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Sarasota unveils incentives, zoning changes to speed attainable housing; about 800 units in pipeline
Summary
City planning officials described a multi‑pronged program of density bonuses, new future land‑use categories and parking and fee adjustments aimed at producing attainable housing; staff said roughly 800 attainable units are in the pipeline and asked county partners to note the program’s tiered affordability rules.
City of Sarasota planning officials outlined a multi‑tool approach intended to expand attainable housing in the city and described early pipeline results and program design rules.
Planning Director Steve Coover and staff said the city combined zoning incentives, parking reductions and fee deferrals with a density‑bonus program that allows up to 4 times base downtown density and up to 3 times density on commercial corridors when developers set aside a minimum 15% of bonus units as attainable housing for at least 30 years.
Why it matters: Staff emphasized the local economic consequences of housing cost pressure and presented survey data showing that many young professionals consider leaving the area because of housing costs. "96% felt that the cost of housing is negatively impacting the economy," Coover said, summarizing a chamber survey.
Program details and results presented: - Tiering requirement: at least one‑third of bonus units must serve households at or below 80% AMI; no more than one‑third may be targeted at 100–120% AMI; remaining units may be up to 120% AMI. - Downtown density bonus: up to 4× base downtown density if 15% of bonus units are designated as attainable for 30 years. - Commercial corridor policy: new 'urban mixed use' future land use allows up to 3× base density in defined corridors (US‑41, Fruitville, portions of US‑301) with daylight‑plane, sidewalk, and tree‑canopy requirements to maintain compatibility. - Funding: the city has a continuous funding source from a local surtax; city staff also noted a $200,000 annual figure from the surtax dedicated to attainable housing activity.
Staff said more than 20 attainable‑housing applications are active and that, combined with nonprofit and developer efforts, nearly 800 attainable units are in process (either in permitting or close to construction). Commissioners asked staff for an inventory of existing units and details on whether the program is reaching the target professions; staff said they will seek to provide income‑level breakdowns but cautioned that tenant profession data are often private.
Commissioners and staff discussed state legislation (House Bill 943), and staff noted uncertainty about Tallahassee’s pending actions to preempt some local zoning controls. The city said its approach is incentive‑based rather than mandatory, and staff believe the program remains durable under current statute but will monitor state changes.
Ending: City staff asked the county to consider complementary tools, and commissioners commended the city’s outreach and tiering approach. Staff will provide an inventory of existing affordable/attainable units and follow up with income‑level data where available.
