Commercial zoning in Sarasota, Manatee and Charlotte counties

Zoning decides what you can do with a commercial building: what you can make, store, sell or lease there, how tall you can build, and whether you can keep equipment or materials outside. I'm Brian Seidel, CCIM of American Property Group of Sarasota, and industrial and manufacturing property is the core of my business, so this guide starts with industrial zoning, then covers retail and office. It covers unincorporated Sarasota, Manatee and Charlotte counties only.

Zoning summaries are for general guidance; confirm with the county before relying on them.

City limits use different codes. The cities of Sarasota, Venice, North Port, Bradenton, Palmetto and Punta Gorda each have their own zoning code. The county districts below don't apply inside city limits, so first confirm whether a parcel is in a city or in the unincorporated county.

Verify with the county before you buy. This is a general summary, not legal advice, and codes are amended often. Use lists below are highlights, not complete lists. Before you buy, lease or plan a use, confirm the parcel's zoning, permitted uses, special-exception or special-permit requirements and dimensional limits with the county (or city) planning department, and have your attorney review it.

Sarasota County

Sarasota County's zoning is in its Unified Development Code (UDC), Chapter 124 of the County Code, in effect since January 1, 2019. Base districts are in Article 6 (Secs. 124-70 to 124-78), and planned districts are in Article 7. A use that isn't listed in a district is prohibited unless the county rules it similar to a listed use.

Official code: Sarasota County UDC, Article 6: zoning districts · Sarasota County Unified Development Code page

Industrial | District | What it's for | Highlights | |---|---|---| | IR, Industrial and Research (Sec. 124-76(d)(1)) | Offices, R&D, light manufacturing, processing, warehousing, wholesaling and distribution, for industry clustering | Heavy industrial inside a completely enclosed building is permitted; other heavy industrial needs a special exception. Height 65 ft. FAR 1.0. | | ILW, Industrial, Light Manufacturing and Warehousing (Sec. 124-76(d)(2)) | The same core industrial uses as IR, plus supporting commercial and service uses | Also permits retail, restaurants, vehicle sales and intensive vehicle service. Height 65 ft. FAR 1.0. | | BP, Business Park (Sec. 124-76(d)(3)) | Office, R&D, light industrial and flex space | Storage and warehousing must be indoors; outdoor storage needs a special exception. | | PID, Planned Industrial Development (Sec. 124-78) | Older planned industrial parks | Inactive: no new rezonings to PID, but existing PIDs remain and can be modified. | | PCD, Planned Commerce Development (Sec. 124-101(b)(4)) | Large planned employment centers (industrial, office and some commercial) | Binding concept plan. Minimum 10 acres to rezone unless waived. |

Retail and commercial | District | What it's for | Highlights | |---|---|---| | CN, Commercial Neighborhood | Small-scale, neighborhood retail, services and offices | Height 25 ft by right, 35 ft by special exception. | | CG, Commercial General | General commercial, from single businesses to shopping centers | Rezoning to CG needs a binding concept plan. Height 35 ft by right. | | CI, Commercial Intensive | High-intensity and automotive-oriented commercial on arterials | The most permissive commercial district; also permits light industrial service, self-storage and wholesale. Height 35 ft by right. | | CHI, Commercial Highway Interchange | Traveler services at designated I-75 interchange quadrants | Concept plan required. | | CM, Commercial Marine | Waterfront marine commerce | Height 35 ft. |

Office | District | What it's for | Highlights | |---|---|---| | OPI, Office, Professional and Institutional | Small and large office, institutional and cultural uses; not retail | Height 35 ft by right, 85 ft by special exception. | | OPI/PD | Planned light-office development | Binding concept plan; typical buildings 15,000 SF or less. |

Manatee County

Manatee County's zoning is in Chapter 4 of its Land Development Code (LDC). Standard districts and the use tables are in Sec. 401, and planned development districts are in Sec. 402. Heights are mostly given in stories. Uses not listed are prohibited, and the Comprehensive Plan can require a planned-development rezoning even where the use table allows a use.

Official code: Manatee County LDC Secs. 400–401: standard districts and use tables · Manatee County LDC Sec. 402: planned development districts · Manatee County zoning code abbreviations (PDF)

Industrial | District | What it's for | Highlights | |---|---|---| | LM, Light Manufacturing (Sec. 401.1.P) | Light manufacturing, processing and assembly, intensive commercial and light industrial uses | Warehouses, freight terminals, wholesale and outdoor storage permitted; general retail not allowed. 4 stories. | | HM, Heavy Manufacturing (Sec. 401.1.Q) | Intensive manufacturing and industrial uses | Drops most commercial uses LM allows. 5 stories. | | PDI, Planned Development Industrial (Sec. 402.13) | Planned industrial parks on major streets | The typical zoning for new industrial parks; approved through a General Development Plan. | | PDUI, PDRP, PDPM (Secs. 402.17, 402.12, 402.18) | Urban industrial land, research parks, and Port Manatee | PDPM is limited to Port Authority land. |

Retail and commercial | District | What it's for | Highlights | |---|---|---| | NC-S / NC-M, Neighborhood Commercial (Sec. 401.1.K) | Limited neighborhood retail, services and offices | Non-residential buildings up to 3,000 SF (NC-S) or 30,000 SF (NC-M). 3 stories. | | GC, General Commercial (Sec. 401.1.M) | Community retail and services, freestanding or in centers | Warehouses not allowed. 4 stories (6 with a Special Permit). | | HC, Heavy Commercial (Sec. 401.1.N) | Intense commercial uses with outside effects | Permits warehouses, wholesale, outdoor storage and major vehicle repair, a bridge between GC and LM. 3 stories. | | MX, Mixed-Use (Sec. 401.1.L) | Regional commercial, with optional residential | 4 stories (6 with a Special Permit). | | PDC, Planned Development Commercial (Sec. 402.11) | Planned commercial centers | Must meet the Comprehensive Plan's locational criteria. |

Office | District | What it's for | Highlights | |---|---|---| | PR-S / PR-M, Professional Office (Sec. 401.1.J) | Small and medium neighborhood office | Buildings up to 3,000 SF (PR-S) or 30,000 SF (PR-M). 3 stories. | | PDO, Planned Development Office (Sec. 402.10) | Planned office development | Standards set through the General Development Plan. |

Offices are also permitted in GC, HC, MX, LM and HM.

Charlotte County

Charlotte County's zoning is in Part III, Chapter 3-9 of its County Code (Article II, District Regulations). Use tables for commercial districts are in Sec. 3-9-26.4 and for industrial districts in Sec. 3-9-26.5. Older summary tables in the code still list IOP, IL and CI districts; the current district sections use the lineup below.

Official code: Charlotte County Code Ch. 3-9, Art. II: district regulations · Charlotte County Code Sec. 3-9-43: Industrial general (IG)

Industrial | District | What it's for | Highlights | |---|---|---| | IG, Industrial general (Sec. 3-9-43) | Light industrial and higher-intensity commercial uses | Industrial processes inside completely enclosed buildings unless approved by special exception. Warehousing, contractor yards, heavy equipment and machine shops permitted. Height 60 ft. | | II, Industrial intensive (Sec. 3-9-44) | Heavy industrial uses | Processes don't have to be enclosed. Minimum lot 40,000 SF. Height 60 ft. | | ECAP, Enterprise Charlotte Airport Park (Sec. 3-9-48) | Mixed industrial and business district at Punta Gorda Airport | Subject to the airport compatibility overlay. Height up to 90 ft. | | PD, Planned development (Sec. 3-9-45) | Flexible single or mixed uses | Approved through concept and site plan review. |

Retail and commercial | District | What it's for | Highlights | |---|---|---| | CN, Commercial neighborhood (Sec. 3-9-40) | Small-scale commercial near neighborhoods | Retail, restaurants, services and offices. Height 38 ft. | | CG, Commercial general (Sec. 3-9-42) | General commercial activity | Light manufacturing in an enclosed building and contractor yards need a special exception. Height 60 ft. | | CT, Commercial tourist (Sec. 3-9-41) | Tourist-related uses near beaches and attractions | Height 38 ft. |

Office | District | What it's for | Highlights | |---|---|---| | OMI, Office medical institutional (Sec. 3-9-39) | Professional, business and medical offices and institutional uses | Single-use lots, not mixed use. Height 60 ft for non-residential. |

Buying, selling or leasing? Get the zoning answer early

Zoning shapes what a buyer will pay and what a tenant can do in the space, so I check it before I price or market a property. If you're weighing a building in Sarasota, Manatee or Charlotte County, call or text me at 941-544-2970 or email [email protected].

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