Ellie’s Note’s – May 4, 2025
It has been a very busy, productive and successful week as related to our efforts to change the courses of Florida Legislative bills SB 1730 and HB 943 that clarify the Live Local Act.
The Live Local Act provides significant benefits and incentives for developers. The Live Local Act, formally known as Senate Bill 102, is a Florida law that aims to increase affordable housing opportunities, particularly for the state’s workforce. It achieves this by offering incentives, land use changes, and tax exemptions to developers building affordable multifamily and mixed-use rental housing. The act became effective on July 1, 2023, and has been amended by Senate Bill 328, which became effective on May 16, 2024.
Here’s a more detailed breakdown:
Key Features of the Live Local Act:
Preemptive Local Zoning
The act allows for administrative approval of certain affordable housing projects, preempting local zoning and land use regulations for density, height, and allowable uses.
Affordability Requirements
At least 40% of residential units in eligible projects must be affordable to income-eligible households for a period of at least 30 years.
Land Use Flexibility
The act encourages multifamily and mixed-use rental developments in commercial, industrial, or mixed-use areas.
Financial Incentives
The Live Local Act provides various financial incentives, including tax credits and exemptions, to encourage the development of affordable housing.
SAIL Funding
It includes funding through the State Apartment Incentive Loan (SAIL) program to support affordable housing projects.
Donation Program
A new tax donation program allows businesses to donate to the Florida Housing Finance Corporation (FHFC) in exchange for tax credits.
Statewide Strategy
The Live Local Act represents a comprehensive, statewide effort to address the state’s affordable housing needs.
Who is Eligible for the Live Local Act?
- Developers of multifamily and mixed-use rental developments.
- Projects that meet the affordability requirements and other criteria outlined in the act.
How does the Live Local Act impact local governments?
- Local governments are required to allow multifamily and mixed-use residential developments in certain areas if they meet the Live Local Act criteria.
- They cannot restrict the density or height of eligible projects below the highest currently allowed density or height for commercial or residential development within their jurisdiction.
- Local governments are required to maintain information about the Live Local Act on their websites.
Important Considerations:
- The Live Local Act is a complex piece of legislation with various provisions and requirements.
- Local governments may have specific regulations or procedures for implementing the Live Local Act.
- Developers should consult with local government officials and legal counsel to ensure compliance with all applicable rules and regulations.
SaveSCC has been very busy with a Call to Action to Amend SB 1730 and HB 943 because as they were drafted, they would have allowed development for affordable rental housing in planned developments on golf courses and recreation spaces in communities including ours.
I am very pleased to share that our combined efforts were successful and at the last hour of the legislative session, SB 1730 was amended to exclude recreational uses. Special thanks in this endeavor go to our SaveSCC leadership team, Adam Gormly for his comments at the SaveSCC Informational meeting on 4/16, Ron Clark and CA’s effort via the Email Public Service Announcement and their letter to legislature, and our Republican and Democrat groups and organizers and all of you called and wrote. This coalition was successful moving members of the Florida Senate and House to amend SB 1730 such that it “Clarifies that recreational uses, such as golf courses, tennis courts, swimming pools, and
clubhouses, are not considered commercial, industrial, or mixed-use for purposes of the Act
and removes a related provision for development on recreational land.”
This is a significant accomplishment that was only possible due to the swift and overwhelming action by members and organizations in our community. We turned the tide! We did it with the help of our legislators.
Special thanks goes to Adam Gormly who attended our Save Sun City Center Informational Meeting on April 16th and we really appreciated his brief comments. They were the reinforcing factor that helped galvanize our efforts. We had over 600 folks attend our two information sessions.
Since the meeting on April 16th we have engaged in an active grassroots campaign in our community to motivate residents and local organizations to reach out to the senate and house members to have Bills SB 1730 and HB 943 amended to exclude development of recreational space including golf courses, etc. This effort included members of SaveSCC in the Call to Action, the Sun City Center Community Association Public Service Announcement and letters to the legislative leaders by Ron Clark, CA Board President, and the Democratic and Republican organizations asking their constituents to support this non-partisan effort. We did our part. Thank you to all who called, wrote, and lobbied their friends to do so. It worked!
And a very special thanks goes to Senator Boyd (Senate Majority Leader), Senator Calatayud (bill sponsor), and Senator Jones (bill amender). Literally at the last moment, they worked to amend the bill a second time to address our specific concerns to protect recreation spaces including our golf courses from development under the Live Local Act.
We are very pleased and thankful that the final version, 2nd Engrossed, of SB 1730 that has been forwarded to the Governor and Secretary of State includes the language “ Recreational uses, such as golf courses, tennis courts, swimming pools and clubhouses, within an area designated for residential use are not “commercial, industrial or mixed use,” irrespective of how they are used”. We could not ask for more than this. This bill when hopefully enacted into law and effective on July 1, 2025 will be state wide and will help many other communities beyond ours. The companion bill HB 943 has been tabled.
This action only precludes development of the courses under the Live Local Act. ClubLink can and will still pursue residential housing development by submitting a development application to the Count. ClubLink’s development application would trigger a major modification of existing planned development and general site plan. This would require public noticing, a Land Use Hearing, and a BOCC Land Use Hearing. Our SaveSCC response with a ground swell of coordinated activity public awareness and support, and competent and substantial evidence and expert testimony that any development would not be consistent with the Hillsborough County Development Code (LDC) or our Greater Sun City Center Community Plan and therefore should be denied will happen with your help. We need volunteers, human capital, and money to pursue the course. HELP!
As those of you who know me well know, I think outside the box and have two very special initiatives that I am concentrating on that would be preemptive actions that might stop ClubLink in their tracks. Both require legal support and specialized knowledge that I’d first like to find amongst us here as residents before we are paying professionals. I really need anyone out there with knowledge about restrictive covenants to raise their hand and work directly with me. If you have the expertise, your community needs you now. Maybe you know someone?
Again, many thanks to all who contributed to our win on SB 1730.
That’s it for now!
Ellie Anderson
312-282-7337