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Article originally posted by David Conway in Your Observer

On Friday, the city announced it approved a site plan application for an 18-story luxury condominium at 605 S. Gulfstream Ave., which could allow for construction to begin soon on another bayfront high-rise.

Seaward Development intends to break ground on the building on May 1. The project, called Epoch, will build 23 condominium units on the former site of the Versailles condo, which was demolished last year. Seaward Development is also responsible for the nearby 7 One One Palm condo project.

Michelle Young, Seaward Development’s vice president of operations, said units in the Epoch building are listed from $3.3 million to nearly $9 million for the penthouse. Young said other waterfront residential projects have not slowed interest in the development, noting about 40% of the units have sold.

“You just don’t have that much space on the bayfront that has this kind of view,” Young said.

Ahead of the city’s approval of the proposed development, residents on Palm Avenue had registered complaints about the building’s design. Palm Avenue residents have expressed ongoing concern about the character of development along the street, objecting to regulations that allow for 18-story projects built out to the property line.

On Dec. 18, Palm Avenue resident Barbara Campo sent an email to city officials listing her criticisms of the site plan as proposed. She took issue with the rear facade of the building on Palm Avenue, suggested more efforts should be made to preserve trees and said the project should include guest parking spaces.

“I find the architectural renderings submitted by the developer of Epoch to be not only incompatible with the beautiful visual flow of this street, but, quite frankly, evidence of a complete disregard for this street’s fine character,” Campo wrote.

In arguing against proposed projects, residents such as Campo have attempted to emphasize a provision in the zoning code requiring developments to be compatible with the surrounding neighborhood. City staff members have said they take that standard into consideration when reviewing a proposed site plan.

Young acknowledged Seaward Development heard objections to the proposal, but she said they also received support from other residents. She said the company attempted to respond to resident input as it finalized plans for the building.

“We actually did quite a bit above and beyond what was required,” Young said.

Young said the developer attempted to enhance the façade of the building along Palm Avenue, adding landscaping and removing some design elements on the parking garage neighbors had specifically critiqued. She noted the building only goes up three stories before there is a significant setback to the structure’s main tower, which sits more than 100 feet away from the Palm Avenue property line.

Young said Seaward took pride in the building’s design and expressed optimism the public would come to support the project.

“When someone drives along Mound (Street) or on the bayfront, I think people are going to find this is going to be an incredibly beautiful addition to the neighborhood,” Young said.

Although Seaward plans to break ground on the building next month, there could still be one obstacle to overcome. The public has a 10-day window to file an appeal to an administratively approved site plan, which means a resident could still challenge the city’s decision until April 22.

Bob Hendel is a South Palm Avenue resident and member of the group SHOUT, formed specifically to address concerns about construction on the street. After the city announced the site plan approval Friday, Hendel confirmed residents were discussing their options regarding the project, but he said it was too early to say whether an appeal may be forthcoming.

“It’s preliminary for me to comment,” Hendel said.

Article originally posted in Sarasota Magazine, 9/14/2018.

Seaward Development and Habitat ReStore recently removed reusable items from a 1974 building set to be demolished this fall.

Another 18-story luxury condominium is coming to the bayfront, a sign of continued interest in high-end downtown residences.

The below article was posted in the https://www.yourobserver.com/article/downtown-bayfront-sarasota-condos-versailles

Seaward Development

Patrick DiPinto said deciding to build a high-rise condominium at 605 S. Gulfstream Ave. was an easy choice.

“It is truly one of the last of its kind on the bayfront,” DiPinto said. “We’ve got an incredible piece of property that has over 100 feet of direct Florida waterfront views.”

That’s why DiPinto’s company, Seaward Development, spent more than $9 million to buy out the 14 owners of the Versailles condo, built in 1974 on the Gulfstream site. And on Jan. 16, Seaward filed a preliminary application to knock down the existing structure and build an 18-story, 25-unit condo in its place.

Buying a condo building only to demolish it and build a new one is a costly endeavor.

But the sustained demand for bayfront residences near downtown Sarasota makes the investment worth it, even with other condo projects in development nearby. (And as close as next door: An 18-story, 17-unit condo is under construction on the neighboring property at 624 S. Palm Ave.)

DiPinto said the units, which will average 4,000 square feet with four bedrooms, are marketed toward island residents who don’t want to significantly downsize from a single-family home.

The units won’t go on the market until March, though construction likely won’t begin until the end of the year.

And yet, Seaward said it already has seen significant interest from buyers.

“We have had dozens of Realtors call us with prospects who want to be downtown,” DiPinto said.

Follow the plan

Since 2013, developers have moved forward with a series of 18-story downtown structures near the bayfront. That’s the maximum height allowed for buildings in Sarasota, permitted only on properties zoned downtown bayfront.

Starting with The Jewel at 1301 Main St., at least eight projects in the past five years have included plans for 18-story buildings. The Quay development likely will have multiple high-rise structures. Two more properties zoned for 18 stories — one at Fruitville Road and U.S. 41, the other at 838 N. Tamiami Trail — lack formal plans but are slated for development in the near future.

Some residents have groused about the recent influx of high-rise buildings, but Sarasota officials say the city is being developed according to plan.

“If it’s consistent with our comprehensive plan and consistent with our zoning, they can just go forward with it,” Planning Director Steve Cover said. “If it’s consistent with both, it’s consistent with where the city wants to go.”

“It’s consistent with where the city wants to go.” — Steve Cover

If residents or city commissioners wanted to see a different type of development, Cover said the city does have the means to change its regulations governing new building. But that doesn’t mean the city can suddenly halt all high-rise projects. In Florida, if property rights have been given to somebody, they can’t be taken away without compensating for the lost value.

That means, for example, it could allow increased residential density in exchange for reduced height. Or, to address other issues, it could go in the other direction — in exchange for mandating wider setbacks from the property lines, the city could allow taller buildings.

Cover, who moved to Sarasota in 2017, has taken note of the focus on luxury residential development near downtown. From a planning perspective, he said that’s not a point of concern — merely a reflection of the demand for that particular product.

“I know since I’ve been here, most of the new developments are the larger, higher-end condominiums,” Cover said. “So I guess there’s a big market for that.”

Construction fatigue

Gulfstream Avenue resident Lottie Varano is more wary of the continued development downtown.

Varano lives in the Essex House, where residents have raised a series of complaints about the effects of the neighboring 624 Palm construction site. Because of those complaints, the city is reconsidering its regulations on setbacks for downtown buildings, though no changes have been made.

Although the Essex House won’t be as directly affected by the Versailles redevelopment, Varano encouraged the builder to take concrete steps to address the safety concerns associated with new construction.

“I would like to see, if they are going to no setbacks, that they don’t just say they’re going to be careful — that they do things to be careful,” he said. “Like providing netting to stop the fallout so that they don’t damage the neighbors’ property.”

DiPinto said Seaward has already spoken with neighboring property owners and city staff and pledged to prioritize safety during the construction process.

“We’re trying to be cognizant of what’s important to our neighbors,” DiPinto said.

And though the project doesn’t even have a formal name yet, the developer is setting lofty expectations for the final product.

“This will be an iconic building,” DiPinto said. “It’s going to be one the city and residents on Palm and Gulfstream are going to be proud of.”

Varano said he recognizes the city can’t pick and choose which high-rise developments to permit, but he wished the city had a mechanism that would slow the rate at which new buildings are going up. Across the street from the Essex House, Seaward has broken ground on another residential project — the five-story, 16-unit 7 One One Palm condo at 711 S. Palm Ave.

The safety issues are residents’ most pressing concern, but Varano said the constant construction creates a quality of life issue, too. DiPinto said the 605 S. Gulfstream project could be complete by late 2020. Taken together with the 624 Palm development, that’s five years of high-rise construction in one piece of the city.

Varano acknowledged that’s the reality of life in a growing city. Still, he said he was disappointed downtown residents seemed fated to keep dealing with the nuisances of life around construction sites.

“Are we tired?’’ Varano said. “Yeah, we’re a little weary — especially those of us who are up in age and trying to spend our retirement years in some peace and quiet.”