Manatee County wants to stop development expansion. Will Florida allow it?

Manatee County leaders are trying to roll back changes that let local development sprawl farther east over the last several years.

At a recent Land Use Meeting, commissioners voted to undo a 2021 Comprehensive Plan amendment that allowed builders to construct thousands of new homes east of the county’s Future Development Area Boundary (FDAB).

But, like the county’s recent efforts to restore local wetland protections, commissioners may be in for a fight against state officials and developer interests.

Ed Vogler, a commercial and land use attorney who often represents local developers, submitted a last-minute letter objecting to the rule change on behalf of several clients. One of those clients, Sioux Investment Partners LLC, is controlled by developer Pat Neal’s Neal Communities.

“The Owners (contend) that the Amendment is a more restrictive or burdensome amendment to the Comprehensive Plan and that adoption would be premature and in violation of applicable state law,” Vogler’s letter states.

His letter cites language from a Florida law known as Senate Bill 250. The law prohibits 10 counties that were impacted by Hurricane Ian, including Manatee, from passing “more restrictive or burdensome” development rules until October 2026.

Four state agencies opposing Manatee County’s effort to restore wetland buffers cited the same law. Now, those agencies will also get to review the proposed change to the development boundary rules, and they could oppose it on the same grounds.

Despite that possibility, commissioners voted 6-0 to approve the rule change and send it to the state for review.

Before the vote, Commissioners Tal Siddique and Carol Ann Felts ripped up copies of Vogler’s letter.

“The FDAB isn’t just some line that you draw on a map,” Siddique said. “It is the most fiscally conservative approach we have to ensuring, not just responsible growth, but responsible financial management of our county, period. It is unequivocally clear that if we move this line, we approve more developments ... not only do we see ill effects throughout the community, but we are putting the burden of paying this ... on the taxpayers.”

Commission tries to roll back controversial development rule

Prior to 2021’s rule change, new housing developments were strictly limited to the parts of the county west of the FDAB. The north-south boundary runs roughly parallel with the western edge of Lake Manatee. Between State Road 64 and University Parkway, it follows Bourneside Boulevard.

The boundary was designed to prevent urban sprawl and preserve lands to the east for agricultural use until at least 2040.

But the rule change allows developed areas that touch the western edge of the boundary to start spilling onto the eastern side. Additionally, new development can continue to spread east as long as it links to existing development.

“Technically, development could be approved across the entire county under this policy,” said Elizabeth Shulman, a senior planner with Manatee County Government.

The change has been unpopular with many residents, who argue that Manatee County’s infrastructure is failing to keep up with all the new homes. Other residents are concerned about protecting East Manatee County’s rural character.

Developers who fought for the rule change described it as “smart growth” and argued that it was a benefit for the county because it requires builders to pay for new infrastructure needs beyond the FDAB.

What happens next?

A final adoption vote for the FDAB revision is scheduled for a Land Use Meeting on June 19. But state officials will have the opportunity to comment on the rule change first.

A bill amendment passed by state lawmakers at the end of this year’s legislative session could further hinder Manatee County’s efforts to rein in development. A portion of Senate Bill 180 would prohibit local governments statewide from passing stricter development rules until October 2027.

Local government advocates and environmental groups are petitioning lawmakers to remove those restrictions from the bill before it is sent to Gov. Ron DeSantis.

“Instead of empowering communities to adapt and defend themselves, SB 180 opens the door to unchecked development at the expense of public safety,” Suncoast Waterkeeper said in a post about the bill.

“It raises an urgent question: Who truly benefits from this bill — Floridians or the developers?” the organization asked.

This story was originally published May 15, 2025 at 5:50 AM.