City Development Review staff has continued to encourage project team to conduct session with residents
The agent for the developer of the mixed-use Adagio project, with 189 dwelling units slated for downtown Sarasota, has declined a Downtown Sarasota Condominium Association (DSCA) offer to facilitate a community meeting about the plans, The Sarasota News Leader has learned.
On Sept. 30, David Lough, president of DSCA, wrote to Joel Freedman, of Freedman Consulting and Development LLC in Sarasota, to tell him that some of the organization’s members had asked DSCA to get involved with the plans for the Adagio. “[W]e believe it would be worthwhile for the developer to consider hosting a community workshop as part of the development review process,” Lough added. “While not required,” Lough continued, “these sessions have often proven productive and, in many cases, helped move projects forward rather than slow them down.”
On Oct. 6 — five days after the most recent City of Sarasota Development Review Committee (DRC) discussion with the project team, Freedman emailed Lough a response to the letter.
“Right now, we are focused on following the process established by the City and State,” Freedman wrote, referring to the fact that the developer is making use of the state’s Live Local Act — regarding affordable housing bonuses — in the plans for the Adagio. “Once we have approval for the project, we can talk about an update for your Association,” Freedman added and then thanked Lough.
On Oct. 5, Lough had sent Freedman an email, writing, “Hoping you and the Adagio development group are considering this suggestion….I would appreciate knowing.”
Lough provided copies of the correspondence to the News Leader.
Since the first discussion of the project with the City of Sarasota’s Development Review Committee members — in early March — city staff has recommended that the development team schedule a community workshop, primarily because of the Live Local Act factor.
The DRC comprises representatives of each city department that is involved with land-use and zoning regulations, along with representatives from the Sarasota County Fire Department and the Sarasota Police Department.
The Live Local Act (Florida Statute 166-04151) says in part, “A municipality must authorize multifamily and mixed-use residential as allowable uses in any area zoned for commercial, industrial, or mixed use if at least 40 percent of the residential units in a proposed multifamily development are rental units that, for a period of at least 30 years, are affordable as defined in [Florida Statute] 420.0004. … For mixed-use residential projects, at least 65 percent of the total square footage must be used for residential purposes.”
In exchange for providing the attainable housing, the Live Local Act says a municipality should offer the developer an incentive. Among those suggested is the following: “Allowing the developer density or intensity bonus incentives or more floor space than allowed under the current or proposed future land use designation or zoning.”
In the Adagio’s case, the developer — The Lutgert Companies of Naples — has planned one building standing 18 stories tall with 113 market-rate units and a second, nine-story structure with 76 attainable units. The project would stand on property zoned Downtown Core, which has a maximum height of 10 stories by right.
The state law allows the affordable units to be priced up to 120% of the Area Median Income (AMI) for the North Port-Sarasota-Bradenton Metropolitan Statistical Area (MSA). The U.S. Department of Housing and Community Development (HUD) sets the AMI each year for each MSA in the United States.
During the March 5 DRC meeting, Noah Fossick, then the city’s chief planner, was the first to encourage the Adagio project team to conduct a community workshop, even though city regulations do not require such a session.
Most recently, city staff comments issued to Freedman in advance of the Oct. 1 DRC discussion with the project team said, “Staff recommends the applicant schedule a Community Workshop to discuss the proposed development with the community due to community concern and the use of the [Live Local Act] bonus density.”
Tom Sacharski, the city’s development review planner, noted that during the Oct. 1 meeting. “We’ve a lot of concern over [the density],” he told the team.
“Understood,” Freedman responded.
As the News Leader has reported, city residents also have expressed opposition to plans to remove the trees from the site, to allow for the buildings as they have been designed by the Kobi Karp architecture firm in Miami.
In his Sept. 30 letter to Freedman, DSCA President Lough pointed out, “In several recent cases [when community workshops have been held on proposed projects] — including the Zenith site, Mira Mar, Saravela, and the Hyatt redevelopment — … there is wide consensus these helped surface key questions early and contributed to better outcomes for both the developers and community. We believe a similar approach with Adagio could be equally valuable.”
Lough then noted the aspects of the Adagio project “that take us into new territory — not only because it’s the first major development under the Live Local Act, but also because it involves blending that new legislative framework with existing City zoning regulations. That, along with site-specific considerations like grand trees and other planning factors, raises important questions best addressed through open dialogue.
“A workshop could provide an opportunity to clarify issues, exchange perspectives, and establish a stronger foundation moving forward,” Lough continued. “Timing-wise, holding a workshop now would also benefit from the growing number of seasonal residents that have returned to town, increasing the opportunity for broader and more representative input.”
Lough copied several of the city’s DRC staff on his letter to Freedman, including Review Planner Sacharski, Development Services General Manager Alison Christie, and city Senior Arborist Jackie Hartley.