Mira Mar preservation plan passes first test

The advent of higher-intensity zoning into downtown, setting a precedent and concerns about a possible change in plans were the primary objections of some members of the Sarasota Planning Board as it narrowly recommended approval of two zoning matters to make way for the restoration of the Mira Mar building on South Palm Avenue.

Against staff recommendations, the Planning Board, by identical 3-2 margins with Terrill Salem and Dan DeLeo opposed, recommended approval of an amendment to the city’s Comprehensive Plan and a zoning change from Downtown Core to Downtown Bayfront for the 1.4-acre parcel bounded by Palm Avenue, Mira Mar Court and McAnsh Square. 

The matter now rests with the Sarasota City Commission.

Sarasota-based Seaward Development made the case that the code changes were necessary in order to provide the capital for the estimated $30 million restoration of the 100-year-old Mira Mar — built in 60 days as a two-story apartment building of wood frame construction atop a foundation of beach sand — allowing it to build two 18-story condominium towers behind the unofficially historic structure.

The current DTC zoning of the parcel, which is immediately next to developed DTB sites, permits a 10-story, lot line-to-lot line apartment building, which Seaward said is the alternative, or worse, should the rezoning effort fail. In that scenario, maintaining the Mira Mar would be an issue and, perhaps, eventually demolished as it continues to show signs of rapid deterioration. 

Shoring currently holds some portions of the building up. Seaward executives say engineers have advised the building will not support contemporary repair measures — particularly to the roof — required by code. They want to do more than just fix the building or preserve a one-foot depth of the façade similar to the neighboring Demarcay condo tower. They want to preserve the entire 170-foot deep structure, reconstructing it from the ground up and from the inside out.

During the city’s presentation of the quasi-judicial hearing, Long Range Planning Director David Smith cited points of opposition mostly related to the zoning creep precedent, a gradual movement of the permitted Downtown Bayfront into Downtown Core, which limits height to 10 stories and density to 50 units per acre. 

At 70 condos, though, Seaward countered the density will be no greater than what the DTC permits, and that its tapered towers in both height and width will allow for greater light and air than will a by-right 10-story box, perhaps taller if a developer utilizes the city’s affordable housing incentive, even worse the state’s Live Local Act that permits 18 stories and upwards of 280 units if a project there met affordable housing criteria. 

Courtesy image

In addition, Downtown Improvement District board member Eileen Hampshire pointed out that, per FEMA flood rules, new construction fronting Palm Avenue would require street-level to be elevated by 4 feet, effectively eliminating first-floor retail and restaurant use.

During rebuttal, attorney Brenda Patten characterized staff objections as head scratchers, particularly regarding zoning creep away from the bay. The Mira Mar site, she said, is 877 feet from the bay, closer than the adjoining Demarcay at 887 feet as well as 1350 Main St., which is also zoned DTB, at 893 feet away. The 16-story The Plaza at Five Points is 1,238 feet inland. 

Statistical data notwithstanding, Planning Board questioning focused on whether the historic preservation architecture expert Rick Gonzalez can really pull off restoring the Mira Mar to its 1920s origins at the estimated cost and, if not, whether Seaward — or another developer — could take advantage of the rezoning and Comprehensive Plan amendment if they abandon the preservation effort.

They also cited concerns over the precedent of amending the Comprehensive Plan at the micro, rather than macro, level.

Seaward representatives countered that should another project come along that proposes to restore downtown historic district street frontage of some 400 feet, then maybe that concern is legitimate. 

DeLeo cited complaints of residents of The Mark, a 10-story condo tower just east of the Mira Mar site, who testified in the hearing that their views and sunlight — especially from their fifth-floor amenity, would be adversely impacted by 18-story towers. Salem, a building contractor, was doubtful that Gonzalez, who has led significant restorations across the state — most recently the DeSoto County Courthouse — could successfully execute saving the wooden frame and foundation structure. 

And, if not, what might happen next?

 “Whatever happens here, let's not screw up that really great street,” DeLeo said.

“I think we, there's the potential for really screwing up that great street if we don't do this,” said board member Daniel Clermont, asking what would most disturb someone familiar with that block of Palm Avenue.

“Would they be more disturbed by the Mira Mar being an homage building or rehabilitated building with two 18-story towers set back, or would they be more disturbed by that building, having atrophied, been removed?”