Understanding SB 1118: What Florida’s Rural Boundary Bill Means for Conservation and Mitigation Banking
As a wetland mitigation banking specialist, I work closely with landowners, developers, and regulatory agencies to help strike a balance between growth and environmental preservation. That’s why I’ve been closely monitoring Senate Bill 1118 (SB 1118)—Florida’s proposed Rural Boundary Bill, which could have significant implications for mitigation banking, conservation efforts, and infrastructure planning across the state.
This legislation, introduced in early 2025, seeks to ease development restrictions in agricultural and rural areas by modifying zoning requirements, local oversight authority, and permitting thresholds. While it may offer opportunities for accelerated residential and commercial development, it also presents potential risks for the long-term protection of environmentally sensitive lands—the very lands that mitigation banks are designed to restore and safeguard.
Implications of SB 1118:
1. Increased Development Pressure on Rural and Agricultural Lands
The bill would allow developers to bypass traditional land use controls if certain properties are classified as “agricultural enclaves.” That means land previously intended for conservation or low-density use could now be fast-tracked for suburban sprawl—often without sufficient environmental oversight.
As a mitigation banker, this shift is concerning. We rely on intact, restorable landscapes to establish mitigation banks that provide ecological uplift and measurable conservation benefits. If development moves unchecked into these rural corridors, it may reduce the availability of suitable sites for future mitigation projects, undermining our ability to offset impacts elsewhere.
2. Reduced Local Government Control
By requiring supermajority votes for restrictive land-use changes, the bill could limit a community’s ability to slow high-density projects. Additionally, expanding administrative approvals would reduce transparency and local input in development decisions. This weakens one of the few checks that ensure ecological and infrastructure considerations are part of the planning process.
3. Strain on Infrastructure and Natural Resources
Without the need for comprehensive plan amendments, infill and higher-density development may proceed without evaluating impacts on roads, schools, utilities, water supply, and wastewater systems. As someone who advocates for sustainable development practices, I worry about the long-term effects this could have on our state’s infrastructure and water quality—especially in areas where mitigation credits are already in high demand.
4. Implications for Homeowners’ Associations
SB 1118 also includes provisions that restrict how HOAs can collect fees for private amenities, which could disrupt existing community models and affect funding for environmental or recreational upkeep.
What This Means for Mitigation Banking:
While SB 1118 does not directly target the mitigation banking industry, its ripple effects could limit the supply of eligible mitigation bank sites, increase wetland impacts without corresponding mitigation planning, and potentially disrupt the permitting balance that ensures “no net loss” of Florida’s wetlands.
At The Mitigation Banking Group, we understand that growth and environmental stewardship can—and must—coexist. But to achieve that, we need regulatory frameworks that support both economic development and long-term ecological integrity.
Mitigation banks play a vital role in protecting Florida’s environmental assets. As this bill moves forward, I encourage all stakeholders to stay informed and engaged in discussions around land use and conservation policy. We must ensure that as Florida grows, we don’t sacrifice the very resources that make our communities healthy, resilient, and sustainable.
Have questions or want to discuss how this legislation may impact your project or property? Reach out anytime at victoria@mitigationbankinginc.com or use the chat feature at the bottom right corner of your screen.
