Mark Smith testifies in support of a comp plan change that critics feared would have changed the character of Siesta Key.
By Johannes Werner
Original Air Date: November 19, 2025
Host: On Tuesday, county commissioners weighed changing development rules that could transform Siesta Key. Ultimately, the idea didn’t get much support. Ramon Lopez reports.
Sea Club V on Siesta Key. Photo courtesy Sea Club V
Ramon Lopez: The Sarasota County Commission on Tuesday held a public hearing on a proposed major change to the Comprehensive Plan and Unified Development Code (UDC) that could have reshaped Siesta Key.
The proposal is known as the Voluntary Condo Rebuilds Amendment.
Opponents say it would allow real estate developers to tear down existing high-density condo complexes and rebuild them much larger and taller than what exists today.
While this may sound like modernization, opponents say the reality is far more serious.
They say it violates existing Comprehensive Plan policies designed to limit intensity and protect area barrier islands. They add: it opens the door for developers and investment corporations to buy out condo owners, demolish long-standing communities and replace them with massive new complexes—more like hotels than homes.
Critics charge there is no demonstrated need for this comp plan amendment. No condo associations on Siesta Key have requested it. Even those originally mentioned years ago—like Sea Club V—have not moved forward with any rebuild plans. This fact was noted by hearing attendee John Doherty, who opposes the amendment.
John Doherty: I’m not sure how this initiative is now considered a public initiative effort, but it really was initiated by Sea Club. Some of these things seem to be harmless on the surface, but I tell you not to get sucked into a bait and switch element.
RL: The proposal was initiated by Sarasota County District 2 Commissioner Mark Smith. He lives and works on Siesta Key. Smith explains his involvement and backing for the amendment. He also said he would not be voting on the matter, leaving four to cast ballots. Comp plan amendments require a four-vote supermajority.
Mark Smith, who represents a district that includes Siesta Key, during his swearing-in ceremony. Photo courtesy Sarasota County
Mark Smith: As you know, this is a publicly initiated amendment, and I have a presentation I’d like to show the board and the public here. If you’ll indulge me, since I’m actually—the county is the applicant in this, and I was recruited for this actually by my previous call on it. I told Sea Club V not to be here because this isn’t about Sea Club V; this is about every condominium that was built before the year 2000 on Siesta Key. Sea Club V was the impetus for me coming before the board to begin with, but this isn’t about Sea Club V. This is about all the older condominiums on Siesta Key that are in danger of being wiped out if we get hit with another major hurricane.
We are not increasing the height beyond what we have in our documents today or anything else. Everything is by our current code book. We’re building according to the Florida building code, so these are all safer, resilient buildings, and it’s voluntary. We’re not making anybody do this. It is a major financial enterprise to tear a building down and rebuild, because you’re going to be out of commission for at least three years or two years anyway, so this is not a willy-nilly thing.
RL: The proposal, opponents allege, benefits developers who want to replace smaller, community-scale condominiums with larger buildings that would block light and views, worsen flooding risks and permanently alter the residential character of Siesta Key.
Furthermore, they say, the amendment conflicts with key county policies meant to protect coastal systems and restrict buildout in high-hazard hurricane evacuation zones.
The comp plan is a state-required roadmap for growth within a community. The UDC covers zoning, density and intensity requirements. A special exception is required for any changes.
Mark Smith’s fellow commissioners weren’t convinced by the merits of the proposal. We hear from Tom Knight, Joe Neunder and Teresa Mast, in that order.
Tom Knight: For me, it’s just common sense. I’m not going to get that deep into it. It just makes me uneasy.
Joe Neunder: I think that, any time we look at comprehensive plan amendments, the threshold is just so high—and it needs to be that high. That’s why it requires a supermajority vote—but I just can’t recall anybody that’s been adamantly supportive of this comp plan at any time.
Teresa Mast: Any time we can get our community as a whole to be more resilient, I’m very supportive of it because that means that we’re building stronger, better and to current code. Where I struggle with it is when they don’t want to stay within the rules and the boundaries of it and then expect an entire document to be modified for a single project. But I find it mind-boggling that not one person has been here to speak on their behalf, because if it was something that I felt very passionately about or that I felt was the right thing to do, I think I would scream from the mountaintops.
RL: Commissioner Ron Cutsinger went along with the others. So the comp plan amendment was rejected.
Siesta Key resident Lourdes Ramirez is a community advocate and president of the neighborhood not-for-profit Project Siesta Key. She said the nay vote was a significant victory for those who want to protect Siesta Key from overdevelopment. Ramirez said the vote shows the Sarasota County Commission believes the comp plan, as drafted, must be protected.
This is Ramon Lopez for WSLR News.
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