Commercial Real Estate
Law for Big Buildings in Sarasota
Big buildings in Sarasota, such as high-rises, office towers, and large commercial complexes, are subject to stringent state and local regulations to ensure safety, accessibility, and community alignment. This page covers the legal framework for developing and managing these structures, including zoning, building codes, permitting, and recent laws like the Live Local Act, providing a comprehensive guide for developers, investors, and property managers.
Zoning Regulations for Big Buildings
Zoning laws dictate where big buildings can be constructed in Sarasota. The City of Sarasota Zoning Codes designate commercial and mixed-use zones (e.g., Commercial General, Downtown Core) suitable for high-rises and large complexes. The Sarasota County Unified Development Code (UDC) governs unincorporated areas, with zones like Commercial Business (CB) allowing large-scale projects.
Live Local Act (2023, amended 2024)
Senate Bill 102, cited as the Live Local Act, allows multifamily or mixed-use residential developments in commercial or industrial zones if 40% of units are affordable for 30 years, per Florida Statutes Section 166.04151(7). No zoning changes are required for height, density, or land use, with a maximum density of 50 units per acre in Sarasota City.
Height Restrictions
City codes limit heights based on zone, but the Live Local Act allows heights up to 3 stories or the height of nearby developments within 1 mile, whichever is higher.
Building Codes and Safety Standards
The 2023 Florida Building Code (FBC, 8th Edition), effective December 31, 2023, governs big building construction, per Florida Building. Key requirements include:
Structural Integrity
High-rises must withstand hurricane-force winds, per FBC wind load standards.
Fire Safety
Sprinkler systems and fire-resistant materials are mandatory.
Accessibility
Compliance with ADA standards ensures access for individuals with disabilities.
Milestone Inspections
Effective January 1, 2025, buildings three stories or taller require inspections by licensed architects or engineers, per City of Sarasota.
Sarasota City and County enforce these through permitting, detailed in Sarasota City Building Permits (#page-6) and Sarasota County Building Permits (#page-7).
Recent Laws and Trends
Live Local Act Amendments (2024)
Senate Bill 328 refined affordable housing requirements, streamlining approvals for mixed-use high-rises.
Environmental Regulations
Phase I and II environmental assessments may be required to address hazardous materials, per Agora Real.
Permitting and Inspections
Permits are required for construction, renovations, and utilities, submitted via City of Sarasota Development Services or Sarasota County Building Division. Sarasota County uses VuSpex Live Virtual Inspection software for efficient inspections, per Sarasota County.
Asbestos Surveys
Required before renovations or demolitions to prevent health risks, per Sarasota County Code, Chapter 54, Article V, Section 54-119.
Contractor Licensing
Only state-licensed or county-registered contractors can perform work, per Sarasota County Code, Section 22-126.
Practical Tips
Verify Zoning
Confirm commercial zoning at City of Sarasota or Sarasota County.
Hire Licensed Professionals
Use architects and contractors verified at DBPR.
Plan for Inspections
Schedule milestone inspections early, per City of Sarasota.
Review Environmental Rules
Conduct assessments to avoid penalties, per Florida DEP.
FAQs
What zoning allows high-rises?
Commercial and mixed-use zones, per city and county codes.
Are milestone inspections mandatory?
Yes, for buildings three stories or taller, starting January 1, 2025.
How does the Live Local Act affect big buildings?
It allows multifamily developments in commercial zones with affordable housing.