Manatee County Comprehensive Plan Amendments

There are three typical types of amendments which may be initiated by the County or privately:

  • Policy (text) amendment (processed as a large scale amendment)
  • Large scale map amendment (greater than 10 acres)
  • Small scale map amendment (10 acres of less)
Justification for an amendment to the Comprehensive Plan (General Introduction C.2.3.2):
  • Shall be considered as a major policy decision by the Board of County Commissioners.
  • Shall occur only where it is determined that growth and development patterns and/or goals, objectives and policies initially sought by Manatee County are no longer appropriate.
  • How does the amendment benefit the county?
  • If proposed amendment is considered a change in circumstances, shall identify what has changed in area to warrant a land use change; development trends; potential impact to surrounding area; land use compatibility issues for the area; justification of “need” for request; etc.
  • If an error in mapping (explain how and why)
  • If an inconsistency (explain how/why); or an oversight (explain why/how).
  • Shall meet requirements of Florida statutes 163.3185 and 163.3187
Staff requests a meeting with applicant/agent to discuss the proposed amendment on the property. This meeting will give applicant/agent a general idea of issues/ suggestions and/or recommendations regarding the request.


Comprehensive Plan Amendment Process

Expedited Review
The 2011 Legislature approved HB 7207 which modified the Comprehensive Plan amendment process. The Florida Department of Economic Opportunity (DEO) now provides an “Expedited Review” [(163.3184(3)] for most plan amendments. A large scale map amendment or text amendment still requires a transmittal hearing and an adoption hearing.
However, the review time has been significantly reduced. The state and reviewing agencies submit their “comment” letter to the county within 30 days of receipt of a completed amendment package. The adoption of the amendment must be scheduled within 180 days of receipt of the “comment” letter however staff typically schedules the adoption hearing within 30-45 days.
The adopted amendment package is returned to the State Land Planning Agency for consistency review. Once the State confirms the amendment package is complete, the amendment becomes effective 30 days from that date.
The Florida Department of Economic Opportunity (DEO) no longer issues an Objection, Recommendation and Comments Report (ORC) under the Expedited Review. There are no more cycles for plan amendments. Amendment requests are processed as received.
Small Scale Amendment
The amendment process for small scale map amendments (10 acres or less) has not changed. The amendment is effective 31 days after adoption by the Board of County Commissioners. A plan amendment package is forwarded to State Land Planning Agency as a courtesy. The State does not review or issue comments on small scale map amendments.

State Coordinated Review
There are only a few instances where an amendment request requires a full blow state review called “State Coordinated Review” [(163.3184(4)]. The State Coordinated Review requires the standard transmittal process, the issuance of an ORC, the County’s response to the ORC, adoption of the amendment, DEO’s final review with the issuance of a Notice of Intent (NOI) before the amendment becomes effective. The types of amendments that must follow the State Coordinated Review are as follows:
Areas of Critical State Concern
  • Rural Land Stewardship
  • Sector Plans
  • EAR based amendments
Map & Text Amendment Lists
The following are lists that contain all of the Map & Text amendments (in .pdf).