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But in plain English, it deals with what happens when farmland gets surrounded by development.
Land that was once rural… isn’t anymore.
Over time, growth moves in. Roads, neighborhoods, utilities. What used to be on the edge ends up in the middle.
That’s what the law calls an “agricultural enclave” - land still zoned agricultural but bordered on most sides by development.
So why does this matter and what should happen next?
Right now, in many places, including here in Martin County, the answer has often been… not much.
Even when the surrounding area has already changed. Even when infrastructure is there. Even when the land no longer functions the way it once did.
That’s where this bill steps in.
It creates a more defined pathway for certain enclave properties to move forward if they meet specific criteria. It’s not automatic approval but it does offer less uncertainty if you’re the landowner.
And that’s where this gets interesting for Martin County.
Because while this conversation often gets framed as “protecting farmers,” the reality is more complicated. Some of these lands are still owned by long-time agricultural families. Some aren’t.
In many cases, the land has already been sold to a homebuilder, commercial developer, or investment group looking to move a project forward, meaning this isn’t a simple farmer-versus-government story.
So let’s talk about fairness.
If land is truly surrounded by development and agriculture is no longer viable, is it reasonable to expect it to stay frozen in time? That’s the argument behind this new law.
At the same time, communities like Martin County have made deliberate choices about growth and preservation. And there’s another layer we shouldn’t ignore.
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Across Florida, there’s a growing perception that some counties - including ours - have made it so difficult to approve projects that the state is stepping in to create a more predictable path.
You’ll hear that attitude described by some as “anti-growth.” Whether you agree with that or not, it’s influencing legislation.
So what happens now that SB 686 is law?
Not every property qualifies. This law isn’t likely to apply broadly across Martin County. The criteria to qualify as an agricultural enclave are specific and, in many cases, difficult to meet. Realistically, only a limited number of properties - those that are truly surrounded by development and meet all statutory requirements - would be eligible to use this pathway.
And when they do, the process changes. Local governments would still have a role but the nature of that role changes. Right now, elected officials have broad discretion. They listen to the public and get to decide whether a project should move forward.
Under this new law, that discretion tightens and becomes more limited. If the land meets the criteria and the proposal fits within those parameters, the question shifts.
Instead of County Commissioner’s (with public input) asking “Do we want this here?”, it becomes “Does this meet the rules?”
There’s still a review process but it’s at a staff level evaluation focused on technical compliance, not subjective judgment. Some projects that might have required a public hearing and vote could instead advance through a more administrative process. Whether or not elected officials – or the public - “like” the project will no longer be a determining factor.
For some people, that’s fairness and predictability. For others, it feels like a loss of local control.
Then there’s the timeline.
The law includes an 18-month window before it sunsets, which sounds temporary until you realize eighteen months is enough time to file applications and get projects moving. And once that happens, they don’t disappear when the window closes.
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A short-term law can create long-term consequences.
So where does that leave us?
Balancing competing realities. Because property rights matter - but so does community character. Understanding what’s here now matters.
And now that this law is in place, it will have real implications at the local level. It will influence how certain properties in and around Martin County are reviewed, how decisions are made, and how much discretion remains with local officials.
There’s also a broader takeaway worth keeping in mind.
For future elected officials, here’s a cautionary word of advice. Moments like this don’t happen in isolation. They are often shaped over time by how decisions are made at the local level - how consistently standards are applied, how predictable the process feels, and how confident property owners are that they will receive a fair and reasonable review.
Clearly the state did what it felt was a course correction, and our local elected officials should keep this law in mind as they make future policy decisions. Not just in the moment, but in how they influence what authority remains at the local level moving forward.
Respectfully,
Rick Hartman and the One Martin Board of Directors
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