith spoke to the question. PB Member Clermont posed a question regarding attainable housing. Mr. Smith spoke to the question. PB Member Christy posed a question regarding the Downtown Bayfront (DTB). zoning. Mr. Smith spoke to the question. Applicant Presentation: Brenda Patten, Philip DiMaria, Igor Reyes, Rick Gonzalez, and Mathew Leake presented. Ms. Patten discussed the reasons for the proposed request and noted that site specific conditions will be applied to the Rezone application. Mr. Gonzalez discussed the Historic Preservation for the structure. Mr. Reyes discussed plans for a new building and explained the need for 18 stories. Ms. Patten discussed the reasons for the proposed request and proposed Future Land Use Designation and Zoning. Ms. Patten noted that the approval would not set a precedent, discussed public benefits and addressed building height. Ms. Patten noted that the proposed request is consistent with the Sarasota City Plan and stated that funds will not be generated to rehabilitate the structure if the request is not approved. Minutes of the Regular Planning Board Meeting April 9, 2025, at 1:30 p.m. in the Sarasota City Commission Chambers Page 3 of 7 PB Member Clermont posed a question regarding adjacent neighbors and view rights. Ms. Patten spoke to the question. Vice Chair LaMay posed a question regarding the rehabilitation process. Mr. Gonzalez spoke to the question. Vice Chair LaMay posed a question regarding floor-to-floor height for the future building. Mr. Reyes spoke to the question. Vice Chair LaMay spoke to the proposed request. Mr. Leake explained the reasons for an 18-story building. Chair Deleo posed a question regarding an increase in the allowable amount of non- residential square footage and height. Ms. Pattenspoke to the question. Chair Deleo posed a question regarding the historical renovation. Ms. Patten spoke to the question. Mr. Gonzalez explained the restoration process. Mr. DiMaria spoke to the proposed request. Vice Chair LaMay spoke to the proposed request. Citizen Input: Citizen Input received. Staff Rebuttal: David Smith, Long-Range Planning Manager and Steve Cover, Director of the Planning Department presented. Mr. Smith noted that another Plan Amendment application would not be needed to include text related to this Plan Amendment. Mr. Cover noted that the Comprehensive Plan change would allow for 18-stories on the entire site and discussed alternative options to renovate the existing structure. Vice Chair LaMay posed a question about adding conditions to the Comprehensive Plan Amendment. Mr. Smith explained the process. Applicant Rebuttal: Brenda Patten discussed adding language to the Comprehensive Plan Amendment stating a separate application would be required. Ms. Patten noted that a 10-story building would be built if the current structure were to be demolished and discussed legal rights. Mr. Gonzalez explained the renovation process and benefits. Vice Chair LaMay posed a question regarding different options for the site and Transfer of Development Rights. Ms. Patten spoke to the questions. Mr. Leake discussed the funds for the rehabilitation. The Planning Board Members held a discussion regarding the proposed request. Minutes of the Regular Planning Board Meeting April 9, 2025, at 1:30 p.m. in the Sarasota City Commission Chambers Page 4 of 7 PB Member Christy posed a question regarding the Historic Preservation process. Mr. Smith spoke to the question. PB Member Clermont made a motion to recommend approval of 25-PA-01 to the City Commission. Vice Chair LaMay posed questions about adding conditions to the Rezone. The Planning Board Members held a discussion. Deputy City Attorney Shamsey provided clarification on the Comprehensive Plan Amendment and implementing zone. The Planning Board members discussed adding language to the Comprehensive Plan. Ms. Christie explained the text. Discussion ensued. Deputy City Attorney Shamsey discussed adding proffers to the proposed request and clarification regarding the process. The Planning Board took a 15-minute break. Deputy City Attorney Shamsey reviewed the proffers related to 25-REN-02 and provided suggestions to include similar language in the proposed request. Vice Chair LaMay seconded the motion made by PB Member Clermont. Motion passed 3-2, with PB Member Salem and Chair Deleo dissenting. C. Quasi-judicial Public Hearing: 1. Mira Mar (65 South Palm Avenue/Continued from 3/12/25): Rezone Application No. 25-REN-02 request for Rezone without a Site Plan approval to rezone the subject property with street addresses of136 Mira Mar Court and 65 South Palm Avenue from Downtown Core (DTC) to Downtown Bayfront (DTB) Zone District. A future Site Plan Application is anticipated for the development of two eighteen-story towers including up to seventy residential units. The rezone request will also assist the renovation of the historic Mira Mar building that currently exists on site. (Alison Christie, AICP, General Manager, Development Services) The Planning Board Members did not vote on the item at the 3/12/25 Planning Board meeting. Chair Deleo clarified that a motion needs to be made. Vice Chair LaMay made a motion to recommend approval of 25-REN-02 to City Comssion subject to the conditions outlined in the Staff Report including additional proffers provided by the applicant. Minutes of the Regular Planning Board Meeting April 9, 2025, at 1:30 p.m. in the Sarasota City Commission Chambers Page 5 of 7 PB Member Clermont seconded the motion. Motion passed 3-2 with PB Member Salem and Chair Deleo dissenting. 2. Royal Palm Hotel (5325 Royal Palm Avenue): Rezone with Site Plan Application Nos. 25-SP-03 and 25-RE-03 request for Rezone with Site Plan approval to rezone the +1.87- acre subject property with a street address of 5325 Royal Palm Avenue from Residential Multiple Family 2 (RMF-2) Zone District to Urban Mixed-Use 2 (MU-2) Zone District and to construct an approximately 92,063-square foot, five-story hotel building containing 119 rooms. Vehicular access is proposed from Royal Palm Avenue. The Future Land Use Classification is Urban Mixed-Use. (Alison Christie, AICP, General Manager, Development Services) Ex-parte communications were disclosed. Applicant Presentation: Stephen Rees, Jason Coates, Bob Gause and Chris Gallagher presented. Mr. Rees pointed out the location, and surrounding establishments, discussed neighboring zone districts, Future Land Use designations, and market demand. Mr. Rees reviewed discussions held at the Community Workshop. Mr. Gallagher explained changes made to the Site Plan to accommodate trees. Mr. Gallagher briefly discussed parking, amenities, and the administrative adjustment. Mr. Gallagher noted the proposed building will have a minimum Leadership in Energy Environmental Design (LEED) and reviewed the design. Mr. Gause discussed the trees onsite and provided an explanation for the removal of grand trees. Mr. Coates discussed Stormwater Plans. Mr. Rees went over the Standards of Review. Vice Chair LaMay posed questions regarding the number of stories and the design of the suites. Mr. Rees spoke to the question. PB: Member Christy posed a question regarding offsite grand trees. Mr. Coates spoke to the question. PB Member Christy posed a question regarding traffic. Mr. Rees spoke to the question. Mr. Christy posed a question regarding buffers. Mr. Gallagher spoke to the question. Staff Presentation: Alison Christie, General Manager of Development Services provided the location, zoning, and a brief description of the proposed request. Ms. Christie noted that the proposed request is in compliance, discussed the removal of trees and planting, and explained the administrative adjustment request. Ms. Christie noted that staff recommends approval with the conditions listed in the Staff Report. Chair Deleo posed a question regarding the administrative adjustment, the additional story and payment into the housing trust fund. Ms. Christie spoke to the questions. Minutes of the Regular Planning Board Meeting April 9, 2025, at 1:30 p.m. in the Sarasota City Commission Chambers Page 6 of 7 Affected Persons: Affected Persons input received. Citizen Input: Citizen input received. Staff rebuttal: Ms. Christie provided clarification regarding entrance to the property and noted that the proposed zoning is an implementing zone district of the Future Land Use. Vice Chair LaMay posed a question regarding ownership related to neighboring property. Ms. Panica spoke to the question. Applicant Rebuttal: Mr. Rees addressed the Future Land Use designation, Site Plan design, and amenity location. Mr. Gallagher discussed improvements to the site. Mr. Coates explained drainage and the stormwater system. Vice Chair LaMay spoke to the proposed request. PB Member Clermont posed a question regarding the location of the proposed request. Mr. Rees spoke to the question. The Planning Board Members held a discussion regarding the proposed request. PB Member Christy made a motion to recommend approval of the Rezone subject to the conditions listed in the staff report to City Commission. Vice Chair LaMay seconded the motion. Motion passed unanimously. Vice Chair LaMay made a motion to approve the Site Plan subject to the conditions listed in the Staff Report. PB Member Christy seconded the motion. Motion passed unanimously. 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.) Minutes of the Regular Planning Board Meeting April 9, 2025, at 1:30 p.m. in the Sarasota City Commission Chambers Page 7 of 7 There was no citizen'si input. VI. APPROVAL OF MINUTES 1. March 12, 2025 Minutes approved by consensus. VII. PRESENTATION OF TOPICS BY STAFF 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. PB Member Clermont discussed application requirements regarding Site Plans. The Planning Board members held a discussion. IX. ADJOURNMENT Meeting adjourned at 5:49 p.m. Nnn Clueata Alison Christie Shanet LaMay.iceChair General Manager and Secretary to the Board Planning Board/Local Planning Agency