Assisted-living facility near downtown wins rezoning approval

A plan to convert some or all of the assisted-living units in a Laurel Park-adjacent facility to independent living apartments received approval on second reading by the Sarasota City Commission. The 3-2 vote was identical to the first reading.

Vice Mayor Kathy Kelley Ohlrich and Commissioner Jen Ahearn-Koch opposed the request to rezone Alderman Oaks at 727 Hudson Ave. from Residential Multiple Family to Downtown Edge. The vote on the first reading was held following a public hearing during the commission’s March 2 meeting.

Although the interior renovation of the property would result in fewer units, the current density of 47 units per acre is non-conforming with the future land use classification of Urban Edge, making the rezoning necessary to continue operations while planning for renovation. Maximum density in Downtown Edge is 25 units per acre.

Owner Alderman Oaks Inc. submitted the rezoning request without a site plan, expressing its intention to rebuild some or all of the interior to shift its business model and residential composition.

That was the primary sticking point as the rezone could permit, if the current or future owner later chooses, a build up to five stories on a portion of the property should a redevelopment include affordable housing. The current structure is three stories.

“There is about a 35-foot strip in the middle to the south that could be a five-story building because it's not within 100 feet of any other zoning district,” said attorney Patrick Seidensticker, representing the applicant, citing city zoning code.

And with a shift to a downtown zone district, such a project would need only administrative approval and leave it eligible for a Florida Live Local project of even greater height and density. The state law allows for a residential or mixed-used development in certain zone districts to match the height and density of any zone district within a one-mile radius of a property, providing it meets affordable housing requirements. That radius brings the site within range of Downtown Bayfront, the city’s most dense and tallest zone district.

Alderman Oaks Inc. has proffered the site would be restricted to residential use, other than any commercial needs required to operate a group living facility, as it currently does.

“The proffer limiting to residential uses doesn't limit the height or doesn't restrict if the existing structure were demolished for the owner to benefit from affordable housing increased density,” questioned Ohlrich in the form of a statement.

“Correct,” affirmed Development Services Manager Allison Christie. “It just limits that they could not do a more intense use, like commercial retail or something like that. It's limited only to residential.”