Sarasota 18-story condo project inches closer to reality

Anticipating a partial sign-off for an 18-story mixed-use residential development at South Pineapple Avenue and Ringling Boulevard, with unresolved comments from six city departments, representatives of Adagio will require a third submittal to the city of Sarasota Development Review Committee.

Adiago had its second submitted hearing before the DRC on Sept. 3.

Designed to conform with Florida’s Live Local Act, which incentivizes including attainable housing, the project is proposed at two towers, one 10 stories and the other 18. They will stand above a podium that includes structured parking and 31,933 square feet of street-level commercial space. 

The 18-story, bay-facing tower will include 103 market-rate condominiums and the 10-story building to the east, 69 attainable units. The site is zoned Downtown Core, which if not developed under the Live Local Act would limit the height of the project to 10 stories.

The Live Local Act usurps local approval authority over residential developments that include at least 40% of its total units priced at 120% area median income or lower. Unlike city-offered incentives, Live Local does not require the attainable units to be equally spread among 80%, 100% and 120% area median income.

Live Local permits height and density matching any zoning district within a one-mile radius of the project, providing the property's zoning permits commercial, industrial or mixed-use development. 

To receive those incentives and others, 40% of the total dwellings must be offered as attainable for a period of no fewer than 30 years. Implementation of the Live Local Act for developments also provides for administrative-only approval, provided a project meets all code requirements. 

Consultant Joel Freedman told staff the project needs one administrative adjustment, addressing a comment that a fire command room — which is a central, secure room that consolidates fire protection and life safety system controls — along Pineapple Avenue cannot be considered habitable space and must be relocated. Additionally, clarification is needed on a room adjacent to retail space and a stair egress corridor along Pineapple Avenue to meet the definition of habitable. 

Freedman told the committee he expected that adjustment to be granted soon.

There is enough other issues among six departments remaining to require the third submittal to the entire committee.

To build Adagio, The Lutgert Cos. of Naples assembled five parcels along Ringling Boulevard between Palm and Pineapple avenues, including the U.S. Garage building at 330 S. Pineapple Ave. and a parking lot formerly owned by Church of the Redeemer. It paid $26 million in separate transactions.