Benderson wins comp plan amendment for The Crossings at Siesta Key

Along South Tamiami Trail near the northern entrance to Siesta Key, the largely vacant Southgate Mall has worn several names over the years, including Westfield Southgate Plaza and, currently, The Crossings at Siesta Key. 

Whatever the 35-acre property’s brand will be going forward, the Oct. 21 Comprehensive Plan amendment approval by the Sarasota City Commission, which will require a second vote on Nov. 4, will be redeveloped into a mixed-use lifestyle village with retail, commercial and residential components.

The unanimous approval will revise text in the Metropolitan Regional Future Land Use Classification by adding development consisting of retail, office, residential, mixed-use development and/or support facilities associated with mixed-use development. Currently, residential is not permitted in that land use category.

The approval includes a proffer by Benderson Development that 10% of the residential units will be designated as attainable. Benderson will redevelop the site under the entities SWFL Associates LLC and Siesta Retail LLC.

Commissioners approved transmittal of the Comprehensive Plan amendment to state reviewing agencies in August as required, which was returned to the city with no comments. Benderson plans to build as many as 848 apartments on the eastern side of the property. At full build-out, it would include as many as 85 units under the city’s definition of attainability. 

Benderson is not utilizing the city’s bonus density incentives for affordable and attainable housing on properties in commercial centers or along commercial corridors. It proffered attainable housing to the Planning Board as a condition for recommendation of approval to the City Commission.

Because build-out of the project could take 10 to 15 years — among the conditions are several long-term leases that will remain in effect — the development could evolve over time to include fewer residences. Benderson Director of Development Todd Mathes told commissioners during the Comprehensive Plan transmittal hearing that, because of the scope of the project and the bulk of the infrastructure costs are front-loaded, it would need to phase in the attainable units over time. 

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Mathes stipulated the first 400 housing units constructed that are rented or sold will include at least 20 attainable housing units, the first 450 at least 50 attainable units, and the first 750 at least 85. Five years after obtaining the certificate of occupancy of the first residential project phase, Benderson will provide 10% of all housing units as attainable regardless of the number built at that time.

By contrast, the city’s bonus density program for including attainable housing requires 15% of all bonus units be reserved as attainable for at least 30 years, which equals 11.5% of the total number of units. 

Commissioner Kyle Battie asked if Benderson’s 10% attainable establishes a precedent for future mixed-use developments where a higher percentage of attainable units would be desired. 

“I don’t think it would set a precedent because he was referring to the density bonuses for those urban mixed-use properties,” said City Attorney Robert Fournier. “Because this is Metropolitan Regional and not Urban Mixed-Use, I think it's apples and oranges.”

Mathes said Benderson has no capacity for a greater number than 10% attainable, particularly on the outset because of the infrastructure costs, not the least of which is conforming to the regulatory stormwater standards on the property that currently has no capacity for controlling and cleaning runoff.

“This is a 35-plus acre property that's really a mall that has seen better days that was largely constructed prior to the Clean Water Act,” Philip DiMaria of land planning consultant Kimley-Horn told commissioners. “There's a vision to create this into more of a lifestyle center, a gridded block of streets, something that reflects more of a new urbanist mindset. 

"The lower percentage of affordability reflects the fact that there's a huge amount of investment that needs to go in with this redevelopment, and so we wouldn't want there to be anything on the books that serves as a barrier to that redevelopment.”

Once redevelopment begins the primary mall building will be demolished. The concept envisions a number of restaurants, retail spaces, a hotel and office buildings throughout the property. The plan shows Cinebistro and Connors Steak & Seafood restaurant remaining as part of the new development.

Mathes and DiMaria have in the past compared the vision for the site to Mercado in Naples and Tampa’s Hyde Park Village.

Benderson first revealed its concept for redeveloping the property at a July 25, 2023 community workshop. Only two residents spoke about the proposal at Thursday's meeting, both endorsing the project.