Beneva Road townhome project clears Planning Board scrutiny

Although not enthusiastic about the architecture or lack of guest parking, the Sarasota Planning Board has recommended site plan approval for a townhome development on the former “Circus City” site Beneva Road north of Fruitville Road. 

By a 3-2 vote at its June 11 meeting, the Planning Board endorsed a project for 83 townhomes, to be built by national home builder DR Horton, on the 7.5-acre site that was once a mobile home village as part of the 155-acre Ringling Brothers and Barnum & Bailey Circus winter headquarters.

Previously known by its working name Beneva Road Townhomes, the development is called Sage Park.

The Sarasota City Commission approved rezoning of the site to accommodate the development in August 2024. Attorney Charlie Bailey explained to the Planning Board that they could not consider the site plan then because the zoning text amendment had to happen first. 

Permitted density at the site is 13 units per acre. The DR Horton plan includes 11 units per acre.

Planning Board members were generally pleased with the site layout and buffering from surrounding properties, but other than levels of service along Beneva and Fruitville roads — which is not a factor to be considered in site plan approval — a lack of parking and the design of the buildings were enough to cause two members, Terrill Salem and Shane Lamay, to oppose recommending the plan.

Photo by Andrew Warfield

Representing the developer, attorney Charlie Bailey emphasized the project addresses a needed price point in for-purchase residences within the city limit. The units are anticipated to sell in the range of $380,000. 

“Although this is not the ‘missing middle’ overlay, the housing stock that's being realized is the type that was the goal or intent of the missing middle in terms of single family,” Bailey said. “Although there are no affordable or attainable housing, they will be market rate. Nevertheless, they will be, we think, a lower price point, making them for affordable to a number of folks.”

Arguing that modest price can still be attractive, Lamay, an architect, lamented the design he described as indistinguishable from one townhome to the next. 

“There are several examples around town of really successful townhome situations that get people excited,” he said. “This is one of those that kind of starts to scare people off, and it's a shame because this is what we need so much. That is a huge negative about this.”

Bailey responded the economic realities of land and construction costs don’t necessarily support sophisticated architecture for less than $400,000 per unit.

Just north of Circus Boulevard, Sage Park is across Beneva Road from Sarasota Commons Shopping Center with proximity to Circus Trail, Legacy Trail and Bobby Jones Golf Club and Nature Park.