SEERD Update for January-February 2026

Let's hope that we are experiencing the last of the cold snaps here in Florida this winter. Here is a roundup of things going on in Tallahassee and locally across the county that will likely impact us, sooner or later, in the Bee Ridge neighborhood.

1. State legislation pending in Tallahassee aimed at pre-empting local authority on matters of development, land use and local self-governance.

·         Local government planning and growth management. Possibly good news in the form of SB 840 to clean up the considerable mess inflicted by SB 180. SB 180 after being signed into law last year and freezing local land use, growth management and development planning and regulations across the state may have helped some homeowners rebuild storm-related damage but it created extensive problems and ongoing litigation for local authorities trying to manage growth, providing sensible regulations that factor in the advent of intense rain events and unprecedented flooding. SB 840 would restore limited but essential planning authority to local governments after future storms. It does not undo all the harm caused by SB 180 but it would reopen the door for communities to address emerging issues and adapt responsibly to changing conditions.

·         Infill development and affordable housing. HB 105 prohibits what its sponsors believe to be arbitrary unreasonable actions by requiring zoning to be more “flexible” when it comes to infill development, not just in areas zoned for manufacturing or business where more affordable housing might be located proximate to where people work, but possibly any otherwise exclusive zoning districts where any form of for- profit activity is permitted.  This could be unwelcome news for Sarasota County because the bill, as currently drafted, focuses on the land uses that have rights to locate within otherwise exclusive zoning districts, not how they are labeled or characterized in the County’s Unform Development Code. Defining what is allowed in this way results in treating infill development as a purely administrative matter in all zoning categories thus limiting any serious review by our elected leaders and accelerating urban sprawl county-wide. On its surface, the bill addresses local government enforcement actions aiming to set up standards for accountability in municipal code enforcement. Specifically, it prohibits local government enforcement actions, requires review and response times for complaints, and allows for legal remedies against unreasonable or inconsistent code enforcement by municipalities.

·         Taking property without compensation. HB 655 would amend the Burt Harris Act to authorize a board or county commission, any state agency and the chief administrative or executive officer of the governmental entity, to meet in private with the entity’s attorney during the 90-day notice period specified in the Bert Harris Act to discuss claims submitted in accordance with the Act. However, the bill provides that, for such a private meeting to occur, conditions must be met.  The original act allows private property owners to seek compensation when government regulations unfairly limit the use or value of their property. This amendment might discourage lawsuits that take time and resources and help balance private property rights and the public interest.

·         More HOA reforms. For 2026, Florida is considering significant HOA reforms, most notably HB 657 (the "Homeowners’ Association Dissolution and Accountability Act"), which proposes a new court system for disputes and allows homeowners to dissolve their association with a two-thirds vote. This follows 2024 legislation (HB 1203, 59, 293) that strengthened records access, mandated digital records, and limited fining powers. Key legislative developments about HOA authority to keep in mind include:

·         HB 657 (2026) - Dissolution & Accountability: Filed by Rep. Juan Porras, this bill aims to create a "community association court" to bypass slow local courts, allowing faster resolution of disputes. It provides a process for members to dissolve an HOA if 20% of homeowners petition for a vote, which must then be approved by a two-thirds majority of voters.

·         HB 1203 (2024) - Oversight & Transparency: Requires HOAs with 100+ parcels to post governing documents on a website by Jan. 1, 2025. It limits the ability of HOAs to fine homeowners, restricts the suspension of voting rights, and mandates annual education for board members.

·         HB 293 (2024) - Hurricane Protection: Prohibits HOAs from adopting rules that prevent the installation of hurricane protection items (like impact windows or shutters) if they adhere to specific state building codes. 

2. State legislation and constitutional amendment to upend the use of real property taxes and the system we have created to assess and collect them to finance local services and infrastructure.

Property tax relief or elimination? Competing bills are being contemplated to limit or end the use of taxation of real property as a basis for funding local services and facilities. No one likes paying taxes and clearly some of our political leaders are trying to make a name for themselves, but absent a credible plan to either find other revenue sources or cut back on government and the services that we depend upon, something is likely to appear on the November ballot in the form of a referendum that, if passed by 60% of those voting during the mid-term election will result in some dramatic changes statewide. This may require nimble footwork on the part of local authorities who are already hard pressed to manage locally provided services that help ensure the health, safety and wellbeing of residents and our many visitors upon which our economy depends.  If for any reason the Senate does not take up the issue, the Governor has said that he will convene a Special Session of the State Legislature to address both redistricting in advance of the November elections and changes in the way that Florida appropriates tax revenues to operate state and local services and finance necessary infrastructure. 

3. County Board actions on development applications.

·         No BCC Support. Winchester Ranch application in south county to build 9000 homes was pulled from consideration after the County Commission voiced its concerns over the availability of water supplies.

·         BCC Elections. Two county commissioners’ terms expire this year. Mark Smith (District 2) and Joe Neunder (District 4) will have to stand for re-election.

4. Update on Bee Ridge neighborhood planning and development.

·         Site development at TCA. SEERD submitted a Public Documents request to review the county’s approved application and permitting for site development at TCA. Three weeks ago, after consultation with county staff, SEERD submitted the request to see the final site development plans that were first given to Sarasota County for review in February 2025.  The county has claimed to have limited jurisdiction under State Law 1285, as amended, which  allows private schools to locate on various institutional properties, such as churches, libraries, museums, and cinemas, by easing local zoning restrictions and the law permits these, along with unused public school spaces, to serve as educational sites, allowing for quicker establishment of private schools without traditional, lengthy land-use approvals. Now that site preparation has begun on the east side of the TCA campus using heavy equipment along with placement of construction fencing, neighborhood residents should be able to see what is planned and how its impacts will be mitigated. The issue that has not been made clear by state statute or Sarasota County is how and by whom such development will be monitored by local and/or state authorities to meet the long-standing requirements to protect the health, safety and welfare of county residents.  

·         Widening Bee Ridge Road. Survey work has begun on the segment of Bee Ridge Road from Bent Tree/Laurel Oak east to the Publix traffic roundabout with Lorriane Road. The project is intended to widen the road segment from 2 to 4 lanes with a boulevard in between, like the improvements that other sections of Bee Ridge Road have had to the west of Bent Tree/Laurel Oak a decade or so ago. SEERD is in contact with the county and contracted engineers working on the design. We are particularly interested in how traffic resulting from existing land use such as TCA will safely and with minimal disruption access and exit their properties, consistent with good traffic engineering practices and local regulations.

·         Resurfacing Lorriane Road. Lorraine Road from Palmer to Clark is scheduled for resurfacing starting as early as this month with work to be completed by sometime this fall. There is no funding anywhere on the horizon to widen Lorriane which will be needed to accommodate future development at Hi Hat and 3H ranches, but the resurfacing will improve traffic and pedestrian flow as well as possibly safety.

·         New pipeline infrastructure. The “perpetual dig” along Lorraine Road seems to be over, at least for now and much of the damage to vegetation, sidewalks etc. is finally being remediated. Construction work to install two pipelines has been going on for three years.  Hopefully, the eyesore and inconvenience are ending so that pedestrians and cyclists can move along that busy, fast-moving roadway safely to access Rothenbach Park and the network of trails, bike lanes and sidewalks that connect communities of the Bee Ridge neighborhood.

·         Public hearings on County Transportation Plan. SEERD and other Bee Ridge neighbors attended one in a series of Sarasota County public hearings on its Transportation Plan aimed at supporting transport needs associated with its Comprehensive Plan and designations of future land uses. The hearing was billed as a “neighborhood workshop”, but it tried to present its future arterial road developments county-wide and entertain questions and some pointed concerns from an audience of residents from different neighborhoods around the county.  The presentation suffered from technical problems trying to access the county’s state-of-the-art GIS tools to help residents visualize the plan considering rapid population growth and our deficient road network. County engineers and planners spent time trying to explain the scope of the plan, the ongoing review process and how it will be used in the future to ensure adequate infrastructure to accommodate future growth. Many concerns and questions are still unanswered, but hopefully they will find their way into our long-range planning process so that resident participation is something more than a formality.

5. The Sarasota Council of Neighborhoods (CONA)

The Sarasota Council of Neighborhoods (CONA) is being revived as a forum for neighborhood participation and coordination on matters of growth, land use, and the quality of life that has come under threat because of rapid growth and development. Meetings have been taking place at Gulf Gate Library, the most recent involved representatives from five county neighborhoods who were treated to presentations by a Longboat Key Town Commissioner and President of the Manasota league of Cities BJ Bishop, Susan Shettle, a former land use attorney who worked for Sarasota County and the chairperson for the County Stormwater Environmental Utility was also attended by County Commissioner Joe Neunder (District 4). CONA is committed to improving the level of public discourse and participation in county development, planning and growth management issues to protect our property values and the quality of life of county residents.  Residents can join as individuals and community organizations are encouraged to become members as well. Contact CONA at www.conasarasota.org.

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