The Sarasota area has grown rapidly in the last two decades. Many areas which were once pastures now house subdivisions, and vacant land once reserved for agriculture is being sold to condo developers.
This may come as a surprise to some who thought that the areas surrounding their neighborhood were zoned in such a way to prevent new construction or urban sprawl – but in such a highly desirable and in-demand region, zoning laws are often changed to reflect the changing demographic.
As a private landowner, you may wonder: if you own a piece of property zoned for one use, can the zoning laws be changed to accommodate your plans, or to facilitate a sale?
Zoning Laws Defined
The term “zoning” refers to the regulations set forth in order to control of the use of the land in any jurisdiction, and of the buildings allowed to be constructed on the land. Each zone, or area of land, specifies the permitted usage of that land parcel. Zoning is a tool utilized in urban planning, and is strategically used by local Sarasota government to control the types of growth which take place in the region. These zones may dictate where you can build an apartment building, an office complex, or even to determine if the owner of a single family home can build another structure on their lot. Common Sarasota zoning codes are below:
Residential Land Use Codes:
RE (Residential Estate) Protects low-density single-family residential areas and mini-ranch type facilities.
RSF 1-4 (Residential Single Family) Establishes zones where only single family homes may be built. The numbers reflect the maximum number of homes permitted per acre.
RMF (Residential Multi-Family) Allows for the construction of multiple separate residential housing units within one building; such as apartment buildings or condominium complexes. Units can be side by side or stacked on top of one another.
RMH (Residential Manufactured Home) Allows for manufactured ad mobile home communities.
Commercial Land Use Codes
CG (Commercial General) Land is intended for general commercial purposes
CI (Commercial Intensive) Parcels which allow for intensive, high traffic uses that require a conspicuous and accessible location convenient to main roads.
OPI (Office, Professional, Institutional) Land intended for professional and business offices; often designed to be compatible with residential uses.
Open Use Zoning Codes
OUA (Open Use Agricultural) Land use generally set aside for the pasturing, grazing, and watering of livestock and the cropping, cultivation, and harvesting of plants.
OUC (Open Use Conservation) Allows for the preservation of the region’s rural natural or historic character; the conservation of a land or water area for the sake of recreational, environmental, aesthetic, or agricultural interests.
OUR (Open Use Rural) Refers to regions which have small populations and often live off the natural resources of the area.
Can Zoning Laws be Changed?
If the zoning on a piece of land will not accommodate the desired use the property owner, he or she can typically apply to the city or county for a zoning change. Generally this involves a fee and an application, followed by a hearing in front of the representative jurisdiction. Land owners may enlist the help of engineers or lawyers to present drawings, survey, or blueprints to describe the plans. A common example of a zoning change request in a growing area is to switch an area from an agricultural designation to an area for single family homes The owner of an individual parcel may be looking for the ability to change the zoning for that one piece of property. This is generally handled by obtaining a variance, which is not a change in the zoning designation, rather simply allows an exception to the current code.
If you have a piece of land and are looking to build a residential or commercial property which is outside of the current zoning, call the experts at Lindahl Construction. We have the expertise you need, and can partner with you to apply for the change in zoning you need. For residential construction or commercial development, we are Sarasota’s premier choice.