One change residents are most likely to notice: Sarasota County will again require neighborhood workshops to happen in person for development proposals, though applicants can add a virtual option. Commissioners approved that change 4-1, with Chair Ron Cutsinger voting no because he said virtual meetings can reach more people. The board also told staff, in a separate 5-0 vote, to review the long-standing $215 workshop fee and come back with more information.
The board also hit pause on proposed county charter amendments. In a 5-0 vote, commissioners rejected the Charter Review Board’s recommendation to place them on the November ballot and sent the matter back for more review. Tom Knight had pulled the item, saying he wanted more guidance, and other commissioners including Joe Neunder, Mark Smith, Teresa Mast, and Ron Cutsinger agreed more time was warranted. Cutsinger also said he did not want confusing questions added to the ballot.
The board approved 14 Neighborhood Initiative Grant projects totaling $88,092.51, funding small neighborhood improvements across the county.
Several bigger-ticket items also moved forward. Commissioners approved buying about 1.01 acres on Nash Avenue in Nokomis for $1,375,000, approved up to $1,205,977.50 for wetland mitigation credits tied to the River Road project, and approved a $180,000 mobility fee reimbursement agreement with Neal Communities for a traffic signal at State Road 776 and Old Englewood Road/Boca Royale Boulevard. Staff said that money would come from mobility fees, not property taxes or the general fund.
Later, the board heard updates on affordable housing law changes and business park proposals, but took no vote on either. Next, staff will return with the workshop fee review, a pilot plan for extending the Siesta Key trolley north in the Village, a discussion on surtax and road issues, and an ordinance discussion on underage vaping.
Key takeaways: - The board voted 5-0 to reject the Charter Review Board recommendation to place proposed charter amendments on the November ballot and send the matter back for further review. (1:34:18)
The board approved a resolution requiring in-person neighborhood workshops, with an optional hybrid virtual component, by a 4-1 vote; Chair Ron Cutsinger voted no. The board also separately directed staff unanimously to review the $215 workshop fee and return with more information. (1:44:20) (1:47:22) (1:47:52)
The board approved Neighborhood Initiative Grant Cycle 39 funding recommendations, with 14 projects recommended for funding totaling $88,092.51. (1:50:53) (1:56:40)
The board approved several public hearing items, including acquisition of the Nash Avenue property for $1,375,000, a wetland mitigation credit agreement for the River Road project not to exceed $1,205,977.50, and a mobility fee reimbursement agreement with Neal Communities for $180,000 for a traffic signal at State Road 776 and Old Englewood Road/Boca Royale Boulevard. (2:09:05) (2:14:19) (2:20:20)
Opening ceremony, proclamation, and recognitions
The meeting opened with an invocation by Chuck Henry and the Pledge of Allegiance led by Jasmine Vafiatis, identified as a Planning and Development Services one-stop right-of-way senior agent and a U.S. Marine Corps veteran. (0:00:19) (0:01:16) (0:02:17)
Tom Knight presented a proclamation declaring June 1 through 5, 2026, as Code Enforcement Officers Appreciation Week. Code enforcement and related staff introduced themselves and described their work in areas including coastal setback and mangrove code, water pollution control, air quality, asbestos, land development, utility code enforcement, environmental protection, zoning and property code enforcement, building permit compliance, and fire code enforcement. (0:02:33) (0:04:51) (0:06:34)
Former Venice city manager Ed Lavallee presented a certificate recognizing Sarasota County for 55 years of operating under the council-manager form of government. He addressed Chair Ron Cutsinger, Commissioners Teresa Mast, Mark Smith, Joe Neunder, and Tom Knight, and County Administrator Jonathan Lewis. (0:10:09) (0:11:07)
Planning and Development Services Director Matt Osterhout recognized Howard J. Berna, who he said will retire on June 19, 2026, after 25 years with Sarasota County. Jonathan Lewis and all five commissioners made remarks. Howard Berna also spoke briefly. (0:15:38) (0:16:01) (0:22:42)
Open to the public
During the first open-to-the-public period, several speakers addressed charter amendment item 2, neighborhood workshops, business park proposals, affordable housing, short-term rentals, Manasota Beach Road, and other issues. Multiple speakers asked the board not to advance the charter amendments to the ballot and to send them back to the Charter Review Board. Other comments addressed item 23 on neighborhood workshops, item 41 on Yes in God’s Backyard, and item 42 on business parks. (0:29:52) (0:31:08) (0:40:26) (0:43:33) (0:52:55) (0:56:26) (1:17:46) (1:21:03)
Consent agenda and pulled charter amendment item
The board approved consent agenda items 3 through 22. The vote was stated as unanimous after item 2 was pulled. (1:25:12) (1:25:41)
On item 2, Tom Knight said he pulled the item because he wanted more guidance on proposed charter amendments, especially sections 3.9 and 3.10. Jonathan Lewis said county staff does not review what the Charter Review Board submits because it is a separate board created by the charter. County Attorney Josh Moye said section 3.9 and the first sentence of 3.10 had been deemed invalid by a court because they were inconsistent with general law, and that the charter currently notes that invalidity. (1:25:45) (1:26:37) (1:28:12)
Joe Neunder said it would be prudent to schedule the matter for discussion and allow more time for review. Mark Smith said he could see moving one item forward but wanted the other amendments sent back. Chair Ron Cutsinger said he was concerned about adding confusing questions to the November ballot and said the invalid language already has no legal effect because it is noted in the charter. Teresa Mast said there was nothing wrong with pausing to allow more time. (1:28:30) (1:29:32) (1:30:57) (1:32:00)
Tom Knight moved to deny the Charter Review Board recommendation to send the amendments to the November ballot and send the matter back for future review. The motion passed 5-0. (1:33:35) (1:34:18)
Neighborhood workshop resolution
Planning and Development Services Director Matt Osterhout presented item 23, a resolution amending neighborhood workshop requirements. He said the proposal would require an in-person workshop, allow an optional hybrid virtual component, increase the allowable distance for workshop locations from 2 to 4 miles inside the urban service boundary and from 5 to 10 miles outside it, and continue a workshop fee of $215 unless later changed by resolution. (1:34:40) (1:35:18) (1:36:53) (1:37:16)
Joe Neunder asked about the age of the $215 fee, and Matt Osterhout said it had not been updated in many years and believed it dated to 2009. Teresa Mast raised concerns about language requiring workshops to accommodate the anticipated number of participants, saying applicants cannot know attendance in advance. Mark Smith said he supported returning to in-person workshops and suggested the advertised capacity could be stated. Chair Ron Cutsinger said he would vote no because he believed virtual workshops allow more participation. (1:38:13) (1:40:12) (1:42:18) (1:45:50)
Mark Smith moved to adopt the updated resolution as presented. The motion passed 4-1; Chair Ron Cutsinger stated that he voted no. (1:44:20) (1:47:10)
Joe Neunder then moved to direct staff to study the fee schedule and bring it back. That motion passed 5-0. (1:47:22) (1:47:52)
Neighborhood Initiative Grant Program awards
Staff presented item 24 on Neighborhood Initiative Grant Cycle 39. They said 14 completed applications were received, all 14 were recommended for funding, and the total requested funding was $88,092.51. The projects covered character, safety, and environmental categories and were distributed across the county. (1:50:53) (1:51:18) (1:51:49) (1:52:08)
Teresa Mast asked that future reports identify prior applicants and how many times they had received grants. Tom Knight asked whether the program was reaching a variety of communities, and staff said they were reaching new communities each cycle through newsletters, the county website, Facebook, and word of mouth. Joe Neunder said the projects were spread from North Port to the airport. (1:52:31) (1:54:41) (1:55:58)
Teresa Mast moved approval of item 24 A, B, and C. The motion passed 5-0. (1:56:29) (1:56:40)
Nash Avenue property acquisition
On item 25, the board considered adding the Nash Avenue property acquisition to the capital improvement program and budget and authorizing purchase of approximately 1.01 acres at Nash Avenue in Nokomis from Maiden Lane Property LLC for $1,375,000. Property owner Ken McKeith said he and his partner had originally intended to build a single-family home there, had not been interested in selling, but supported the county’s purchase after spending time in the area and using the park. (2:08:02) (2:09:05) (2:09:52)
The board approved item 25 A, B, and C by a 5-0 vote. (2:11:53) (2:12:05)
Ella North Port tax-exempt bond host approval
On item 26, the board approved a resolution for host approval of issuance by the Housing Finance Authority of Lee County of tax-exempt financing in a principal amount not exceeding $37 million for the Ella North Port multifamily project in Sarasota County. A speaker identified himself as North Port City Commissioner David DuVall, speaking for himself and not the commission, and objected to the project, citing rezoning concerns, neighborhood impacts, and the planned 216 units. (0:49:40) (0:50:52)
The board approved item 26 unanimously, 5-0. (2:12:43) (2:13:10)
River Road wetland mitigation credits
On item 27, Capital Projects Director Carolyn Eastwood said the public hearing notice had incorrectly named the fund and that the corrected fund name was Elms Gas Tax Capital Projects. She said the item had been re-advertised and met legal requirements. The item added a River Road wetland mitigation credit project to the capital improvement program, appropriated $1,257,743, and approved an agreement with Myakka Mitigation Bank LC for wetland mitigation credits not to exceed $1,205,977.50. (2:14:42) (2:15:17)
The board approved item 27 A, B, and C by a 5-0 vote. (2:15:53) (2:16:23)
Carleton Well Field project
On item 28, the board approved adding the Carleton Well Field Production Wells Rehabilitation and Improvements project to the capital improvement program, appropriating $6,112,495, and approving supplements to tax certifications for utility system revenue bond series 2016-A, 2020-A, and 2023. (2:16:30) (2:17:07)
The vote was 5-0. (2:17:51) (2:18:09)
Fruitville Commons Canal Crossing
On item 29, the board approved adding the Fruitville Commons Canal Crossing project to the capital improvement program, appropriating $891,250, and approving an agreement with Fruitville LWR 75 LLC for construction and funding of a vehicular bridge with a shared-use path in the total amount of $1,146,650. (2:18:12) (2:18:43) (2:19:02)
The vote was 5-0. (2:19:24) (2:19:38)
State Road 776 and Old Englewood Road/Boca Royale Boulevard signal
On item 30, the board considered adding the intersection project to the capital improvement program, appropriating $180,000, and approving a mobility fee reimbursement agreement with Neal Communities of Southwest Florida LLC for construction of a traffic signal at State Road 776 and Old Englewood Road/Boca Royale Boulevard. (2:19:45) (2:20:20)
Several speakers objected, arguing that the developer rather than the county should bear the cost and linking the issue to Manasota Beach Road and other traffic concerns. (2:20:44) (2:21:08) (2:22:40) (2:25:42) (2:30:56)
Transportation Director Spencer Anderson said the original rezoning required a fully signalized intersection, but that language was later revised. He said the developer had requested up to 80 percent of the $3.3 million construction cost through a proportionate share request, and after negotiations the county share was reduced to $180,000. County Attorney Josh Moye said the money would come from mobility fees, not ad valorem taxes or the general fund. (2:35:04) (2:35:51) (2:37:24) (2:39:47)
The board approved item 30 A, B, and C by a 5-0 vote. (2:40:32) (2:40:58)
Commission reports and board assignments
During commissioner reports, Mark Smith moved to have staff bring back a pilot plan for extending the Siesta Key trolley route north in the Village for board consideration. The motion passed 5-0. (2:42:06) (2:44:06)
Tom Knight asked that constitutional officers and others be invited as usual to budget discussions and asked for information on operational costs for sheriff and emergency services responses in unincorporated areas. Jonathan Lewis said those invitations had been made and that some presentations would occur at the July regular commission meeting because of scheduling conflicts. (2:44:13) (2:45:00)
Tom Knight also moved to schedule a discussion item based on a letter from former Commissioner Thaxter [spelling unclear in transcript] concerning surtax, roads, fiscal neutrality, concurrency, and related issues. The motion passed 5-0. (2:48:04) (2:50:21)
Joe Neunder moved to direct the county attorney and county administrator to review and bring back an ordinance discussion related to underage vaping and purchase of vaping devices. Tom Knight said law enforcement input and data would be helpful. The motion passed 5-0. (2:50:27) (2:52:12) (2:54:17)
Legislative update: Yes in God’s Backyard and Live Local changes
On item 41, Planning and Development Services Director Matt Osterhout gave an update on “Yes in God’s Backyard” and House Bill 1389. He said current law allows a county to approve affordable housing on qualifying religious institution property, but the pending bill would change that from “may” to “must” and would take effect July 1, 2026, if signed by the governor. He said the bill would also apply to property owned by a county, municipality, or school district, and to religious institution property of more than 3 acres that has contained a house of public worship for at least 10 years, with at least 40 percent of units affordable for at least 30 years. (3:47:09) (3:48:17) (3:49:19) (3:50:49)
Matt Osterhout said the county had received one YIGBY proposal at 4631 South Lockwood Road [transcript says “South Lockwood Road”], and that most religious institution properties outside the urban service boundary likely already have special exception approvals and binding development concept plans, raising implementation questions. He also said the pending bill would make some open-space and rural zoning categories ineligible for Live Local treatment and would add language on height restrictions. (3:56:50) (3:57:18) (3:58:00)
Chair Ron Cutsinger, Teresa Mast, Tom Knight, and Joe Neunder asked questions about ownership, subdivision, zoning, and how the law would apply if signed. No vote was taken. (3:52:02) (3:54:14) (4:03:53)
Business park proposals from the Economic Development Corporation
On item 42, Matt Osterhout presented six proposed business park code changes requested by the Economic Development Corporation. He said the board had previously directed staff to review the proposals and return with analysis. He described the business park corridor map adopted in 2022 along Fruitville Road, Bee Ridge Road, Lorain Road south of Clark Road through the 681 area, and South River Road. He said business park rezonings are not by right and require a rezoning process. (4:08:22) (4:09:18) (4:10:04) (4:12:44)
The six proposals included: making drive-through restaurants a special exception instead of a by-right use; reducing the minimum acreage from 10 acres to 2 acres; changing greenbelt and perimeter buffer requirements; increasing height from 35 feet to 45 feet by right and up to 65 feet by special exception; modifying warehouse and freight movement uses; and allowing research and development with associated manufacturing. Staff said the greenbelt and warehouse proposals had been withdrawn, staff had no recommendation on the drive-through and research/manufacturing items, and staff did not recommend moving forward with the acreage and height changes as proposed. (4:13:20) (4:14:22) (4:16:19) (4:17:25)
EDC President and CEO Erin Silk answered questions. She said land values had increased by 85 percent and construction costs by 35 percent, and that many companies were looking for smaller sites. She said the average of the identified potential sites was just over 5 acres, with 13 sites between 2 and 5 acres and 27 sites between 5 and 9.9 acres. (4:20:09) (4:21:20)
Commissioners said they supported some concepts but wanted more work. Teresa Mast said she had no problem with items 1 and 6 but wanted the EDC board to do public outreach before further discussion of acreage and height. Mark Smith suggested exploring a minimum of 4 or 5 acres and asked about using binding development concept plans to avoid unintended Live Local consequences. Tom Knight said he was concerned about unintended consequences and asked whether identified property owners had been contacted. Joe Neunder said the proposals needed more work and said item 6 was of interest because of biotechnology and pharmaceutical uses. No vote was taken. (4:18:21) (4:19:34) (4:20:09) (4:24:35) (4:25:17) (4:35:12) (4:37:40) (4:42:55)
SHIP affordable housing program update
On item 43, Steve Hyatt of the Office of Financial Management presented an update on the State Housing Initiatives Partnership (SHIP) program. He said SHIP was established in 1992 and is the main state funding source for affordable housing, administered through a local housing assistance plan. He said Sarasota County approved its own local housing assistance plan last summer and received its first allocation of $2.9 million. (4:54:03)
Steve Hyatt said the county’s Housing Enhancement and Redevelopment Office is administering the program. He said the first allocation is being used for owner-occupied rehabilitation, purchase assistance, new construction, multifamily, administration, and other strategies. He said purchase assistance can provide up to $75,000, owner-occupied rehabilitation up to $100,000, and acquisition/rehabilitation/construction up to $450,000. He said the county hoped to assist 3 homebuyers and rehabilitate 20 homes through the current round. (4:55:33) (4:56:08) (4:57:30)
Commissioners praised the program and asked about outreach and waiting lists. Steve Hyatt said more than 100 applicants had applied for owner-occupied rehabilitation and that applicants remain in line rather than being sent to the back if funding is exhausted, though eligibility information may need to be refreshed. No vote was taken. (4:59:00) (5:01:01) (5:04:05)
Coastal setback variance at 3619 and 3601 Casey Key Road
On item 44, the board held a public hearing on a coastal setback variance for construction of 457 linear feet of seawall at 11 feet NAVD and rock revetment at 9 feet NAVD at 3619 and 3601 Casey Key Road. Applicant representative Matt Brockway said the request was to replace and reconstruct a preexisting seawall and rock revetment damaged in the 2024 storms, including removal of remnants, a new seawall and tieback system, a 15-foot-wide rock revetment, and backfill with beach-compatible sand. He said the shoreline had been armored since at least 1986 and that the proposed revetment would be narrower than the existing one. (5:07:17) (5:09:24) (5:15:55)
Staff said the county was treating the request as new shoreline hardening because the existing structures were no longer functioning. Staff also said sea turtle nesting had been documented on the site in 2025 before demolition of the homes and that the board would need to consider whether the request met variance criteria, including whether shoreline protection was necessary for structures because the parcels are now vacant. (5:24:15) (5:25:38) (5:29:47)
Commissioners discussed the history of armoring on Casey Key and the condition of the site. Teresa Mast, Tom Knight, and Chair Ron Cutsinger said they viewed the request as restoring a long-armored shoreline. The board approved the variance by a 5-0 vote. (5:43:13) (5:44:17) (5:45:20)
Coastal setback variance at 7120 Point of Rocks Circle
On item 45, the board held a public hearing on a coastal setback variance for construction of 304.9 linear feet of seawall at 7120 Point of Rocks Circle. Applicant representatives said the existing wall had been in place since at least 1982, had been repaired and replaced over time, and was damaged in the 2024 storms. They said the new vinyl seawall would be installed immediately landward of the existing wall, which would be cut down, and that the project would not affect Point of Rocks or lateral pedestrian access. (5:47:17) (5:49:05) (5:55:24)
Staff said the proposed wall would be about 2 feet higher than the current wall and that the board should consider the variance criteria and comprehensive plan consistency. Commissioners discussed the site’s history and public familiarity with the wall. The board approved the variance by a 5-0 vote. (6:03:32) (6:06:30) (6:07:11)
Major work permit at 9390 Midnight Pass Road
On item 46, the board considered a major work permit for repair of a portion of an existing seawall and placement of new rock waterward of the mean high water line at 9390 Midnight Pass Road, Siesta Key, at the Point Condominium. Applicant representative Kat Massey said the wall failed during Hurricane Helene and that the project would replace the failed portion of wall and add rock at the base to fill a scour hole and protect the new wall from future scour. She said the request required a major work permit because the rock would extend waterward of mean high water. (6:09:12) (6:10:44) (6:14:46)
Howard Berna said the major work permit was needed because the scour apron rock constituted fill past mean high water and therefore did not qualify as a minor or general permit. He said the remainder of the wall would remain intact and that the rock would be placed within about 8 feet of the wall. (6:18:27) (6:19:20)
The board approved item 46 by a 5-0 vote. (6:22:04) (6:22:23)
Plat vacation at 2057 Country Meadow Lane
On item 47, staff presented a request to vacate the county’s interest in a 347.37 square foot portion of a 50-foot platted drainage and utility easement at 2057 Country Meadow Lane to allow construction of a residential swimming pool. Staff said county departments, private utility providers, and the Country Meadows HOA had no objection. Two objections were received from property owners in the separate Meadows subdivision to the north, citing subdivision boundaries and property values. Staff said the office of the county attorney determined that no ownership rights or rights of convenient access of persons owning other parts of the Country Meadows subdivision would be adversely affected. (6:22:33) (6:24:49) (6:25:28) (6:26:17)
The board approved the plat vacation by a 5-0 vote. (6:31:32) (6:31:53)
Final open to the public and adjournment
In the final open-to-the-public period, Chris Fales spoke about the business park corridor item and said he agreed with staff’s recommendation not to reduce the 10-acre minimum, not to reduce the 50-foot greenway buffer, and not to increase building heights. He said the county had already added 26 miles of business park corridors in 2022 and that other zoning categories already allow industrial uses. (6:32:04) (6:32:23)
After brief closing comments from Teresa Mast, the meeting adjourned at about 3:52 p.m. [transcript time]. (6:35:50)
Watch the full meeting recording
Vote tallies in this recap were transcribed from the meeting recording and reviewed by a human editor; this body doesn’t publish a structured roll-call record, so they were not independently verified against an official vote log.
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