Planning Board/Local Planning Agency Regular Meeting

CITY OF SARASOTA DEVELOPMENT REVIEW DIVISION DEVELOPMENT SERVICES DEPARTMENT M INUTES OF THE REGULAR MEETING OF PLANNING B OARD SEPTEMBER 9, 2026 AT 1:30 P.M. IN THE CITY COMMISSION CHAMBERS Planning Board Members Present: Chair LaMay, Vice Chair Douglas Christy, PB Member Dan Clermont, PB Member Nisbet, PB Member Neihaus Planning Board Members Absent: Staff Members Present: John Shamsey, Deputy City Attorney Alison Christie, AICP, General Manager, Development Services Cristian Toellner, Senior Planner, Development Services Camden Jenkins, Development Review Planner, Development Services Lucia Panica, Director, Development Services Alex Davis-Shaw, P.E., Acting Assistant City Engineer Briana Dobbs, AICP, CNU-A, Chief Planner, Planning Folakemi Gangbo, Planner, Planning Amanda Cisneros, Development Review Coordinator, Development Services Miles Larsen, Public Broadcasting Kyle Guay, Public Broadcasting 1. Call Meeting to Order and Roll Call: 1:30 p.m. Chair LaMay called the meeting to order. 2. Pledge of Allegiance Alison Christie (acting as the Planning Board’s Secretary) called the roll. 3. Changes to the Order of the Day Secretary Christie posed changes to the Order of the Day. The Planning Board agreed unanimously. City Manager Karie Friling gave an introduction.

Minutes of the Regular Planning Board Meeting September 9, 2026 at 1:30 p.m. in the Sarasota City Commission Chambers Page 2 of 12 4. Land Use Administration Public Hearings: Notice to the Public: At this time anyone wishing to speak at the following public hearings will be required to take an oath. (Time limitations will be established by the Planning Board) A. Reading of the Pledge of Conduct B. Quasi-Judicial Deputy City Attorney Shamsey provided time limits for each hearing, gave the oath and provided an explanation for Quasi-Judicial hearings. The Planning Board members disclosed ex-parte communications. 1. (Continued from August 19, 2026 Special Planning Board Meeting) 1000 North Sarasota Members Club (520 and 540 N. Tamiami Trail Unit C-3): Administrative Site Plan and Minor Conditional Use Application Nos. 26-ASP- 06 and 26-MCU-02 request for Administrative Site Plan approval and Minor Conditional Use approval to allow a private club to operate within two commercial spaces located on the first floor and mezzanine level of The Boulevard Sarasota condominium building. The club will contain approximately ±13,025 square-feet of commercial space within the Commercial Condominium Units C-1 and C-3; including restaurant, private dining room, wine lockers, and lounge area. Live entertainment will be offered, including a piano with singer and dance related music groups for periodic special events. The parcel is zoned Downtown Bayfront (DTB) and has a Future Land Use Classification of Downtown Bayfront. (Camden Jenkins, Development Review Planner, Development Services) Deputy City Attorney Shamsey called on Affected Persons and noted that the scope of the proposed request should be limited to changes requested by the Planning Board. The Planning Board agreed unanimously. Applicant Presentation: Joel Freedman, Jaime Ebeling, and Alex Eishimy presented. Mr. Freedman addressed corrections, changes to proposed parking, and parking agreements. Mr. Freedman noted that the loading zone will be open for access. PB Member Neihaus posed questions regarding the use and number of valet parking spaces, and agreements with the Condominium Association. Mr. Freedman spoke to the questions.

Minutes of the Regular Planning Board Meeting September 9, 2026 at 1:30 p.m. in the Sarasota City Commission Chambers Page 3 of 12 PB Member Clermont posed questions regarding parking. Mr. Freedman spoke to questions. Chair LaMay posed a question regarding the valet station. Mr. Freedman spoke to the question. Vice Chair Christy posed questions regarding parking agreements with VOCO Hotel. Mr. Freedman spoke to the question. Staff Presentation: Camden Jenkins, Development Review Planner provided a brief description of the property, addressing, property ownership and condominium units. Mr. Jenkins briefly discussed parking, the valet plan and noted that staff recommend approval of the proposed request. PB Member Neihaus posed questions regarding the dimensions of valet parking spaces, pedestrian access and safety. Ms. Christie spoke to the questions. Chair LaMay spoke to pedestrian safety standards. Vice Chair Christy posed questions regarding residential parking spots used as commercial valet parking. Mr. Jenkins spoke to questions. Ms. Christie clarified the review process for valet plans. Affected Persons: Affected Persons input received. Citizen Input: Citizen input received. Staff Rebuttal: Chair LaMay posed questions regarding the definitions of parking and valet parking. Ms. Christie spoke to the questions. Discussion ensued. PB Member Clermont spoke to the valet plan. Mr. Jenkins noted that the valet plan was approved with the initial Site Plan. Lucia Panica, Director, Development Services mentioned that valet spaces were approved with the Site Plan in 2017. Ms. Christie clarified that City Staff does not review Condominium Association documents.

Minutes of the Regular Planning Board Meeting September 9, 2026 at 1:30 p.m. in the Sarasota City Commission Chambers Page 4 of 12 Chair LaMay parking spaces accounted for in the valet plan. Discussion ensued. Deputy City Attorney Shamsey clarified that the dispute involving the Condominium Association is a separate civil matter and noted that the proposed request is not based on the dispute. Mr. Shamsey noted that the applicant requested the proposed be continued. Joel Freedman provided an explanation for the continuance. Vice Chair Christy posed questions regarding offsite parking. Secretary Christie announced that 26-ASP-06, 26-MCU-02 will be continued to a date uncertain. PB Member Neihaus spoke to the proposed request. PB Member Neihaus made a motion to continue the proposed request. Vice Chair Christy seconded the motion. Motion passed 5-0. 2. Wine Concierge (1224 Boulevard of the Arts): Site Plan and Minor Conditional Uses Application No. 26-SP-09 & 26-MCU-04 request for Site Plan and Minor Conditional Use approval to develop an approximately ±484 square-foot alcoholic beverage store on the ground floor of the existing condominium building. The proposed store will be open Monday through Friday from 9:00 a.m. to 5:00 p.m. and will provide service to customers by appointment only. (Camden Jenkins, Development Review Planner, Development Services) Applicant Presentation: Joel Freedman, and Alex Eishimy presented. Mr. Freedman provided a brief description of the proposed request. Mr. Freedman briefly discussed parking and hours of operation. PB Member Neihaus posed a question regarding proffers. Mr. Freedman spoke to the question. Vice Chair Christy posed a question regarding signage. Mr. Freedman spoke to the question. Staff Presentation: Camden Jenkins, Development Review Planner provided a brief description of the proposed request, location, and explained the Minor Conditional Use.

Minutes of the Regular Planning Board Meeting September 9, 2026 at 1:30 p.m. in the Sarasota City Commission Chambers Page 5 of 12 Affected Persons: No Affected Persons. Citizen Input: No Citizen Input. Staff Rebuttal: No Rebuttal. Applicant Rebuttal: No Rebuttal. PB Member Neihaus made a motion to approve 26-SP-09 and 26-MCU-04 with the proposed conditions including an amendment to Condition 1 to state that “The hours of operation for the Alcoholic Beverage Store will be from Monday – Friday, by appointment, from 9:00 AM to 5:00 PM.” PB Member Nisbet seconded the motion. Motion passed 5-0. The Planning Board took a 15-minute break. 3. Midtown Plaza (1325 S. Tamiami Trail): Site Plan Application No. 25-SP-10 request for Site Plan approval to redevelop an approximately 3.32-acre subject property. The redevelopment will replace approximately 45,860 square feet of commercials space with a 145-room hotel, a 91-unit apartment building (including 23 attainable units) with approximately 1,861 square feet of retail, a parking structure, and surface parking. The site is zoned Commercial General District (CGD) with a Future Land Use designation of Urban Mixed Use. Vehicular access will remain from Prospect Street and S. Tamiami Trail and is proposed from East Street. (Camden Jenkins, Development Review Planner, Development Services) Applicant Presentation: Joel Freedman, Javier Suarez, Bobbi Claybrooke and Phil Smith presented. Mr. Freedman provided a brief description of the property, zoning, and provided details of the proposed request. Mr. Freedman briefly discussed the Community Workshop and noted that the Traffic Concurrency Analysis did not require a traffic study. Mr. Suarez discussed the proposed buildings and parking structure. Mr. Freedman discussed

Minutes of the Regular Planning Board Meeting September 9, 2026 at 1:30 p.m. in the Sarasota City Commission Chambers Page 6 of 12 loading zones, drop-off areas for the hotel and site access. Mr. Freedman spoke to the criteria for Site Plans. PB Member Nisbet posed questions regarding resident concerns. Mr. Suarez spoke to questions. PB Member Neihaus posed questions regarding the affordable units and hotel guest parking. Mr. Suarez spoke to questions. Chair LaMay posed a question regarding retail space. Mr. Freedman spoke to the question. PB Member Clermont posed questions regarding landscaping and parking. Phil Smith and Mr. Suarez spoke to questions. Vice Chair Christy posed questions regarding the attainable units, height of the existing structure and location of the proposed pool. Mr. Suarez spoke to questions. Chair LaMay posed questions regarding Future Land Use. Mr. Suarez spoke to the questions. PB Member Clermont posed a question regarding plans for the existing Starbucks. Mr. Freedman spoke to the question. Staff Presentation: Camden Jenkins, Development Review Planner provided a brief description of the proposed request, location, surrounding zone districts, and properties. Mr. Jenkins discussed the existing structure, the proposed hotel, apartment building, and retail space. Planner Jenkins briefly discussed parking, landscaping, and noted that the applicant held a neighborhood meeting. Mr. Jenkins noted that Staff recommends approval of the proposed request. PB Member Neihaus posed a question regarding a joint use agreement to meet required conditions. Mr. Jenkins spoke to the question. Ms. Christie provided clarification for the required joint use agreement. Chair LaMay posed questions regarding bonus height and future rezoning. Ms. Christie spoke to questions. Chair LaMay spoke to the proposed request. Vice Chair Christy posed a question regarding attainable requirements. Mr. Jenkins spoke to the question.

Minutes of the Regular Planning Board Meeting September 9, 2026 at 1:30 p.m. in the Sarasota City Commission Chambers Page 7 of 12 Affected Persons: Affected Person input received. Citizen Input: Citizen input received. Staff Rebuttal: Acting Assistant City Engineer, Alex Davis-Shaw, P.E., presented and discussed the traffic analysis process and noted developers are not required to address existing deficits only changes proposed for the request. PB Member Clermont posed questions regarding the traffic analysis and parking. Ms. Davis-Shaw and Mr. Jenkins spoke to the questions. Chair LaMay posed questions regarding ingress and egress. Ms. Davis-Shaw spoke to questions. PB Member Neihaus posed questions regarding parking, traffic circulation, and pedestrian traffic. Ms. Davis-Shaw spoke to questions. Chair LaMay posed a question regarding parking calculations. Mr. Jenkins spoke to the question. Applicant Rebuttal: Joel Freedman briefly discussed parking. Phil Smith provided details on landscaping buffers. Mr. Suarez spoke to traffic and site access. PB Member Nisbet posed questions regarding attainable units. Mr. Suarez spoke to questions. PB Member Clermont posed a question regarding dumpster screening. Mr. Smith spoke to the question. Vice Chair Christy posed questions regarding site access. Mr. Suarez spoke to the questions. Chair LaMay posed questions and spoke to parking, ingress, egress, and traffic circulation. Mr. Suarez spoke to questions.

Minutes of the Regular Planning Board Meeting September 9, 2026 at 1:30 p.m. in the Sarasota City Commission Chambers Page 8 of 12 The Planning Board held a discussion regarding the proposed request. PB Member Clermont made a motion to approve 25-SP-10. PB Member Nisbet seconded the motion. Motion failed 3-2 with Chair LaMay, Vice Chair Christy, and PB Member Neihaus dissenting. PB Member Neihaus made a motion to deny 25-SP-10. Chair LaMay seconded the motion. Motion passed 3-2 with PB Member Clermont and PB Member Nisbet dissenting. The Planning Board took a 5-minute break. 4. Rose Pointe (1551 N. Beneva Road): Rezone Application No. 26-REN-04 request for Rezone without a Site Plan approval to rezone the approximately 2.8-acre subject property from Residential Multiple Family 1 (RMF-1) zone district to Residential Multiple Family 3 (RMF-3) zone district, for a proposed future residential development. The subject property has a Future Land Use designation of Multiple Family (Moderate Density). (Cristian Toellner, Development Review Senior Planner, Development Services) Applicant Presentation: Brian Lichterman and Jorge Arevalo presented. Mr. Lichterman provided a description of the proposed request. Mr. Lichterman noted that the applicant is proposing 36 apartments, discussed access points, open space, zoning, and surrounding properties. Mr. Lichterman briefly discussed the Site Development Concept Plan, addressed concerns made by neighbors and explained the proposed proffers. Vices Chair Christy posed a question regarding proffers. Staff Presentation: Cristian Toellner, Development Review Senior Planner presented and provided a brief description of the proposed request. Mr. Toellner discussed surrounding properties, zoning, the community workshop, and noted that the traffic analysis was deemed de minimis. Mr. Toellner noted that staff recommends approval. PB Member Neihaus posed a question regarding isolated districts. Mr. Toellner spoke to the question. Vice Chair Christy posed a question regarding the proposed proffers. Mr. Toellner spoke to the question. Affected Persons:

Minutes of the Regular Planning Board Meeting September 9, 2026 at 1:30 p.m. in the Sarasota City Commission Chambers Page 9 of 12 Affected Person input received. Citizen Input: Citizen input received. Staff Rebuttal: Chair LaMay posed questions regarding traffic, changes to proffers made during the Site Plan approval, and storm water protection. Acting Assistant City Engineer, Alex Davis-Shaw spoke to question. Ms. Christie clarified that a Rezone Ordinance Amendment is required if changes to the proposed proffers are made. Applicant Rebuttal: Brian Lichterman spoke to traffic, site access, site improvements, and public benefits. PB Member Neihaus posed questions regarding proffers. Mr. Lichterman spoke to questions. Vice Chair Christy posed a question regarding the intent of proffering the coordination with the adjacent Tallywood neighborhood Condominium Association. Mr. Lichterman spoke to the question. The PB Members held a discussion regarding the proposed request and the proffers. PB Member Neihaus made a motion to recommend approval of 26-REN-04 with changes made to the proffers to City Commission. Vice Chair Christy seconded the motion. Motion passed 4-1 with PB Member Clermont dissenting. C. Legislative: 1. Batch 2026, Zoning Text Amendment Application No. 26-ZTA-02 proposed to clarify that single-family homes in the residential Single Multiple 9 (RSM-9) and Downtown Neighborhood (DTN) zone districts require a drainage plan; update the Technical Deviation process to clarify review authority by shifting the initial review and decision from the City Manager to the City Engineer, with the City Manager serving as the appeal authority; update the maximum permitted density in single-family zone districts to align with the minimum lot size standard; modify the parking ratio related to automotive uses; add nonmedical IV Therapy under the personal service section of the code; clarify the distinction between medical spas and nonmedical spas, clarifying nonmedical spas as a commercial use; clarify permitted fencing materials in DTN zone district and revises fence standards in

Minutes of the Regular Planning Board Meeting September 9, 2026 at 1:30 p.m. in the Sarasota City Commission Chambers Page 10 of 12 the waterfront setback; update the language in the accessory structures section related to uncaged pools and decks in the waterfront setback for consistency; clarify the applicability of private yard and fencing requirements for attached single-family homes (townhomes); codify platform lift conditions; provide for the Planning Director, in addition to the Development Services Director, the ability to initiate the Zoning Text Amendments; clarify that a Public Art contribution is not a fee and amending disbursement of Public Art Funds as approved by the City Commission during the annual budget process; adjust the Urban Mixed-Use 3 (MU-3) zone district regulations to clarify prohibited hours of operation between 10:00 p.m. and 6:00 a.m., except for specifically exempted uses and uses approved through Major Conditional Use process; eliminate the requirement that the Building Official is required to be appointed by the City Manager; clarify and reorganize provisions governing nonconforming zoning lots; and add mobile food trucks as a Provisional Use in the DTB zone district. (Briana Dobbs, AICP, CNU-a, Chief Planner, Planning) Staff Presentation: Briana Dobbs, AICP, CNU-A, Chief Planner, Planning, and Folakemi Gangbo, Planner, Planning presented. Ms. Dobbs and Ms. Gangbo provided a brief description for the proposed request and discussed the changes being made. PB Member Nisbet posed a question regarding nonconforming lots. Secretary Christie spoke to the question. PB Member Neihaus posed questions regarding parking ratio requirements for motor vehicle repair uses and non-medical spas. Ms. Dobbs and Secretary Christie spoke to questions. PB Member Clermont posed questions regarding parking ratio requirements for motor vehicle repiar uses and the measurement process for a fence. Ms. Dobbs and Secretary Christie spoke to questions. The Planning Board posed questions regarding how fences are measured. Staff spoke to questions. PB Member Clermont posed questions regarding business hours along North Tamiami Trail. Ms. Dobbs spoke to questions. Chair LaMay posed questions regarding fence material, uncaged pools and decks and food trucks. Ms. Dobbs and Secretary Christie spoke to questions.

Minutes of the Regular Planning Board Meeting September 9, 2026 at 1:30 p.m. in the Sarasota City Commission Chambers Page 11 of 12 Vice Chair Christy posed questions regarding approval of drainage plans and changes to the Technical Deviation approval process. Ms. Dobbs spoke to questions. Chair LaMay posed questions regarding fencing for private yards. Secretary Christie and Ms. Dobbs spoke to questions. Citizen Input: Citizen input received. The PB members posed questions regarding concerns made during citizen input for signs advertising Short Term Vacation Rental. Staff Rebuttal: Ms. Dobbs noted that First Amendment considerations may apply to the real estate signs and their content. The Planning Board members held a discussion regarding making a motion. PB Member Neihaus made a motion to change wording in Division 2 Sec. II-201 clarifying non-medical spas. PB Member Nisbet seconded the motion. Motion passed 5-0. Chair LaMay posed a question regarding electricity use for food trucks. PB Member Clermont posed questions regarding the definition of fences. Secretary Christie spoke to the questions. A discussion was held. PB Member Neihaus made a motion to adopt the remainder of 26-ZTA-02 and recommend approval to City Commission. Motion was seconded by PB Member Nisbet. Motion passed 5-0. 5. Citizen Input NOTICE TO THE PUBLIC: At this time Citizens may address the Planning Board on topics of concern. Items which have been previously discussed at Public Hearings may not be addressed at this time. (A maximum 5-minute time limit.) 6. Approval of Minutes July 8, 2026 Minutes approved by consensus with changes.

Minutes of the Regular Planning Board Meeting September 9, 2026 at 1:30 p.m. in the Sarasota City Commission Chambers Page 12 of 12 7. Presentation of Topics by Staff Alison Christie proposed a new date for November Planning Board. The Planning Board agreed on November 17, 2026 at 1:30. 8. Presentation of topics by Planning Board Vice Chair Christy posed questions regarding sign regulation. Ms. Christie spoke to the question. 9. Adjourn: 7:23 p.m.

Planning Board/Local Planning Agency Regular Meeting

Planning Board/Local Planning Agency Regular Meeting

AGENDA

September 9, 2026 - 01:00 P.M. City Hall Commission Chambers

Notice of Meeting

I.

CALL MEETING TO ORDER AND ROLL CALL

II.

PLEDGE OF ALLEGIANCE

III.

CHANGES TO THE ORDER OF THE DAY

IV.

LAND USE ADMINISTRATION PUBLIC HEARINGS NOTICE TO THE PUBLIC: At this time anyone wishing to speak at the following public hearings will be required to take an oath. (Time limitations will be established by the Planning Board.)

NOTICE TO THE PUBLIC: At this time anyone wishing to speak at the following public hearings will be required to take an oath. (Time limitations will be established by the Planning Board.)

A.

Legislative

1.

Batch 2026, Zoning Text Amendment Application No. 26-ZTA-02 proposed to clarify that single-family homes in the residential Single Multiple 9 (RSM-9) and Downtown Neighborhood (DTN) zone districts require a drainage plan; update the Technical Deviation process to clarify review authority by shifting the initial review and decision from the City Manager to the City Engineer, with the City Manager serving as the appeal authority; update the maximum permitted density in single-family zone districts to align with the minimum lot size standard; modify the parking ratio related to automotive uses; add nonmedical IV Therapy under the personal service section of the code; clarify the distinction between medical spas and nonmedical spas, clarifying nonmedical spas as a commercial use; clarify permitted fencing materials in DTN zone district and revises fence standards in the waterfront setback; update the language in the accessory structures section related to uncaged pools and decks in the waterfront setback for consistency; clarify the applicability of private yard and fencing requirements for attached single-family homes (townhomes); codify platform lift conditions; provide for the Planning Director, in addition to the Development Services Director, the ability to initiate the Zoning Text Amendments; clarify that a Public Art contribution is not a fee and amending disbursement of Public Art Funds as approved by the City Commission during the annual budget process; adjust the Urban Mixed-Use 3 (MU-3) zone district regulations to clarify prohibited hours of operation between 10:00 p.m. and 6:00 a.m., except for specifically exempted uses and uses approved through Major Conditional Use process; eliminate the requirement that the Building Official is required to be appointed by the City Manager; clarify and reorganize provisions governing nonconforming zoning lots; and add mobile food trucks as a Provisional Use in the DTB zone district. (Briana Dobbs, AICP, CNU-a, Chief Planner, Planning)

Click Here to View Staff Report

B.

Quasi-Judicial

1.

(Continued from August 19, 2026 Special Planning Board Meeting)1000 North Sarasota Members Club (520 and 540 N. Tamiami Trail Unit C-3): Administrative Site Plan and Minor Conditional Use Application Nos. 26-ASP-06 and 26-MCU-02 request for Administrative Site Plan approval and Minor Conditional Use approval to allow a private club to operate within two commercial spaces located on the first floor and mezzanine level of The Boulevard Sarasota condominium building. The club will contain approximately 13,025 square-feet of commercial space within the Commercial Condominium Units C-1 and C-3; including restaurant, private dining room, wine lockers, and lounge area. Live entertainment will be offered, including a piano with singer and dance related music groups for periodic special events. The parcel is zoned Downtown Bayfront (DTB) and has a Future Land Use Classification of Downtown Bayfront. (Camden Jenkins, Development Review Planner, Development Services)

Click Here to View Staff Report

Click Here to View Site Plan

Documents Submitted by Affected Persons

Presentation by Affected Person Abraham Morgentaler

Parking Agreement

2.

Wine Concierge (1224 Boulevard of the Arts): Site Plan and Minor Conditional Uses Application No. 26-SP-09 & 26-MCU-04 request for Site Plan and Minor Conditional Use approval to develop an approximately 484 square-foot alcoholic beverage store on the ground floor of the existing condominium building. The proposed store will be open Monday through Friday from 9:00 a.m. to 5:00 p.m. and will provide service to customers by appointment only. (Camden Jenkins, Development Review Planner, Development Services)

Click Here to View Staff Report

Click Here to View Site Plan

3.

Midtown Plaza (1325 S. Tamiami Trail): Site Plan Application No. 25-SP-10 request for Site Plan approval to redevelop an approximately 3.32-acre subject property. The redevelopment will replace approximately 45,860 square feet of commercials space with a 145-room hotel, a 91-unit apartment building (including 23 attainable units) with approximately 1,861 square feet of retail, a parking structure, and surface parking. The site is zoned Commercial General District (CGD) with a Future Land Use designation of Urban Mixed Use. Vehicular access will remain from Prospect Street and S. Tamiami Trail and is proposed from East Street. (Camden Jenkins, Development Review Planner, Development Services)

Click Here to View Staff Report

Click Here to View Site Plan

Affected Person and Citizen Input Documents

4.

Rose Pointe (1551 N. Beneva Road): Rezone Application No. 26-REN-04 request for Rezone without a Site Plan approval to rezone the approximately 2.8-acre subject property from Residential Multiple Family 1 (RMF-1) zone district to Residential Multiple Family 3 (RMF-3) zone district, for a proposed future residential development. The subject property has a Future Land Use designation of Multiple Family (Moderate Density). (Cristian Toellner, Development Review Senior Planner, Development Services)

Click Here to View Staff Report