Higher Density Proposed for Siesta Key

threatens our community. Written by: Protect Siesta Key lourdes@protect-siesta-key.ccsend.com

As mentioned in previous PSK newsletters, we firmly oppose any proposed changes or exemptions to Siesta Key’s protective policies outlined in our Comprehensive Plan. We have seen similar issues in rural Sarasota County, where numerous changes and exemptions in the Comp Plan have compromised protections in rural areas. This has led to urban sprawl, threatening to turn our rural lands into a concrete jungle. Any changes to our protective laws in the Comprehensive Plan could result in adding new massive structures and density on our fragile island.

Commissioner Mark Smith’s push to add an exemption to Siesta Key’s protective policies in our Comprehensive Plan will likely transform our island to resemble the building-heavy coastline of the City of Sarasota, where existing structures compete with new high-rise developments.

The City’s massive condominium projects are not initiated by local residents seeking upgrades; rather, they are proposed by investor corporations aiming to increase height and density to sell water view condos to new buyers. A concerning example is the 550 Golden Gate Point project in Sarasota: originally built in the 1950s, it featured a handful of two-story condo buildings surrounded by green space. An investor corporation recently purchased the condos from individual owners and has proposed replacing these two-story structures with two eight-story buildings (see pictures below).

On Siesta Key, however, this proposal would allow investor corporations to maintain existing high densities, which are often two to three times higher than what is permitted under the current zoning codes established in 1975. Approximately 137 condominium structures on Siesta Key exceed the density allowed today because they were built before the 1975 zoning code. If these nonconforming structures were destroyed due to a natural disaster, they could keep the existing density and be rebuilt to their previous height and footprint. However, if the corporate owner of a high-density condo complex wishes to voluntarily rebuild, they must comply with the current zoning code density requirements, treating the property as if it were a vacant lot.

Commissioner Mark Smith inexplicably wants to allow developers to retain the high density and construct even larger buildings beyond the existing footprint. His client, representing Sea Club V, publicly admitted that they requested this publicly funded comprehensive plan amendment to explore their options; despite knowing they lack the support of their owners.

Below is a summary of PSK’s decision, along with a link to our 15-page memo opposing the proposed comprehensive plan change.

The Board of County Commission meeting on July 8 will include a discussion about potentially moving forward with this proposal. Since it is a discussion item rather than a public hearing, we can only speak during the 9 am ‘Open to the Public’ session.

I urge you to write to the BCC at commissioners@scgov.net and to the planner at planner@scgov.net. Let them know that we do not want to see any changes to Siesta Key’s protective laws outlined in our Comprehensive Plan. The policies protecting our island have been in place without issue since 1975. We don’t need the County to try to fix something that isn’t broken.

Case of Golden Gate Point, Sarasota

• Protect Siesta Key, Inc. opposes the proposed changes to our protective policies in the Comprehensive Plan.
• We urge the County Commission to reject moving forward with the amendments due to legal, environmental, and policy conflicts.

Primary Concerns

• Violates the Comprehensive Plan by increasing intensity and density of development on Siesta Key.
• Disregards zoning intent established since 1975 to phase out nonconforming uses.
• No demonstrated need or demand from property owners for voluntary demolition and rebuilds.
• Undermines equal protection by favoring voluntary demolitions over disaster rebuilds.
• May legitimize illegal density created post-1975 through loopholes or misinterpretation.

Legal and Policy Conflicts

• Conflicts with existing zoning and UDC provisions regarding nonconformities
• Violates Comprehensive Plan goals and policies, including:
• Environmental Goal 4 – protection/restoration of coastal systems.
• Coastal Policy 1.2.1 – limits on development in high-risk coastal areas.
• FLU Policy 1.2.6 & FLU Goal 2 – restrict intensification in Hurricane Evacuation Zones A & B.
• Policy 2.9.1 – requires conformance to 1989 zoning for rebuilds.

Practical and Community Impacts

• Increased costs for property owners, potentially pricing out current condo/timeshare holders.
• Benefits large investor corporations, not individual owners (e.g., 550 Golden Gate Point).
• Increases impervious surfaces, potentially worsening flood risks.
• Creates taller and denser structures, reducing light, air, and visual openness.
• No support from the community, including the Siesta Key Condominium Council.

Zoning and Density Issues

• New ordinance language conflicts with current UDC standards and definitions.
• Uses flawed density verification methods
• Unclear rebuild guidelines create confusion

Constitutional Concerns

• Unequal treatment of property owners may violate the 14th Amendment.
• Voluntarily demolished structures would face fewer restrictions than disaster-damaged ones.

Recommendations to County Commissioners

• Reject moving forward with the proposed Comprehensive Plan amendments!
• Focus staff resources on hurricane recovery issues including:

• Review the Post Disaster Redevelopment Plan.
• Review the “Expedited” permitting process.

Link to PSK position paper

Siesta Key’s total land area is 2.34 square miles, which equals slightly over 1,497 acres. This acreage includes roads, parks, driveways, open spaces, and beaches. The total number of housing units on Siesta Key exceeds 10,000, with different government agencies reporting numbers ranging from 10,800 to 11,015 units. Many of these units were grandfathered in before the 1975 zoning regulations, making Siesta Key one of the densest residential areas in Sarasota County. This fact is acknowledged in our Comprehensive Plan and was part of the arguments in two successful lawsuits against the government for approving illegal hotels in 2021.

With so many residential units on a hurricane-prone island that has only two exit points and a two-lane road connecting the two bridges, the County Commission has ensured for decades that no additional density can be added to our island.

In comparison to other approved developments in recent years—such as 5,144 units on just over 5,000 acres for Waterside Way, 1,560 units on 1,000 acres at Skye Ranch, and 12,000 units on 10,000 acres in Hi-Hat Ranch—Siesta Key contains the highest number of residential units compared to residential communities on the mainland.

Siesta Key also has the most intensive development in Sarasota County. One of the most intensive uses of residential property is short-term rentals, which lead to an increased number of cars traveling on and off our island. They also contribute to higher noise levels and crime. Our codes permit daily short-term rentals only in residential multifamily areas on the barrier island. Siesta Key has the highest number of short-term/daily rentals in unincorporated Sarasota County.

For these reasons (existing high density and intensity), the policies outlined in our Comprehensive Plan are designed to protect our island from increases in density and intensity.

And the main goal of Protect Siesta Key is to preserve our island and prevent any changes to our Comprehensive Plan that would weaken our protections. We would appreciate your support of our efforts. Please donate or join our organization today!