Development firm clears property for new home on GMD

Seaward Development has submitted plans for a building permit for the lot at 3515 Gulf of Mexico Drive.


Sarasota Custom Home Builder clears lot for new home.


Trees and land have been cleared at 3515 Gulf of Mexico Drive to make way for a new home on Longboat Key’s Gulf front.

The property is being developed by Seaward Development for David Hargreaves and his wife, Linda. It is situated just south of the town’s trailer park.

“The house will surely be one of the finest homes on the island,” Seaward Development CEO Patrick DiPinto wrote in an email.

The email was sent to Planning, Zoning and Building Director Allen Parsons and distributed to town commissioners.

Hargreaves is the head of Financial Strategies and Controls at Seaward Development.

A new home will fill the place of removed trees at 3515 Gulf of Mexico Drive.
Courtesy photo

Hargreaves has been a resident of Lido Shores for over 10 years and plans to be a full-time Longboat Key resident once his new home is finished, according to DiPinto.

The development group purchased the property on the barrier island in January 2022, and it was already zoned as R3, low-medium density, mixed residential district. The zoning makes building a home on the property allowable without the development needing to visit the town’s Planning and Zoning Board first as long as it meets town requirements.

A building permit was submitted to the Planning, Zoning and Building Department the week of March 13. It is still under review by the department.

The clearing of the property, including the tree removals, were allowed because of a separately, previously approved tree permit. The trees on the property were a mix of invasive species, so replacement will not be required.

Renderings were included with permit application information and are subject to change based on town required changes.

Original Article By  | 5:00 a.m. March 28, 2023

See more information on the home here: Picture Frame II

$11.15M condo sale sets sales record in Sarasota and Manatee

The Grand Penthouse at Seaward Development project Epoch has recently broke the sales record for a condominium in both Sarasota and Manatee Counties.  See the original email posted in the Business Observer below:

The Penthouse at Epoch has broken the Sarasota sales record.
The penthouse was originally listed for $16.35 million in June 2022

A new record for highest-priced condo sale has been set in Sarasota and Manatee counties, with an $11.15 million sale of a downtown Sarasota unit.

The condo, with the highest listing price in the two-county history, according to MLS data, is at 605 S. Gulfstream Ave. That’s in Epoch Sarasota, a bayfront building in Sarasota.

High as the price was, it was a 30% discount from the $16.35 million that the condo was listed for in June 2022. The condo was on and off the market since then, says Longboat Key Coldwell Banker Realty agent Kelly Baldwin, who represented the buyers. “They were pretty specific about what they wanted,” adds Baldwin.

Moriah Taliaferro, a Realtor at Premier Sotheby’s International Realty’s downtown Sarasota office, represented the seller.

“This record-breaking home sale in downtown Sarasota exemplifies the prestige and desirability of the luxury real estate market in the area,” Taliaferro says in a press release from Premier Sotheby’s. “The exceptional penthouse takes full advantage of enhanced grandeur, located in one of Florida’s premier sun-soaked destinations.”

The penthouse condo takes up the top two levels of the building with over 6,000 square feet of interior living space. The space features high ceilings, an open layout, a private elevator foyer, recessed lighting and private terraces.

Additionally, on the rooftop is a 1,700-square-foot private sky lounge complete with a jacuzzi, putting green and seating area.

Original Article By Amanda Postma | 3:45 p.m. June 28, 2023

New Siesta Key Custom Home offered at nearly $17 million

Seaward Development Joins Forces with Michael Saunders & Company for EPOCH Sales

Originally Posted by Brittany Mattie in SRQ Magazine, November 12, 2019.

Sarasota-based firm, Seaward Development LLC., remains focused on developing boutique communities for homebuyers, including EPOCH, an 18-story condominium community of just 23 residences—currently under construction on Sarasota’s downtown bayfront, between South Palm and Gulfstream Avenues. EPOCH was designed by Nichols Brosch Wurst & Wolfe of Coral Gables and is being built by Gilbane Construction. In October, Florida Gulf Coast real estate agency, Michael Saunders & Company  (MS&C), was appointed the exclusive listing broker for EPOCH, which is currently under construction. Seaward Development announced the partnership with MS&C for the final 60% of sales, just as the 5th deck was being poured on the new luxury tower.

“Joining forces with MS&C is a natural fit for us,” says Patrick DiPInto, President of Seaward Development. “Both of our firms are locally based, entrenched in luxury waterfront real estate, and laser-focused on delivering exceptional customer experiences. EPOCH offers an incredible location with unparalleled views of the bay, the highest level of finishes, and a focus on personal service. We trust that MS&C will help spread our message around the world.”

Sales and marketing for EPOCH have been overseen by Amy Drake of Property Perspectives Group. Having spent 10 years as Division Director for MS&C New Homes & Condominiums team, Drake mentioned that working with MC&C is “like going home,” she says. “I am thrilled to be back with the best new homes team in the business and to be working again with a visionary like Michael Saunders. The company has the resources and reach like no other and the entire MS&C team speaks the language of our sophisticated buyers.”

Recently, Seaward Development held a private realtor event—hosting over 50 top realtors selling downtown luxury properties for a special Hard Hat Tour of the EPOCH tower while under construction. Gilbane Construction assisted in taking them up in two separate groups to see the bay views from the 4th level deck. “The realtors loved it since they were able to see the construction in action and get a feel for the floor plans,” says Michelle Esposito Young, vice president of operations for Seaward. “I don’t think anyone has ever hosted such an event right in the midst of construction – plus we had Polpo’s pizza truck at the construction trailer, which is always a winner.”

For sales information and appointments visit or the Sales Gallery at 53 South Palm Ave. or call Amy Drake at 941-376-9346.

Firm Named Exclusive Listing Broker for 18-Story Condominium

Originally Posted in the Business Observer, November 9, 2019.

Seaward Development announced a partnership with Michael Saunders for the final 60% of sales at Epoch.

SARASOTA — Michael Saunders & Co. was named the exclusive listing broker for Epoch, an 18-story condominium tower with 23 residences under construction in downtown Sarasota between South Palm and Gulfstream avenues.

Sarasota-based Seaward Development announced the partnership with Michael Saunders for the final 60% of sales as the fifth deck was being poured on the new luxury tower.

“Joining forces with MS&C is a natural fit for us,” says Patrick DiPInto, president of Seaward Development, in a statement. “Both of our firms are locally based, entrenched in luxury waterfront real estate and laser focused on delivering exceptional customer experiences.”

Sales and marketing have been overseen by Amy Drake of Property Perspectives Group. She will continue in her role, rejoining the Michael Saunders New Homes & Condominiums team where she spent 10 years as division director, the release adds.

Epoch was designed by Nichols Brosch Wurst & Wolfe of Coral Gables. It is being built by Gilbane Construction. Residences are 3,680 to 5,650 square feet. They are priced from $3.3 million to $6.8 million and $9.5 million for the penthouse.

Seaward Development’s principals are DiPinto and David Hargreaves. Other projects include Park Residences of Lido Key and 7 One One Palm, a condo community with 16 residences expected to be completed in January 2019.

Michael Saunders & Co. is a network of 24 real estate offices with about 700 agents and 200 support team members. It is based in Sarasota.


City approves Gulfstream luxury high-rise

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.

EPOCH Sarasota launches into the future

Article originally posted at Your Observer by Amelia Hanks

EPOCH Sarasota is soaring to new heights with the recently announced launch, celebrated with a reception at State of the Arts Gallery on Dec. 6.

The luxury condo tower located at 605 South Gulfstream Ave. is located right on Sarasota Bay, with 23 condos in the building. B. Pila Design of Miami designed the interior of the building, DWY Landcape Architects designed the building and Seaward Development is building EPOCH. 

Move in dates are planned in 2021. Prices start at $3 million.

Builder Donates Recycled Condo Materials

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.

Seaward Development recently partnered with Sarasota’s Habitat ReStore to remove kitchen cabinets and appliances, counters, doors, sinks, toilets, fans and light fixtures from Versailles, a 1974 building that will come down this fall to make way for the new building Epoch. All the items deemed to be in good condition will be sold at the ReStore, 2095 17th St., Sarasota. Between 25 to 40 percent of solid waste in America is related to building projects; only 20 percent of construction waste or demolition debris is recycled, according to a press release.

Developer Plans High-Rise Bayfront Condo

The below article was posted in the Sarasota Observer:

Seaward Development is planning an 18-story, 25-unit luxury condominium project at 605 S. Gulfstream Ave., currently the site of the Versailles residences.

Another high-rise condominium building is in development near Sarasota’s bayfront.

On Tuesday, Seaward Development filed a preliminary application for an 18-story, 25-unit condo at 605 S. Gulfstream Ave. The property is currently home to the Versailles, a mid-rise condo building constructed in 1974.

Seaward Principal Patrick DiPinto said the group has spent more than a year planning to develop the Gulfstream site. Although that planning process is still ongoing, DiPinto said the average unit will be 4,000 square feet with four bedrooms.

At $1,100 per square foot, that puts the price for the average unit at more than $4 million. The units will be targeted at people who want to relocate to the city but don’t want to significantly downsize from a single-family residence.

“We see this site as an alternative for our island and high-end consumers who have large homes and want the convenience of condominium living,” DiPinto said.

Seaward spent more than $9 million to buy out the 14 owners at the Versailles, according to Sarasota County Property Appraiser records. The developer believes sustained demand for luxury condominiums near the water will make that expenditure a worthy investment. DiPinto said his team has already heard from prospective buyers.

“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.”

DiPinto said the development would comply with the city’s existing zoning regulations, which means it will go through city staff for review and approval. Seaward hopes to begin construction in the fourth quarter of 2018, which could put completion of the project in late 2020.

Residents on Gulfstream and Palm Avenue have recently expressed concern about the effects of construction in the area — particularly the 624 Palm high-rise condo development, located right next to the Versailles. DiPinto said Seaward has already engaged in conversations 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.

The project does not yet have a name, and sales are set to begin in March. Already, though, 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.”

Downtown High-Rises Remain in Demand

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

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.”

Seaward Development
Patrick DiPinto and David Hargreaves of Seaward Development are moving forward with two different high-end luxury condominium projects on Gulfstream and Palm avenues.

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.”