18-story Mira Mar development project moves forward

Nearly eight hours and six new proffers later, the developer that wants to save the Mira Mar building and monetize the site to cover the hefty tab passed a critical test in its efforts.

During Monday’s marathon meeting of the Sarasota City Commission, most of it dedicated to the Mira Mar matter, property owner Seaward Development won unanimous approval of a site- and project-specific amendment to the city’s Comprehensive Plan, setting the stage for a rezoning hearing to come likely this summer.

Amendments to the Comprehensive Plan usually require not only a supermajority approval to transmit the request to the Tallahassee for review, then a second 4-1 vote or better to adopt it. In this case, because the amendment regarded as “small scale,” state input and endorsement is not required.

Getting there wasn’t easy with Monday’s legislative public hearing, including lengthy testimony from city staff — which recommended against approval —along with the applicant and its representatives and two attorneys representing opposition from residents of the nearby The Mark condominiums. In addition, there were 29 members of the public who spoke, 20 in favor of the Mira Mar project with the remainder residents of The Mark, a fraction of the more than 70 residents in the audience.

Photo by Andrew Warfield

The eventual rezoning of the parcel is critical to Seaward’s effort to fully restore the Mira Mar to its 1926 origins as it will permit the developer to build two 18-story condo towers, from which revenues will fund the estimated $30 million cost. The 400-foot long, 30-foot deep frontage along South Palm Avenue was built as apartments in a matter of months with no foundation pilings atop beach sand. Rehabbing the two-story building requires starting below the ground with pilings and piers and replacing support features throughout.

Two years ago Seaward contracted one of the state’s foremost historic building rehabbers in Rick Gonzalez, who told commissioners restoration is significantly more expensive than new construction. Architect Igor Reyes, who like Gonzalez is in the Miami area, was brought on board to design the buildings that will cover that cost.

In her support of the project, Vice Mayor Debbie Trice acknowledged the necessity of the Comprehensive Plan and zoning changes in order to raise the capital.

“You need a viable business model that will generate the money to ensure that the historic property will last. You cannot rely on philanthropy forever,” Trice said. “I think it's important that we have agreed to enable the applicant to generate the money, not only to restore the property, but to keep it maintained and going forward for the next 100 years.”

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Staff opposed the Comprehensive Plan amendment and zoning change in part out of concern that, besides being out of character for the neighborhood, it could result in zoning creep bringing higher intensity projects into the center of downtown, and that it could establish a precedent for future similar requests. 

Mayor Liz Alpert dismissed the latter in that a scenario such as Mira Mar is a one off.

“I don't think it sets a precedent because there are not other properties like this in our downtown that have such a massive impact on one street,” she said.

Residents of The Mark, meanwhile, objected to the change citing the resulting development will bring additional heat to downtown, block breezes and sunlight to their fifth-floor outdoor amenity area and obstruct views toward Sarasota Bay.

Alpert reminded that, by right, what could be on the site without the historic designation — a 13-story to 18-story monolith built lot line to lot line — would have greater impact than two towers separated in the middle and set back dozens of feet from the street on all sides. 

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While admitting to being deeply conflicted, Commissioner Jen Ahearn-Koch supported the plan based on the good faith of Seaward Development — plus multiple proffers offered — and being comforted that, should the project fall through, the zoning would revert back to Downtown Core.

Seaward Principal Patrick DiPinto offered assurance the project will go forward with Gonzalez having already put in two years' worth of work on the rehab.

“We've done laser scanning, Rick's almost done with his full set of plans,” DiPinto said. “We have something most developers don't have because we decided to spend the money and hire the people up front. We’re very confident that we can get this building done for those dollars, and that gave us the confidence because we put so much time in and actually hired (Gonzalez) early,”

Approval of the Comprehensive Plan amendment on second reading is required prior to a rezoning hearing, which could occur at the same meeting. Following approval of the rezone on second reading would be a technical review of an eventual site plan by the city’s Development Review Committee and administrative approval, providing no Planning Board adjustments are required.