We need more than vague plans on affordable housing in Sarasota
Most people know that affordable housing is a critical need in Sarasota, and many think increasing density will fix the problem. But fewer people understand that simple supply and demand is unable to meet a nearly insatiable demand to live in one of the “best places to retire” in the Western Hemisphere – which in turn is leaving behind people of modest income.
It follows that density alone – in other words, more dwelling units – does not answer the need. These smaller, less costly units can be built but they will soon be snagged by those who have the most money to pay – and not always by teachers, servers or construction workers. The only way that affordable rent can be guaranteed in some form is usually through a code standard, statute or deed restriction; the marketplace will not provide such a guarantee on its own.
Affordable housing is a math problem: It is the dollar gap between the cost to build or develop affordable units and what the rents can pay for. Filling that gap is fundamental if you want to see affordable housing developed in Sarasota. There are traditional ways to bridge that gap, and they include:
∎ Direct cash subsidies.
∎ Public construction of affordable housing – or code-based incentives in the form of increased entitlements.
Entitlements can have a catch
For its part, Sarasota has chosen the path of providing Increased entitlements for developers and builders. It makes sense, but do not assume that increased entitlements won't inflict costs on the existing, voting citizens of Sarasota. The fact is extra density results in increased traffic, noise, pollution and crowding – all of which can reduce the quality of life. In addition, the value of existing properties may be diluted by the increased numbers of dwelling units.
Yes, I am willing to live with these costs so that the people who actually keep the city running can stay where they contribute their work and talent. But I need more and better assurances that they will be the ones who benefit – and not a bunch of new arrivals with pockets full of cash.
Another reality is that increased entitlements – density, intensified uses, height, parking reductions, etc. –instantly add significant value to an upzoned property without so much as a shovelful of dirt being moved. So far the vaguely described proposals from the city appear to focus on huge, wholesale entitlement increases that will cumulatively add millions to the value of impacted properties.
That’s a lot of incentive. However, the lack of solid research presented to substantiate these increased entitlements troubles many of us. Yes, we all get that we need affordable housing in Sarasota, but we must have substantiated evidence that we'll actually get more affordable housing in Sarasota.
Citizens need more details
If we’re paving new ground with the entitlements, then good for us. But if they aren't working, we could be stuck with the poor codes and standards that were written and enacted to help create them. Why? Because Florida law makes it nearly impossible to take back entitlements once they are granted.
The only common-sense, good-faith approach would be to include a sunset provision on the proposed codes; having such language would prevent enacted codes from being irreversible if they don’t actually work. Every five or so years, the city could check in to see if the codes are working – and promptly dump them if they aren't doing so.
One thing is beyond debate: When it comes to providing more affordable housing in Sarasota, the devil is in the details – and we as citizens must see all of them.
David Morriss is an architect and former chair of Sarasota's Planning Board.
This article originally appeared on Sarasota Herald-Tribune: Sarasota needs action - and details - on addressing affordable housing
