March 2025 Edition
The Ledger is your source for the latest updates, stories, and insights on the Live Local Act (LLA) and its profound impact on affordable housing across Florida. Every month, we delve into the transformative projects, legislative updates and community voices that are shaping the future of housing for Florida’s workforce.
Stay informed with in-depth features on innovative developments, learn about implementation strategies of leading municipalities and explore the dynamic conversations within communities about urban planning and housing initiatives.
The Ledger is more than just a newsletter—it’s your gateway to understanding how policy and practice converge to create a more inclusive and affordable housing landscape in Florida.
Here’s your monthly dose of Live Local Act news—keeping you up to date on the latest developments in Florida’s housing market, key policy updates, and insights on how the program is shaping communities
Spotlight
Strengthening the Live Local Act: Two New Bills Aim to Remove Barriers
Two significant legislative proposals—HB 923 and HB 943—are reshaping Florida’s approach to affordable housing and zoning regulations. Both bills enhance the LLA with provisions that strengthen land use flexibility, reduce regulatory barriers, and provide new incentives for developers.
Here’s what you need to know about these proposed bills especially if you're considering the MMM certification:
HB 923 aims to make it easier, faster, and more predictable for developers to secure approvals. Key changes include:
✅ More Projects Qualify – Properties that previously did not meet the criteria may now be eligible. The proposed bill:
Lowers the eligibility threshold from 70 affordable units to just one—so smaller projects can now benefit.
Expands eligibility to adaptive reuse projects (such as hotel conversions and office-to-residential). If at least 20% of the units are affordable, the entire project qualifies.
Provides a 75% tax exemption for all affordable units in qualifying properties.
✅ Easier Tenant Compliance – Managing tenant income documentation will be simpler:
Instead of annual income checks, tenants only need to qualify at lease signing—reducing paperwork and ongoing compliance burdens.
✅ More Certainty in Tax Savings – You may get a pre-approval letter from the property appraiser before construction even begins:
Guarantees your project’s exemption before breaking ground—eliminating uncertainty.
Once approved, your project won’t lose eligibility even if a local government opts out later.
✅ Flexibility in Maintaining the Exemption – If you already have the exemption, you can:
Update the list of units under the exemption as long as you meet the affordability requirements.
Keep the exemption even if a tenant’s income rises above 80% or 120% AMI, as long as they voluntarily vacate and the unit is re-leased to a qualified tenant.
✅ Tighter Restrictions on Local Opt-Outs – Fewer chances for taxing authorities to remove the exemption:
They must prove a three-year affordable housing shortage before opting out.
Opt-outs can’t be rushed through under emergency procedures.
If your project is already certified, it’s grandfathered in—no risk of losing tax savings.
✅ Foreclosure Clause – If a property with the exemption is foreclosed, the new owner has the option to terminate the three-year affordability requirement.
Meanwhile, HB 943 introduces new provisions that expand the scope of the LLA and increase the potential for housing development, particularly by unlocking underutilized land. Highlights include:
✅ Increased Project Eligibility – Under the new provisions, more properties can benefit from housing incentives:
Local governments must allow affordable housing development on land owned by religious institutions without requiring a zoning change.
This includes a wider range of properties, such as commercial, industrial, and mixed-use sites, and even properties owned by religious institutions.
✅ Expanded Land Use Mandate – LLA land use mandate now applies more broadly:
It extends to any site owned by a city, county, district school board, or religious institution.
Local governments are prohibited from restricting density, height, or floor area ratio below established thresholds, creating more development opportunities.
✅ Streamlined Approval Process – The bill proposes faster approvals:
Local governments are required to approve building permit plan reviews within 60 days which includes prioritizing developments that qualify under the LLA´s land use mandate.
✅ Prevention of Delays – New rules help prevent unnecessary delays:
Local governments can no longer impose building moratoriums that delay qualifying affordable housing projects.
Developers can challenge local governments that violate these new restrictions, ensuring faster project timelines.
✅ Support for Accessory Dwelling Units (ADUs) – Local governments are now required to allow ADUs in all single-family residential districts, further increasing affordable housing options:
Restrictions on parking, lot size, and design for ADUs will be eased, making it easier to build these units on residential properties.
What are your thoughts on these bills and their impact on affordable housing development?
Source: https://flhousing.org/legislative-update-feb24/
https://flhousing.org/legislative-update-feb25/
Development Round-Up
163-Unit Live Local Act Project Planned Near West Little River
Developer Dan Ainuz is moving forward with his first commercial real estate project, a 163-unit development near West Little River. The 14-story building at 838 NW 79th Street will dedicate 40% of its units (65 apartments) to below-market rents. The project also includes a 192-space parking garage.
Other notable Live Local Act projects in Miami-Dade include:
Keystone Holdings’ Azul at Blue Lagoon (16 stories, 284 units).
Daniel Abreu’s 80-unit project near North Miami, one of the first to secure funding ($16.5M).
Cymbal DLT’s Laguna Gardens in Miami Gardens, where a completed project was converted retroactively to qualify for the tax exemption.
GFO Investments Plans 410-Unit Development in Coral Terrace Under Live Local Act
GFO Investments, led by Russell Galbut, is proposing a 410-unit apartment complex called Park Residences in the Coral Terrace neighborhood of Miami-Dade County. The project will feature two towers—a 19-story and a 16-story—with a seven-story garage podium and a medical office building on a 4.1-acre site at 7350 Coral Way.
The Park Residences project is designed to meet the requirements of LLA which will offer 164 apartments at reduced rents to households earning up to 120% of the area median income.
Source
The Adagio: A New Residential Development in Downtown Sarasota
A new residential project, The Adagio, is set to join Sarasota’s growing skyline with a development that will feature 167 residential units across two towers.
The first tower will include 100 market-rate condos, while the second will offer 67 income-eligible apartments. Joel Freedman, a local development consultant, and DT Sarasota Development LLC, owned by Michael Hoyt, are leading the project.
Located at the intersection of Palm Avenue and Ringling Boulevard, the site is north of the Burns Court area.
Pinnacle Housing Group Advances 196-Unit Project in Fort Lauderdale
Pinnacle Housing Group is moving forward with its plan to build a 196-unit housing complex in Fort Lauderdale's Cypress Creek area, which will include separate buildings for the middle market tax exemption program and senior housing.
The Fort Lauderdale City Commission has approved a $640,000 loan commitment to assist with financing the 96 workforce housing units in the second phase of the Pinnacle at Cypress project. This loan is contingent on the developer securing 9 percent Low-Income Housing Tax Credits from the Florida Housing Finance Corp. Completion is anticipated for June 2028.
The site, located at 6250 North Andrews Avenue, is owned by Poliakoff Becker & Strietfeld LLP, with Keith M. Poliakoff as a principal. The complex will be built on a 1.8-acre site, and the development will be eligible for streamlined approval under the LLA, allowing the process to move forward more quickly than other affordable housing projects.
David Deutch, Principal at Pinnacle Housing Group, stated:
"We’re proud to partner with the City of Fort Lauderdale to bring 196 high-quality, affordable apartments to our community – including homes for seniors and working families. This project is a testament to what’s possible when the public and private sectors work together to address a pressing housing need. We’re not just building housing; we’re investing in our neighbors and ensuring that long-time residents can continue to live and thrive in the city they call home."
Community Story
Seminole County's Housing Dilemma: Live Local Act vs. Environmental Protection
A proposed 300-unit apartment complex in Seminole County is stirring up a debate between the need for more housing and the preservation of Florida’s ecologically-sensitive areas. Located in the Wekiva Protection Area, the project is being fast-tracked under the LLA.
Opponents argue that building a high-density complex in this protected area could harm wildlife habitats and the Wekiva River, a federally designated Wild and Scenic River.
While LLA aims to address Florida’s growing housing issue, critics fear it may allow development in areas better suited for conservation.
The proposed complex would include amenities like a pool and fitness center but has drawn criticism for its potential environmental impact. As the developer moves forward with the project, many locals worry it could set a dangerous precedent for future developments in protected areas.
The debate highlights the ongoing struggle to balance growth with environmental conservation—a challenge that will continue as the state seeks to address its housing needs while preserving its natural resources.
What are your thoughts—should affordable housing take precedence, or is the environmental impact too great to overlook?
Thank you for reading! Keep an eye on your inbox for our next issue, where we’ll continue to share updates, insights, and news on Florida’s affordable housing initiatives. Don’t forget to subscribe and share this newsletter with colleagues and friends who want to stay informed!
