Manatee County sits where Tampa Bay becomes the Gulf of Mexico. Bradenton is the county seat a growing city with an active residential permit market. Anna Maria Island sits three miles offshore one of the most sought-after addresses in Florida, with three separate municipalities packed onto one narrow barrier island.
Same county. Wildly different permit requirements.
I’m Engineer Wasim of Site Plans Online USA. Whether your project is a pool addition in a Bradenton subdivision or a fence permit on Anna Maria Island, we research the specific rules for your parcel before drawing a single line.
What a Site Plan for a Permit Means in Bradenton
A site plan is a scaled, overhead drawing of your property showing every existing structure and your proposed project with all setback dimensions labeled. Manatee County’s building department uses it to verify that your project complies with zoning and the Florida Building Code before issuing a permit.
All new permit applications are submitted 100% online through the Accela Citizen Access portal. Electronic plan review is used for most projects.
A correctly formatted, complete plan at first submission is the most effective way to avoid a review cycle that adds weeks to your project timeline.
Bradenton Jurisdiction City or County?
City of Bradenton Building Divisio — Serves properties inside Bradenton city limits. City of Bradenton Building Division online permitting uses the Accela system. As of May 1, 2026, Private Provider inspection reports must now be submitted as part of the Certificate of Completion packet. Portal at cityofbradenton.com/permitting.
Manatee County Development Services — Serves unincorporated Manatee County, including Anna Maria Island’s unincorporated areas, Palmetto, and other areas. Manatee County Development Services moved to their new location: 9000 Town Center Parkway, Lakewood Ranch, FL 34202, as of late 2024.
Anna Maria Island is divided into three separate municipalities: City of Anna Maria, City of Holmes Beach, and Town of Bradenton Beach each with its own building department.
We verify your specific jurisdiction before drawing begins.
Manatee County Setback Requirements
For standard RSF (Residential Single Family) zones in unincorporated Manatee County:
| Setback | Standard RSF |
|---|---|
| Front | 25 ft |
| Rear | 20 ft |
| Interior side | 7.5 ft |
| Corner lot — street side | 15 ft |
| Accessory structures | 5 ft rear and side |
| Pool — water edge to rear | 5 ft minimum |
| Pool — water edge to side | 5 ft minimum |
| Screen enclosures | 5 ft rear and side |
Setbacks for swimming pools and screened pool enclosures are five feet from the side and rear property lines. However, no pool or pool cage shall encroach in any easements or drainage swales.
PDR zones: If your zoning is PDR (Planned Development Residential), setbacks can be found by contacting the Reviewer on Call at 941-748-4501 x6894. Many newer Manatee County subdivisions are PDR — standard setbacks may not apply.
Easements: No pool or pool cage shall encroach in any easements or drainage swales. We check your parcel for all recorded easements before placing structures on your plan.
Manatee County Accela Portal
If you need to apply for a permit, use the link to navigate to Manatee County’s Online Services portal, where you can apply without ever having to come into the building. You will be required to create an account with the Portal to apply for a permit.
The portal accepts digital PDF plan submissions. Plans must meet Manatee County’s specific naming and formatting requirements for electronic plan review.
Permits expire after 180 days if no required inspections have been approved. In order for a project to be complete, it must pass final inspections, all fees paid, and all conditions met.
What Does and Doesn’t Require a Permit in Manatee County
Permit required:
- All in-ground and above-ground pools over 24 inches deep
- All attached decks
- Detached decks over 30 inches high or over 120 square feet
Permit not required (Manatee County unincorporated): Non-structural residential fences such as wood, chain link, and vinyl are exempt from a building permit when located on a one- or two-family lot that is not located in the Regulatory Floodplain.
Prefabricated sheds used as tool and storage, playhouses, and similar uses provided the floor area does not exceed 120 square feet and not over 8 feet high however, zoning and flood regulations still apply.
Detached decks under 30 inches in height and under 120 square feet in size.
Critical: Even permit-exempt structures must still meet setback requirements and zoning rules. A fence that doesn’t need a building permit still cannot be placed in a setback or easement.
F.S. 515.29 — Pool Barrier Compliance in Bradenton
Florida Statute 515.29 requires a minimum 48-inch barrier around all residential pools. Bradenton and Manatee County pool plans must show:
- Barrier location enclosing the pool area
- Barrier height 48 inches minimum
- Gates: self-closing, self-latching, outward-swinging
- Latch at 54 inches minimum above grade
- No climbable handholds within 45 inches of latch height
Pool enclosures and screen cages used as the pool barrier must meet these requirements as well.
Anna Maria Island Three Building Departments on One Island
Anna Maria Island is three miles long and narrow. It contains three incorporated municipalities:
City of Anna Maria — northernmost municipality. Own building department.
City of Holmes Beach — central portion. Own building department. Largest of the three by population.
Town of Bradenton Beach — southernmost. Own building department.
All three are in Manatee County but have their own permit processes, setback codes, and portals. A property in Holmes Beach uses the Holmes Beach building department not Manatee County and not the City of Bradenton.
Anna Maria Island properties also face:
- Coastal Construction Control Line (CCCL) FDEP permits required for Gulf-facing properties
- FEMA VE and AE flood zones covering virtually the entire island
- Very small lots on a narrow barrier island setback compliance is tight
We specify and verify the exact building department for every Anna Maria Island order.
Longboat Key The Split Jurisdiction
Longboat Key is a barrier island split between two counties. The northern portion falls under Manatee County (Town of Longboat Key). The southern portion falls under Sarasota County (also Town of Longboat Key). The entire island is governed by the Town of Longboat Key as a single municipality but the underlying county jurisdiction affects certain regulatory requirements.
For Longboat Key permits, we verify both the municipal requirements (Town of Longboat Key Building Department) and the applicable county requirements based on your parcel’s location on the island.
F.S. 553.792 — 10-Day Correction Deadline
Once Manatee County or the City of Bradenton issues a correction notice, you have 10 business days to respond under F.S. 553.792. We turn corrections around within 12 hours.
Permits We Prepare for Bradenton and Manatee County
Pool · Fence · Shed · Deck · Screen enclosure · Home addition · Garage · ADU · Commercial (PE-stamped)
All formatted for the correct portal City of Bradenton, Manatee County Accela, or the appropriate Anna Maria Island municipality.
Why Site Plans Get Rejected in Bradenton
Wrong jurisdiction — Anna Maria Island plans submitted to Manatee County portal instead of the correct city building department.
Easement encroachment — Pool or pool cage placed within a drainage swale or recorded easement. No pool or pool cage shall encroach in any easements or drainage swales.
PDR setbacks ignored — Standard setbacks applied to a PDR-zoned property.
Barrier island CCCL ignored — Gulf-front properties in Holmes Beach or Bradenton Beach requiring FDEP coordination.
Impervious surface missing — Required for pools, decks, and additions.
Pricing and Turnaround
| Project Type | Starts From | Delivery |
|---|---|---|
| Fence, shed, basic accessory | $79 | 12 hours |
| Pool, deck, screen enclosure | $149 | 12–24 hours |
| Home addition, garage | $149 | 24 hours |
| ADU site plan | $249 | 24–48 hours |
| Commercial (PE-stamped) | Contact us | 3–5 business days |
Frequently Asked Questions
Does a pool in Manatee County require a permit?
Yes. All in-ground and above-ground pools more than 24 inches deep require a building permit in Manatee County and the City of Bradenton. The permit application requires a site plan showing pool location, water edge setbacks, and F.S. 515.29 barrier compliance.
What are the pool setbacks in Manatee County?
Setbacks for swimming pools and screened pool enclosures are five feet from the side and rear property lines. No pool or pool cage shall encroach in any easements or drainage swales. Verify your specific zoning district’s setbacks PDR zones may differ.
Does a fence in Manatee County require a permit?
Non-structural residential fences wood, chain link, and vinyl are exempt from a building permit when located on a one- or two-family lot not in the Regulatory Floodplain. However, the fence must still meet zoning setback requirements. Pool safety barrier fences require a permit regardless.
Which building department handles Anna Maria Island permits?
Depends on the exact location on the island. The City of Anna Maria, City of Holmes Beach, and Town of Bradenton Beach each have their own separate building departments. All three are within Manatee County but operate independently. We verify which department governs your parcel before drawing begins.
What is Manatee County’s permit portal?
Manatee County Development Services uses the Accela Citizen Access portal for all permit applications. Applications are submitted 100% online. Manatee County’s Development Services office is now located at 9000 Town Center Parkway, Lakewood Ranch, FL 34202.
Does a small shed require a permit in Manatee County?
Prefabricated sheds used as tool and storage provided the floor area does not exceed 120 square feet and are not over 8 feet high are exempt from a building permit in unincorporated Manatee County however, zoning and flood regulations still apply. Sheds larger than 120 sq ft require a permit.
What is the pool barrier height requirement in Florida?
Florida Statute 515.29 requires a minimum 48-inch barrier. Gates must self-close, self-latch, swing outward from the pool, and have the latch at minimum 54 inches above grade.
Do Longboat Key permits require a Manatee County or Sarasota County application?
The Town of Longboat Key has its own building department governing the entire island, regardless of which county the parcel is in. Applications go through the Town of Longboat Key Building Department not Manatee County and not Sarasota County directly.
How long does Manatee County permit review take?
Standard residential permits: approximately 3–6 weeks. Complex projects and commercial: longer. Anna Maria Island permits may take additional time due to smaller municipal building departments.
What if my Manatee County or Bradenton permit is rejected?
Use our free Permit Rejection Analyzer to diagnose every correction item. Send the correction notice to us — we update within 12 hours at no extra charge.
Get started: Order Your Miami Site Plan — From $79 · Cost Calculator
