Live Local Act — Intelligence Tracker

8 entries · 6 categories · updated 2026-04-09
What is Live Local? Florida's Live Local Act (SB 102, 2023; amended by SB 328, 2024) allows multifamily developers to build at commercial zoning intensity by right, bypassing local public hearings, if they include affordable housing units. It is the most significant Florida land use statute in a generation — reshaping where density can go, how entitlements work, and what municipalities can control.
All Legislative Changes Municipal Responses Project Case Studies Legal Decisions Market Analysis Commentary 8 entries
Essential Context
Legislative Changes
SB 102 — The Live Local Act
Allows multifamily development at commercial zoning intensity by right when affordability thresholds are met. Preempts local comprehensive plan restrictions on height and density for qualifying projects. Requires that at least 40% of units be set aside as affordable at specified AMI levels.
2023-07-01
Legislative Changes
SB 328 — 2024 Live Local Act Amendments
Major amendments clarifying and refining the Live Local Act. Extended the affordability period to 30 years, tightened rent calculation methodology, added mixed-use eligibility criteria, and gave municipalities limited design review authority over qualifying projects.
2024-07-01
Legal Decisions
City of Gainesville v. Ramapo Holdings LLC
First appellate ruling on Live Local Act preemption. Court reversed the city's denial of a 280-unit project, holding that Live Local explicitly preempts local comprehensive plan restrictions for qualifying projects. Establishes binding precedent in the First DCA covering North and Central Florida.
2026-03-22

Legislative Changes

2 entries
Legislative Changes 2024-07-01 Florida (statewide)
SB 328 — 2024 Live Local Act Amendments
Major amendments clarifying and refining the Live Local Act. Extended the affordability period to 30 years, tightened rent calculation methodology, added mixed-use eligibility criteria, and gave municipalities limited design review authority over qualifying projects.
Why it matters for developers
SB 328 closed several loopholes developers were exploiting and gave municipalities some design-review teeth. If you're working on a Live Local project, the 30-year affordability covenant and design review provisions directly affect your underwriting and site planning.
amendment affordability design review 30-year covenant rent calculation
Florida Senate →
Legislative Changes 2023-07-01 Florida (statewide)
SB 102 — The Live Local Act
Allows multifamily development at commercial zoning intensity by right when affordability thresholds are met. Preempts local comprehensive plan restrictions on height and density for qualifying projects. Requires that at least 40% of units be set aside as affordable at specified AMI levels.
Why it matters for developers
The foundational statute. If you're building multifamily in Florida, this is the single most important piece of legislation to understand. It fundamentally changes where density can go by decoupling residential intensity from residential zoning.
foundational preemption affordability by-right density
Florida Senate →

Municipal Responses

2 entries
Municipal Responses 2026-02-20 Miami Beach
Miami Beach Adopts Live Local Design Standards Ordinance
City Commission passed an ordinance establishing design review criteria for Live Local projects, exercising the limited authority granted by SB 328. Covers setbacks, facade articulation, and ground-floor activation requirements. Does not restrict height or density.
Why it matters for developers
First major coastal city to formally adopt Live Local design standards. Shows how municipalities are using the narrow design-review powers SB 328 gave them. Expect other coastal cities to adopt similar frameworks — budget for these requirements in your site planning.
design review SB 328 Miami Beach ordinance
Municipal Responses 2026-01-10 Fort Lauderdale
Fort Lauderdale Creates Live Local Compliance Checklist
Planning Department published a standardized application checklist for Live Local Act submissions, streamlining the administrative review process. Includes rent verification procedures, affordability covenant templates, and timeline expectations for approval.
Why it matters for developers
Signals a cooperative posture from Fort Lauderdale's planning staff. A published checklist means predictable timelines and clear requirements — reduces entitlement risk for developers targeting this market.
process Fort Lauderdale administrative review checklist

Project Case Studies

1 entry
Project Case Studies 2026-03-01 Tampa
Soleste Grand Central — First Major Live Local High-Rise in Tampa
38-story, 1,218-unit multifamily tower approved administratively under Live Local on a site zoned for commercial use. Developer bypassed Planning Commission entirely. Project sets precedent for Live Local density in Tampa's urban core.
Location Tampa, FL (Downtown)
Scale 38 stories / 1,218 units
Approval Path By-right administrative approval at commercial zoning intensity
Affordable Set-Aside 40% at 120% AMI
Why it matters for developers
Demonstrates that Live Local can deliver significant density in urban cores without public hearing risk. The 38-story outcome on a commercial site would have been impossible through traditional entitlement. Watch for replication across other Florida metros.
high-rise Tampa by-right precedent 1000+ units

Market Analysis

1 entry
Market Analysis 2026-02-15 Florida (statewide)
CBRE Report: Live Local Reshaping South Florida Multifamily Pipeline
CBRE's Q4 2025 Florida Multifamily report estimates 18,000+ units in the Live Local pipeline statewide, with 60% concentrated in Miami-Dade, Broward, and Palm Beach counties. Land prices near commercial corridors have increased 15-25% since the Act's passage.
Why it matters for developers
Quantifies the competitive landscape. If you're evaluating Live Local sites, factor in that commercial-zoned parcels near transit are being repriced by the market. The window for acquiring underpriced Live Local sites is narrowing.
pipeline land pricing South Florida CBRE market data

Commentary

1 entry
Commentary 2026-03-10 Florida (statewide)
ULI Florida: Live Local Is Working — But Not Where It's Needed Most
Urban Land Institute panel argues that Live Local development is concentrating in high-value urban cores rather than suburban workforce housing deserts. The Act's density incentives are most valuable where commercial zoning already permits intensity, creating a geographic mismatch with housing need.
Why it matters for developers
Flags a potential legislative correction risk. If the geographic mismatch becomes politically salient, future amendments could redirect incentives toward suburban and exurban areas — or impose additional requirements on urban-core projects.
ULI geographic mismatch workforce housing policy risk

What's Surfacing in Agendas

1 from scraped data
5 Low
bocaraton-cc City Council Regular Meeting 2026-01-06
A. Ordinance No. 5762 An ordinance of the City of Boca Raton amending Chapter 28, “Zoning,” Article XV, Division 14, “Live Local Act of 2023 Affordable Housing,” Sections 28-1637, 28-1638, 28-1639 and 28-1640, Code of Ordinances, to align with Chapters 2024-188 and 2025-172, Laws of Florida with respect to: maximum floor area ratio; reductions to minimum parking requirements; limitations on minimum square footage of non-residential uses, maximum building height adjacent to certain single-family residential areas; post-expiration treatment of developments under the Live Local Act; affordability requirements and enforcement; exemptions for certain parcels near airport runways; requiring affordable units to be rental and not owner-occupied; eliminating an appeal provision; relocating standards for the determination of maximum density and adding standards for maximum height and maximum floor area ratio (FAR); providing for severability; providing for repealer; providing for codification
Boca Raton is amending its Live Local Act affordable housing ordinance to increase density and height allowances, reduce parking requirements, and mandate rental-only (not owner-occupied) affordable units while aligning with new Florida state law changes.
View agenda →