New downtown Sarasota condo project moves forward

New multifamily development is continuing its eastward migration along Ringling Boulevard with the approval to integrate a 20-foot-wide alley into a 10-story, 54-unit development covering two lots at the intersection of Ringling and South Osprey Avenue.

The development, which has no submitted site plan, would replace a low-rise commercial building and a row of substandard townhome units on two parcels at the edge of Arlington Park. The properties in question are at 1776 Ringling Boulevard and 222 S. Osprey Ave. They are separated by an alley that can be accessed from Osprey to the east and terminates at an adjoining condo building to the west.

The public benefit merits of the 207-foot-long brick paver alley that dead ends at a pair of dumpsters was at the center of the nearly two-hour-long July 6 Sarasota City Commission legislative hearing where the development took another step forward. Representatives of the applicant brought a request to vacate the right of way for the alley, known as Osprey Court, so it could complete the design of its project under the working name of Ringling & Osprey Condos.

The developer, PFI 721 Development LLC, made a number of streetscape enhancing proffers to sweeten the deal. 

The request set off the usual distress over whether a handful of proffers in exchange for the city’s use of an alley — which in this case involves only garbage collection — is enough to offset loss of the perceived public benefit.

However, the commission determined it was enough by a 4-1 vote, with Mayor Debbie Trice opposed, and the sacrifice of 4,154 square feet of ground and air space was approved.

Courtesy image

The developer’s proffers included:

• Four attainable apartments priced at 80% area median income or below rather than the required two units to achieve the city’s bonus density.
• A publicly accessible plaza with green space near the intersection of Ringling Boulevard and South Osprey Avenue.
• A 10-foot setback of 172 feet in length covering 94% of the frontage.
• A minimum 8-foot-wide sidewalk.
• A 14-foot, 3-inch setback of the building face above the second floor,
• A 20-foot-wide public green space.
• Constructing a bus shelter where one currently does not exist.
• A 4-foot landscaped area approximately every 30 feet when not in conflict with utilities along Osprey Avenue.
• Pedestrian canopy along the full length of the building.

“We are essentially giving back to the community about 3,625 square feet,” said Macaire King, an attorney for the developer. “That's just about a 500-square-foot difference between what we're seeking to vacate and what we'd be giving back to the community.”

Commissioners Jen Ahearn-Koch and Kathy Kelley Ohlrich were primarily concerned that proffers made to sweeten the deal between a 4-1 Planning Board rebuke of the alley vacation and the July 6 meeting would remain in effect through the administrative approval process. Deputy City Attorney John Shamsey assured they would, providing they were included as part of the ordinance.

Photo by Andrew Warfield

Commissioners Liz Alpert and Kyle Battie leaned more toward concerns over what could be developed by-right on the parcels should the alley vacation be rejected. In that case, all the proffers could go away and two 10-story towers built instead or, even more intense, the site could be subject to Florida Live Local standards and go up to 18 stories providing the requisite number of affordable housing units were included.

“The last thing that I think anyone would want, and particularly anyone in that area would want, is the alternative,” Battie said. “These proffers that are being made for this project benefit us all. You don't want the alternative, and they have every right to know to explore those possibilities if they so choose."

The list of concessions was so appealing the project even won the endorsement of the persistent watchdog Laurel Park Neighborhood Association, as board member Ron Kashden spoke in favor of the alley vacation.

Image courtesy of DSDG Architects

Still, a sticking point was the loss of 12 affordably priced residences, which, under the design, will be replaced by one-fourth that number. King and development consultant Philip DiMaria of Kimley-Horn reminded commissioners any remaining leases on those apartments will expire by the end of the year, none will be renewed and the building demolished by the developer regardless of the alley vacation outcome.

Meanwhile, the four attainable units offered by the developer will be affordable rentals for 30 years.

“There's zero protection to those attainable units today,” DiMaria said of the substandard apartments, which are not part of the city's affordable housing program. “Those parcels could be renovated, they could be redeveloped where all attainable units are removed with zero protection and zero controls. The discussion we're having today is if the removal of the right of way occurs, there's a net public benefit being given back.”

With the alley vacation approved, a site plan will be further developed prior to running an administrative gauntlet and, providing no adjustments or changes to proffers are requested, will go to the desk of the director of development services for final approval.