Manatee County Leaders Say State Hurricane Law Limits Local Growth Decisions After Fix Fails

Manatee County officials say they remain constrained by a statewide hurricane recovery law after lawmakers declined to advance a proposed fix during the 2026 Legislative Session, leaving local governments with limited authority over land-use decisions.

County Commission Chair Tal Siddique and Commissioner George Kruse said the failure to pass Senate Bill 840 means the restrictions outlined in Senate Bill 180, adopted in 2025, will continue to impact planning and development decisions across the county. The law limits local governments from adopting or modifying land-use regulations within a broad area affected by hurricanes, even when proposed changes are unrelated to storm recovery.

Manatee County is among several jurisdictions that have challenged the law in court, arguing it has created unintended consequences that interfere with routine planning efforts, including updates to comprehensive plans and environmental protections.

Without legislative changes, the restrictions are expected to remain in place until at least the 2027 session, delaying potential updates to local growth management policies. County leaders said one of the most visible impacts involves wetland buffer regulations, an issue that has drawn attention from residents seeking stronger environmental protections.

Officials also pointed to delays in updating the county’s comprehensive plan, a long-term blueprint for growth and development. The update process had been underway prior to multiple hurricanes in 2024, but the current law has halted progress, leaving the county to rely on planning frameworks developed before recent population growth and development trends.

Senate Bill 840, introduced during the 2026 session, was intended to narrow the scope of the existing law, clarify when local governments could enact development regulations, and allow non-recovery-related planning efforts to proceed. The measure received unanimous support in the Senate but was not taken up by the House.

Efforts to revive similar provisions through amendments in the House were unsuccessful, effectively ending chances for changes this year. Local officials said procedural hurdles prevented the proposal from reaching a full vote.

With no legislative resolution, county leaders said their options are limited to ongoing legal challenges and waiting for future action by state lawmakers. Some provisions of the current law are scheduled to expire in 2028, though officials noted that delays in addressing the issue could have long-term implications for local planning.

Despite the constraints, Manatee County officials said they will continue focusing on initiatives such as code updates, workforce development, and budget planning while operating within the limits of state law. They also noted that recent legislation protecting the Terra Ceia aquatic preserve was a positive outcome of the session, even as broader concerns about local control remain unresolved.