Zoning › State preemptions › Florida

Florida Live Local Act — SB 102 (2023) (FL)

Tracked preemption from the Florida overlay bundle.

Overview

← All state preemptionsFlorida overlay roll-upFlorida zoning wikiFlorida building codesFederal overlaysGlossaryFederal-conflict: Yes
Effective
2023-07-01
Sunset
—
Authority
state
Scope
state:FL
Other Florida preemptions
Florida Live Local Act — 2024 Amendments (SB 328)Florida HB 1339 — Preemption for SAIL/SHIP-Funded Affordable HousingFlorida Coastal High Hazard Area (CHHA) — Ch. 163.3178Florida Short-Term Rental Preemption — Ch. 509.032Florida Building Code Preemption — §553.73Florida Bert J. Harris, Jr. Private Property Rights Protection Act — §70.001Florida Comprehensive Plan Consistency — Ch. 163.3180Florida Coastal Construction Control Line (CCCL) — Ch. 161
Primary-source summary
Live Local Act — SB 102 (July 1, 2023)

Trigger predicate

When this evaluates true for a parcel, the law's preempted fields take precedence over base zoning.

AND
  • parcel.base_zone_category ∈ {com, industrial, mu}
  • project.affordable_pct_at_or_below_120_ami ≥ 40

Preempted fields

10 fields on the base district schema are rewritten when the trigger fires.

FieldOpValueNote
base_districts[category=com].allowed_usesaddmultifamily_residential
base_districts[category=industrial].allowed_usesaddmultifamily_residential
base_districts[category=mu].allowed_usesaddmultifamily_residential
base_districts[category=com].max_units_per_acrefloor_atcity.highest_residential_density_in_jurisdictionDensity must match the highest residential density allowed anywhere in the jurisdiction.
base_districts[category=industrial].max_units_per_acrefloor_atcity.highest_residential_density_in_jurisdiction
base_districts[category=mu].max_units_per_acrefloor_atcity.highest_residential_density_in_jurisdiction
base_districts[category=com].max_height_ftfloor_atcity.tallest_residential_building_within_1_mileHeight floor = tallest residential zoning height permitted within 1 mile, or tallest existing building adjacent to the site (whichever applies under §166.04151(7)).
base_districts[category=industrial].max_height_ftfloor_atcity.tallest_residential_building_within_1_mile
base_districts[category=mu].max_height_ftfloor_atcity.tallest_residential_building_within_1_mile
review_typewaive_discretionary—Qualifying projects are administrative/by-right; city cannot impose conditions beyond objective building code.

Citation

Authority source
Florida SB 102 (2023), codified at Fla. Stat. §166.04151(7) (municipalities) and §125.01055(7) (counties)
https://www.flsenate.gov/Session/Bill/2023/102

Research notes

By-right multifamily on commercial, industrial, and mixed-use sites when ≥40% of units are affordable at or below 120% AMI. Height and density floors drive preemption. Federal conflict check applies because the height floor can intersect federal AICUZ (MacDill AFB Tampa, Hurlburt Field, Eglin AFB) and FAA Part 77 surfaces.