Commercial Real Estate
Law for Big Buildings in Sarasota

In Sarasota, large buildings such as high-rises, office towers, and major commercial complexes are governed by strict state and local regulations that prioritize safety, accessibility, and alignment with community needs. This guide outlines the key legal framework, including zoning, permitting, and building code requirements, and also highlights recent legislation like the Live Local Act, providing developers, investors, and property managers with a clear roadmap for planning, construction, and long-term compliance.

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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.