City of Sarasota · Special Exception
Special Exception & Conditional Use in City of Sarasota
For the uses the code allows — but only with approval. Here's how it works in City of Sarasota — and how we manage it end to end.
Special Exception in City of Sarasota
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A special exception (called a conditional use in many codes) is a use the zoning district permits only with specific, discretionary approval — because of its traffic, intensity, or neighborhood impact. It's granted at a public hearing, usually with conditions attached.
The terminology is local: some Florida jurisdictions say 'special exception,' others say 'conditional use.' The discretionary test and the hearing process are the same, and we handle both — often surfaced during zoning due diligence before you even buy.
How it works in City of Sarasota
Decided by: Planning Board (Minor: Commission ratifies on consent; Major: Commission affirms or sets a hearing)
Typical timeline: ~4–8+ months
Controlling code: Sarasota Zoning Code (2002 Ed.)
The City of Sarasota uses 'Conditional Use' — Major and Minor — not 'special exception.' Both tiers require a Community Workshop, DRC technical review, and a Planning Board public hearing.
For a Minor Conditional Use the City Commission ratifies the Planning Board's action on its consent agenda; for a Major Conditional Use the Commission affirms the board or sets the matter for its own hearing. A Conditional Use affidavit is required under Zoning Code Sec. IV-910(b)(3).
We determine which tier applies, prepare the application and the conditions you can live with, and carry it through the workshop, DRC, and hearings.
How we manage it
- →Determine whether your use needs a special-exception or [conditional-use approval](/services/conditional-use-approvals)
- →Prepare the application and any supporting studies
- →Negotiate and document workable conditions
- →Represent the request through staff review and the public hearing
Frequently asked questions
- Special exception vs. conditional use — what's the difference?
- Mostly terminology. Different Florida codes use different names for the same thing: a use allowed in the district only with discretionary approval. We handle it under whatever name your jurisdiction uses.
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