Land Development Regulations


Manatee County’s Land Use Regulations fall primarily within two main documents: 

  1. The Manatee County Comprehensive Plan, and

  2. The Manatee County Land Development Code.

Pursuant to Chapter 163, Part II of the Florida Statutes, the Comprehensive Plan contains the long range policy structure for the County. It contains Goals, Objectives, and Policies on land use, transportation, environmental protection, coastal protection, affordable housing, utility services, and historic preservation.

The Land Development Code is enacted pursuant to Section 163.3202 of the Florida Statutes and its purpose is to implement the Comprehensive Plan of the County by establishing regulations, procedures, and standards for review and approval of all development and use of land in the unincorporated portions of the County.



This is not a comprehensive list of all amendments. Please see Municode for a complete list of approved amendments. Below are some of the larger, recently approved amendments.


Ord. 20-06, Adopted Jan. 9, 2020
Res. 20-004, Adopted Jan. 9, 2020
Res. 20-016, Adopted Jan. 9, 2020

On July 1, 2019, the State of Florida passed House Bill 7103, modifying the allowable processing time for all planning applications that receive a development order. To maintain compliance with this law and to provide the best possible service to our customers, Manatee County has modified their development review processes to include an up-to-date Development Review Manual and an amendment to the LDC that is consistent with state statutes and easy to use for both staff and applicants.

2019 -- PROCESS IMPROVEMENTS -- Ordinance 19-03

The Board of County Commission and County staff has reviewed and revamped the entire development review process within the Comp Plan and the LDC with the intent of providing process improvements applicable Countywide. This will specifically ensure consistency between the LDC and Comp Plan, and it will create development standards to ensure development review is meaningful, consistent, and predictable for staff, the developer, and the citizens of Manatee County.

The Amendments are encompassed in Ordinance 19-03, which will go into effect on April 15, 2019.
Goals Considered During Review:

  1. Simplify the range of uses in each future land use category and rely more on  zoning and land use regulations in the LDC.
  2. Review existing density and intensity levels and determine whether they are in-line with the County’s vision for growth.
  3. Review and provide implementation mechanisms for the Mixed-Use Future Land Use Category and Clustering provisions in the Comp Plan.
  4. Provide a matrix of zoning districts intended to implement each future land use category.
  5. Review zoning districts to ensure there are district(s) that implement all future   land use categories.

Special Approval / Planned Development Processes. Review of the Comp Plan and LDC included:

  1. Review all provisions in the Comp Plan that require Special Approval and determine if they are still necessary.
  2. Establish a system that requires Board review and approval where warranted, but without the need to go through the Planned Development rezoning process.
  3. Review the LDC to determine if existing review criteria are adequate or if additional requirements are needed for all Special Approval and Planned Development triggers.

2015 -- LDC REWRITE Ordinance 15-17

In December of 2015, the Manatee County Land Development Code was amended to reorganize and better clarify the language and regulations of the 1989 LDC.

Staff Report- Land Development Code Update Phase 1

To assist you in the review of the prior (1989) Code verses the Amended and Restated (2015) Code, each individual chapter is provided in strike-thru/underline with comments as to why a particular section was changed.

Ordinance 15-17 Index

Please contact or by phone at (941)-748-4501, ext. 6884 with any questions.


Pending Land Use Regulation Amendments

Manatee County has several pending amendments. If you are interested in viewing additional documentation related to current pending amendments, please complete the form below and staff will contact you directly to provide the documents. If you need assistance with accessibility, please contact Reviewer on Call.

Future Development Area Boundary

Manatee County is working to address a mapping inconsistency found on a portion of the Future Development Area Boundary or FDAB. The FDAB is a boundary line established with the adoption of the 1989 Comprehensive Plan. The intent of this boundary line was to develop west to east, west of the FDAB line while retaining agriculture and rural residential development east of the FDAB line; essentially providing co-terminus boundaries to the FDAB line and the public utility service area boundaries. This portion of the FDAB boundary line is located north of State Road 64 East, south of Waterline Road, and west of Dam Road. The area in question is approximately 32 +/- acres in size.

Please contact the case manager at with any comments/concerns.

Home Based Businesses

During the 2021 Legislative Session, Chapter 2021-202, Laws of Florida (Committee Substitute for HB No. 403) was passed, which preempts areas of local government regulation for home-based businesses to the state. The Bill prohibits Manatee County from enacting or enforcing any ordinance, regulation, or policy or take any action to license or otherwise regulate a homebased business in violation of the Bill.

The Manatee County Land Development Code (LDC) currently regulates various aspects related to home occupations within the LDC of which serval sections are inconsistent with the Bill. As such, staff is processing the proposed amendments to the applicable sections of the LDC as they relate to home occupations to ensure consistency with the Bill.


This is County Initiated Land Development Code (LDC) Text Amendment.

  • The North Central Overlay District was originally adopted by Ordinance 05-15 on April 11th, 2005.  The intent was to promote development within the North Central Overlay that would be harmonious with the existing community and in accord with the vision of the community for its future.   However, since 2005, much of the area has changed and has experienced much growth.
  • On August 31st, 2021 the BOCC held a Work Session to discuss the potential removal of the North Central Overlay from the Land Development Code.  The representative for the Parrish Civic Association presented challenges faced by developers and staff and the unintended consequences for the community with implementation of the requirements.
  • On October 12th, 2021 the BOCC voted 6 to 1 authorizing the Building and Development Services Department to prepare and advertise for public hearings an ordinance to amend the applicable portions of the Land Development Code and Zoning Map to delete the North Central Overlay District. 
  • The changes included herein amend the Official Zoning Atlas to remove the NCO Overlay, which today, covers approximately 72,183 acres and amends and deletes the applicable portions of the Land Development Code pertaining to the North Central Overlay, specifically Chapter 2, Section 200, Definitions; Chapter 4, Section 403, Overlays; and Chapter 6, Section 605.1, Signs.


February 10, 2022 Planning Commission

TBD – BOCC Hearings



Lisa Wenzel
(941)748-4501 extension 6884



This is County Initiated Land Development Code (LDC) Text Amendment.

  • The proposed County Initiated Land Development Code Text Amendments are to the Urban Corridor Standards, primarily within Chapter 9, Design Guidelines and Standards and Chapter 5, Standards for Accessory and Specific Uses and Structures, Drive-Through Establishments.  Revisions include clarifying standards for a street wall, removing the requirement for a street wall when a drive-through establishment is built that does not utilize the Urban Corridor incentives and access for residential developments along the Urban Corridors
  • The Urban Corridor Design Guidelines were established in the Manatee County Land Development Code in 2016 with Ordinance 16-06.  Since that time there have been a few sites developed along the corridors that have taken advantage of the Urban Corridor incentives.  However, the majority of the uses, to date, have been drive-through establishments (i.e., banks, coffee shops, restaurants, car washes) and storage facilities.  More recent applications include multi-family and mixed-use developments.   When applying and reviewing the Urban Corridor requirements, staff found a few of the design criteria need revised or clarified.


February 10, 2022 Planning Commission

TBD – BOCC Hearings


Lisa Wenzel
(941)748-4501 extension 6884


Sea Level Rise

For more information on Peril of Flood, please go to, and click on the “Review Proposed Text Amendment Language” link at the bottom of the page. 


    • The Affordable Housing Advisory Committee (AHAC) is appointed by the BOCC, and is required by Florida Statute to annually review the established policies and procedures, ordinances, land development regulations, and Manatee County’s adopted comprehensive plan, and to make recommendations to the BOCC on specific actions or initiatives to encourage or facilitate affordable housing, while protecting the ability of the property to appreciate in value.

    • The Affordable Housing Advisory Committee 2020 & 2021 Incentive Review and Recommendation Reports, that included several recommended changes to Section 545 of the Land Development Code, was approved by the BOCC for transmittal to the State on December 15, 2020 and on December 14, 2021, respectively.  The AHAC recommended changes are included in this text amendment.


    February 10, 2022 Planning Commission

    TBD – BOCC Hearings


    Bill O’Shea

    (941) 748-4501 extension 3841


Land Use Regulations

Land Use Regulations

The Comprehensive Plan, Land Development Code, and Public Works Standards Manual are some of the resources used for researching regulations regarding land development in the unincorporated areas of Manatee County.

Land Use Approval Process

Development Review Manual

Comprehensive Plan

Code of Ordinances

Land Development Code

This Land Development Code is enacted pursuant to the requirements and authority of Section 163.3202, Fla. Stat. et seq. (the Local Government Comprehensive Planning and Land Development Regulation Act) and the general powers established in Chapter 125, Florida Statutes (County Government) and the Constitution of the State of Florida.

The purpose of this Land Development Code is to implement the Comprehensive Plan of the County by establishing regulations, procedures and standards for review and approval of all development and use of land in the unincorporated portions of the county. Further, this Land Development Code is adopted in order to foster and preserve public health, safety, comfort and welfare in the unincorporated areas of the County. It is the intent of this Code that the development process in Manatee County be efficient, in terms of time and expense, effective, in terms of addressing the natural resource and public facility implications of proposed development, and equitable, in terms of consistency with established regulations and procedures, respect for the rights of property owners, and the consideration of the interests of the citizens of the County.

Land Development Code Overlay Districts

Section 403 Overlay Districts are intended to supplement the regulations in the Land Development Code.

Land Development Code Entranceway Maps

There are seven entranceways into the Unincorporated Manatee County and Section 900 of the Code provides standards and criteria by which proposed development in the entranceway areas will be reviewed.

GIS Interactive Maps

The term "map service" is used to describe interactive maps available online. Our interactive map services are built on ArcGIS Server from ESRI. ArcGIS Server provides advantages such as faster browsing, better security, and more manageable development life cycles. Our ultimate goal is to provide you, the customer, with a faster, more intuitive map browsing experience. We recommend that you use either Firefox or Chrome as your browser when using these map services as this will provide you with the best overall browsing experience.

Wetlands and Wetland Buffers

As of February 27, 2017 the document formally known as "Conservation Easement" has been replaced with "Language for Wetlands and Wetland Buffers".


Zoning for Manatee County also falls underneath the LDC and Comprehensive Plan. Current zones can be found under Chapter 4: Zoning of the LDC. The Comprehensive Plan covers Element 2: Future Land Use.

Outdoor Lighting Regulations

Manatee County Land Development Code
Excerpts related to outdoor lighting

05-037 Section 806 Lighting