Mira Mar restoration project wins rezoning approval

If all goes as scheduled, by this time next year the work to rehabilitate the historic Mira Mar building and redevelop the rest of the 1.2-acre property to cover the estimated $29 million in cost will be well underway.

During its July 7 meeting, the Sarasota City Commission approved on second reading a comprehensive plan amendment that paved the way for a unanimous approval later in the meeting to rezone the property from Downtown Core to Downtown Bayfront.

The small-scale comprehensive plan amendment — which does not require transmittal to the state for comment and endorsement — was approved by a unanimous vote of the commission on May 19. 

The rezoning will allow property owner and developer Seaward Development to build its planned twin 18-story condominium towers behind the Mira Mar. Seaward executives say that is necessary to provide the economic engine to generate the revenue needed to pay to preserve and restore one of downtown's most beloved historic structures to its original form.

Seaward has worked for more than 2 years to bring its plans to fruition after being denied by the Historic Preservation Board permission to demolish the building to make way for a redevelopment. Rather than appeal that decision the City Commission, Seaward Principal Patrick DiPinto and President Matthew Leake opted to devise a plan to both save the Mira Mar building, which is in danger of collapse, and develop a mixed-use project along the 400-foot span fronting South Palm Avenue to the west and Mira Mar Court to the east.

Photo by Andrew Warfield

Seaward has worked with preservation architecture expert Rick Gonzalez and architect Igor Reyes — both of the Miami area — to devise a plan that restores the two-story Mira Mar to its mid-1920s origins and design compatible towers behind it. 

Monday’s approvals have now green-lighted the unique project, and Seaward is ready to step on the gas.

“Our current plan is to begin the rehabilitation at the end of the year, and to get a head start on stabilization and the rehabilitation prior to commencing construction on the new buildings in the second quarter of 2026,” Leake told the Observer on Tuesday. 

To do that, the team must submit a site plan application to start the development review process, which according to Leake will occur, “in the next few months.”

The design of the towers will reflect the Mediterranean Revival architecture of the Mira Mar. Comprehensive Plan and zoning changes came with a long list of proffers to assure the project is as proposed, or both revert to their prior designations. They include:

• No more than 60% building coverage of the two towers above the podium level.
• Discount rents of 50% or less on second-story non-residential space for 10 years.
• Average of approximately 3 feet of interstitial space between floors.
• Height limitation of approximately 262 feet not including elevator overrun and architectural features.
• The designation of historic portions of the Mira Mar property, measuring 30 feet in depth from South Palm Avenue, shall remain as Downtown Core and not change to Downtown Bayfront.
• The developer will not capitalize on the city’s Transfer of Development Rights program for historic properties.

In addition, the restoration of the Mira Mar must extend to the full depth of the current structure, not just preserve the façade. 

Gonzalez said it will go much further than that.

“We've got quite a good set of plans already underway, and we are going to remove the 1980s elements and bring it back to the original 1922 aesthetics of the project,” he told commissioners. “It's going to be a really beautiful restoration when we're done.”

Gonzalez, who specializes in restoration and rehabilitation projects across the state, told commissioners he is currently working on similar projects in Lake Park just south of North Palm Beach and in downtown Miami.

“Historic buildings we are putting to reuse by adding structures to it — large structures — which is the economic impact that is required to save the historic structures," he said.

Courtesy image

Commissioner Jen Ahearn-Koch used the approval of the Mira Mar to advocate for a zoning category between Downtown Core, with its 10-story limit, and Downtown Bayfront at 18 stories to provide greater flexibility in developments.

“This is, yet again, another example of when we have a land use change and the only zoning choice is DTB or DTC,” she said. “I am looking forward to the day when we discuss having other options since those are the only two land use categories where we only have one choice.”

Once a lease is signed, Seaward will begin work on a Mira Mar Residences sales center, which Leake said would be nearby on Palm Avenue. The goal is to open that facility by November.