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With the approval of four separate motions on Monday by the Sarasota City Commission, the city is just a second reading approval away from an ordinance to incentivize the development of affordable and attainable housing in the downtown zoning districts.
Waiting in the wings, according to Planning Director Steven Cover, are three projects ready to launch the administrative review process once final approval is achieved.
Specifics of those projects were not disclosed.
Monday’s legislative hearing marked the peak of nearly a year’s work by planning staff to draft zoning text changes made possible by amendments to the city’s comprehensive plan that were approved in fall 2022. It is the city’s first foray into such zoning changes with an eye toward expanding the incentives in areas outside the downtown districts.
Under future land use identified in the city’s amended comprehensive plan, here are density bonuses permitted in the four downtown zoning districts providing 15% of that bonus are attainable residential units.
Downtown Neighborhood Edge: Existing, 18 units per acre. With bonus density, 72 units per acre.
Downtown Edge: Existing, 25 units per acre. With bonus density, 100 units per acre.
Downtown Core and Downtown Bayfront: Existing, 50 units per acre. With bonus density, 200 units per acre.
Bonus density applies only if attainable units are provided for a minimum of 30 years.
Sarasota to give developers four times the density if some units are affordable housing
A large downtown Sarasota project east of U.S. 301 could see some of the first affordable housing units built by a private developer using a new incentive program that would allow four times the number of units typically allowed in exchange for the developer including some below-market-cost housing in the project.
The city has attempted to encourage developers with incentives, known as density bonuses, to build more affordable residences by allowing more of them in exchange for a share of the units renting or selling below market value, but with little success so far.
Officials say no units have been built using a 2018 zoning change, which allowed up to 100 units per acre in the Rosemary District in exchange for 25% of the units in a project being set aside for affordable housing.
But soon, developers could be submitting proposals that could increase the number of below-market units, while drastically boosting the scale of what is allowed in Sarasota after a monumental change to the city's zoning code early this month.
The City Commission unanimously agreed to quadruple the allowable density in downtown zoning districts if private developers set aside 15% of the bonus units for affordable housing. The units would have to be affordable for a minimum of 30 years.
For example, the base density allowed on one acre of property zoned Downtown Core is 50 units per acre. Under the new zoning rules, if a developer provided 22 affordable units, they could build 200 total units on an acre.
At least three developers, according to city officials, have indicated they plan to use the density bonus on upcoming projects.
Up to 1,728 residences potentially allowed for emerging Park District in Sarasota
William Merrill, an attorney representing a development application for one block in the 8.6-acre development east of U.S. 301 being developed as the Park District, said he anticipates the project will use the bonus density if the City Commission approves the zoning text amendments, which will be considered for final approval Sept. 5.
The project — on land zoned Downtown Core — has already received partial signoff from the city's Development Review Committee for its first phase.
In the Park District, the density bonus could see the property's base density soar from 430 units to a scale previously unseen in Sarasota: 1,728 units. Of those, 1,298 would be considered bonus density, requiring the applicant to build 194 affordable housing units dispersed throughout the project, if the project were built to the maximum density.
The Park District will be built over several phases, according to documents submitted to the city, so the ultimate buildout isn't clear.
Merrill told the Herald-Tribune that section of downtown has been underused for years, but the new rules will transform the area and produce what he described as an "awesome project" for downtown Sarasota while also producing affordable housing.
Documents submitted to the city's Development Review committee note the first phase of the project would see 331 residential units built on a 1.87-acre property with its northern border at Fruitville Road, its western border at Fletcher Avenue and its eastern border at Wallace Avenue.
The project would also have 7,772 square feet of commercial space for retail or restaurant uses.
The developer, Park District Manager LLC, describes the project as a mix of one-, two- and three-bedroom apartments.
A large downtown Sarasota project east of U.S. 301 could see some of the first affordable housing units built by a private developer using a new incentive program that would allow four times the number of units typically allowed in exchange for the developer including some below-market-cost housing in the project.
The city has attempted to encourage developers with incentives, known as density bonuses, to build more affordable residences by allowing more of them in exchange for a share of the units renting or selling below market value, but with little success so far.
Officials say no units have been built using a 2018 zoning change, which allowed up to 100 units per acre in the Rosemary District in exchange for 25% of the units in a project being set aside for affordable housing.
But soon, developers could be submitting proposals that could increase the number of below-market units, while drastically boosting the scale of what is allowed in Sarasota after a monumental change to the city's zoning code early this month.
The City Commission unanimously agreed to quadruple the allowable density in downtown zoning districts if private developers set aside 15% of the bonus units for affordable housing. The units would have to be affordable for a minimum of 30 years.
For example, the base density allowed on one acre of property zoned Downtown Core is 50 units per acre. Under the new zoning rules, if a developer provided 22 affordable units, they could build 200 total units on an acre.
At least three developers, according to city officials, have indicated they plan to use the density bonus on upcoming projects.
Up to 1,728 residences potentially allowed for emerging Park District in Sarasota
William Merrill, an attorney representing a development application for one block in the 8.6-acre development east of U.S. 301 being developed as the Park District, said he anticipates the project will use the bonus density if the City Commission approves the zoning text amendments, which will be considered for final approval Sept. 5.
The project — on land zoned Downtown Core — has already received partial signoff from the city's Development Review Committee for its first phase.
In the Park District, the density bonus could see the property's base density soar from 430 units to a scale previously unseen in Sarasota: 1,728 units. Of those, 1,298 would be considered bonus density, requiring the applicant to build 194 affordable housing units dispersed throughout the project, if the project were built to the maximum density.
The Park District will be built over several phases, according to documents submitted to the city, so the ultimate buildout isn't clear.
Merrill told the Herald-Tribune that section of downtown has been underused for years, but the new rules will transform the area and produce what he described as an "awesome project" for downtown Sarasota while also producing affordable housing.
Documents submitted to the city's Development Review committee note the first phase of the project would see 331 residential units built on a 1.87-acre property with its northern border at Fruitville Road, its western border at Fletcher Avenue and its eastern border at Wallace Avenue.
The project would also have 7,772 square feet of commercial space for retail or restaurant uses.
The developer, Park District Manager LLC, describes the project as a mix of one-, two- and three-bedroom apartments.
For artist renderings & maps:
Sarasota's Park District development could bring affordable housing to downtown area
While it's debatable about what effects the new zoning will have on downtown Sarasota - it's obviously favorable for developers. The Florida "Live Local Act" requires 40% of a projects units to be affordable - however the new Sarasota zoning will only require 15% of a projects units to be affordable.
"The bonus density proposal is also likely to be much more attractive to developers than the recently approved Live Local Act, which also aimed at increasing affordable housing in Florida, but required under one provision that 40% of a project's units be affordable."
Location: Sarasota/ Bradenton - University Pkwy area
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Originally Posted by wondermint2
While it's debatable about what effects the new zoning will have on downtown Sarasota - it's obviously favorable for developers. The Florida "Live Local Act" requires 40% of a projects units to be affordable - however the new Sarasota zoning will only require 15% of a projects units to be affordable.
"The bonus density proposal is also likely to be much more attractive to developers than the recently approved Live Local Act, which also aimed at increasing affordable housing in Florida, but required under one provision that 40% of a project's units be affordable."
What most people think of as affordable housing and how it is defined by these government entities are two totally different things.
The Caritas Pantry is located off Main Street and Adelia Avenue in Sarasota, and it provides food to those in need.
The pantry has been in operation for approximately 50 years. I have served as the pantry's co-director since May 2020. We serve a community that includes those who are homeless and other members of our population who are often marginalized and vulnerable.
Our clients are decent people, and they all need to be treated as such. There are a limited number who have an addiction to alcohol or drugs, and there are a few who struggle with mental illness and sometimes behave badly – but the same can be said of downtown Sarasota's population in general.
Working with our brothers and sisters in need for almost four years, I am on a first-name basis with many of these neighbors. And I have a sense that the growing atmosphere of hatred that now exists in downtown Sarasota – along with rising fears of being arrested and increasing harassment from nearby condo residents – is driving some of our homeless citizens to leave our city. I have been advised by many that they are leaving because there is simply too much hate in Sarasota.
The condo residents who do not want the homeless to be near them – and who have hate in their hearts – need to be reminded that the homeless were in the community before their buildings existed. There is also hate directed toward the homeless by some of the business owners in downtown Sarasota. If you believe that “love thy neighbor” is a Christian obligation, let the business owners know that you will take your business elsewhere unless they treat their homeless neighbors with dignity.
I am already seeing more families living out of cars and more single women who have lost housing due to ever-increasing rents.
And I am already seeing more individuals on our streets who are newly homeless. If you don't believe me, just go look in the parking lots of numerous local businesses during the middle of the night. I am sure you will be appalled by the number of families you will see sleeping in vehicles.
Those who profess to be Christian – and those who embrace other faiths that endorse the concept of loving thy neighbor – need to actively practice their beliefs. They can do so by treating Sarasota's homeless citizens with the dignity they deserve rather than the disdain they too often receive on a daily basis in our city.
Only 15% of the new constrution being affordable is a drop in the bucket.
And, affordable is a subjective term. What is their definition of affordable?
To me, in downtown SRQ, $500k for a 2/2 condo is affordable....but $500k is not affordable to most working class people. To get into an ownership situation, they'd need <$350k.
Or, are we talking rents? $1,500 is affordable rent for a 2/2, but I dont see how they could get to that rent level...or even below $2k/mo.
I need to read/see/hear some numbers to decide if this is a developer sham, or not...I suspect it is.
A new attainable housing development on North Tamiami Trail made its first appearance before the Sarasota Development Review Committee on Tuesday. Blue Sky Communities of St. Petersburg is proposing a 96-unit project on Sarasota County-owned property at 4644 N. Tamiami Trail.
The county selected Blue Sky to build a four-story, 90-unit residential building and an accompanying three-story, mixed-use building with 3,040 square feet of commercial space on the ground floor and six apartments above.
The development will occupy just less than 3.5 acres of the 6.3-acre site fronting Tamiami Trail. The project site has a future land use designation of urban mixed-use and will be developed under North Trail Overlay District standards. The eastern 2.8 acres is designated as Single Family-Low Density Residential. The county currently has no plans for that portion of its property.
“The majority of the rents are going to be below 80% (area median income),” said project consultant Joel Freedman.
The L-shaped main building will partially front Tamiami Trail, separated from the mixed use building by a driveway. Consistent with the North Trail Overlay District, the parking will be located internally to the project. A retention pond will separate the north-facing frontage from adjacent single-family residential.
Manatee County is implementing new state policies aimed at encouraging industrial employers to build affordable housing on their property.
County commissioners discussed the matter, as well as ways to account for tiny home communities, during a land use meeting largely focused on affordable housing policies. They also turned down a proposal to build a luxury townhome community called Townhomes at Westbridge on 44th Avenue East.
A closer look at tiny homes
Commissioners are considering their best options to allow for the construction of tiny homes as a more affordable housing option in the community.
They directed county staff to prepare an amendment to the county's land development code clarifying that developers are allowed to build tiny homes on properties zoned for multifamily housing.
The resolution will be brought forth at a future meeting for consideration. Commissioners said they are planning to consider the nuances of allowing for tiny homes — many of which are on wheels and classified as RVs — to be built within the community during an effort to re-write the county's comprehensive plan.
Implementing the Live Local Act for affordable housing
Manatee County Commissioners grappled with the best way to implement the Live Local Act, which was approved by the Florida legislature this year, and a similar 2020 bill by the legislature aimed at giving major industrial employers the opportunity to build affordable housing on their land.
The Live Local Act is meant to increase affordable housing opportunities by appropriating $711 million for housing projects through the Florida Housing and Finance Corp., creating a new tax donation program, and codifying the Hometown Heroes down payment assistance program in law.
HB 1339 allows affordable housing to be built on non-residential zoned districts, including industrial or commercial, in an effort to provide options to build affordable housing to major employers.
Last edited by wondermint2; 08-25-2023 at 07:49 AM..
Not so long ago, a house in the mid-$300,000s was considered on the pricey side for the average worker. But with Sarasota County’s median single-family home price now at $535,000, and Manatee County’s at $515,000, that’s no longer the case.
Simply Dwell Homes, an independent subsidiary of Neal Communities, is spearheading several new construction projects offering homes in the $350,000 range. Among them is a small but much-needed seven-home project hugging the corner of North Orange Avenue and 35th Street, across from Booker High School in Sarasota.
Although Simply Dwell Homes is in the business of building larger, new construction sprawl projects—like Broadleaf in Parrish, which will have 266 homes at buildout—the target market for the seven new single-family homes is teachers, administrators and first responders who work at the school.
“Booker is a prototype project we’re starting with, and we’d like to continue to do more infill like this when possible,” says Jag Rupnarain, Simply Dwell Homes’ division president. “The idea is to live where you work.” As such, those who work at the high school get first dibs. It’s a much-needed addition amid a local housing affordability crisis.
“Hitting an average price of $350,000 is very difficult to do with new construction in this market. Where we’re building, you couldn’t buy an old home that needs a remodel for less than $400,000,” Rupnarain says.
“Simply Dwell Homes is working with 11 Booker High School teachers who are interested and working through the financing process to see what their needs are and what they can afford as far as home configuration,” he says. “But it’s still too early to tell whether they’ll be finalized. I hope so.”
The site across from the high school has long been vacant, with a couple of condemned houses awaiting demolition. Groundbreaking on the homes is scheduled for roughly three weeks’ time, depending on permitting, and the aim is to be substantially finished building in December.
There are 30 configurations for owners to choose from, and homes can go up to two stories. They’re built to the latest hurricane codes and have cement block on the bottom and wood framing up top. The homes will range in size from 1,300 square feet to 2,500 square feet and have two to five bedrooms.
Only 15% of the new constrution being affordable is a drop in the bucket.
And, affordable is a subjective term. What is their definition of affordable?
To me, in downtown SRQ, $500k for a 2/2 condo is affordable....but $500k is not affordable to most working class people. To get into an ownership situation, they'd need <$350k.
Or, are we talking rents? $1,500 is affordable rent for a 2/2, but I dont see how they could get to that rent level...or even below $2k/mo.
I need to read/see/hear some numbers to decide if this is a developer sham, or not...I suspect it is.
Depends on budget. If it's a doctor in downtown Sarasota that's "affordable" 500k. For a small shop owner or single teacher that isn't. For an 29 year old NFL player $5 million would be considered affordable.
My beef about most of the houses in SWFL from North Port to Collier County is how they're a POS yet they want that 450 to 500k price tag for a cookier cutter. Nearly all the new construction around me is cookie. cutter with sub par craftsmanship. IMO worth more like 300k.
Thinking about moving one day. Looking at homes in places like Huntsville AL, Far Southern Missouri like Branson, and Eastern TN and Mountian Home, AR. Amazing how more well built the newer houses in Huntsville were. Better built, bigger yards, nicer and basements. Still, a lot cheaper than around here. Mountian Home same way. Branson a bit more expensive due to a tourist town but still more for your money. Granted places like Huntsville do get ice storms and colder in the winter so the FL sunshine factor is in play with the prices too.
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