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Florida League of Cities Development, Code Enforcement and Redevelopment Committee Meeting, September 26, 2025

Vice-Mayor, Marlene Shaw

Vice-Mayor, Marlene Shaw

Ward 2

Councilmember Marlene Shaw

I attended the Florida League of Cities Development, Code Enforcement and Redevelopment Committee Meeting on September 26 in Orlando.

There are five committees. In the committee meeting I attended, approximately 70 Florida city officials were present. 

Before continuing, I want to mention that The Florida League of Cities offers an excellent opportunity to meet with officials from across Florida, share experiences one-on-one and in group settings, and learn from how other cities approach common issues.

Legislative Matters Discussed

CRAs (Community Redevelopment Agency)

A bill (CS/CS/HB 991) prohibits creation of CRAs on or after July 1, 2025 and changed other rules for existing CRAs. The Department of Government Efficiency characterized CRA’s as a misuse of tax dollars. Legislators expect the bill to return in a future session.

Affordable Housing and the Live Local Act

SB 1730 (2025) amends and clarifies the Live Local Act. 1730 passed with clarifying language. Multiple bills are anticipated to be filed. Examples of changes are:

  • “Commercial” is defined by intensity or use beyond underlying zoning.
  • Home-based businesses and vacation rentals are not commercial.
  • Recreational use is also excluded.
  • The law cannot be applied retroactively (i.e., prior to July 2023).
  • Height limits will remain.
  • Moratoria are prohibited.
  • Because the statute is somewhat flawed, at least three versions (or “glitch
    bills”) have already been proposed.
  • Some cities had hoped to reduce density thresholds to discourage overdevelopment, but that is not currently feasible under the proposed state framework.

Accessory Dwelling Units:

A prior ADU bill failed, but multiple related measures were active in 2024-2025. Specifics vary bill by bill, but some key elements in consideration are:

  • Non-resident ownership cannot be prohibited.
  • A minimum lease term of 30 days is required.
  • No requirement that ADUs be “affordable.”
  • Parking cannot be regulated (except under certain conditions).
  • Impact fees are not explicitly addressed, but those opposing additional regulation argue that such fees must show a clear “impact” justification.
  • Additional housing proposals being discussed include:
  • Starter Home Act — no square-footage limits, no cap on ADU numbers.
  • Maximum permeability (impervious surface) cap—30%.
  • For a 3,000 sf home, one parking space is required.
  • If within ½ mile of transit**, no parking required.
  • Fire safety rules: 4-story buildings may only require one stairway and other modifications.
  • Major stakeholders — including the Sidowski Coalition, realtors, bankers, and the Florida League of Cities (FLC) — are actively engaging in this debate.
  • On doc stamps: the Legislature has reallocated portions of those revenues formerly earmarked for affordable housing.

Short Term Rentals:

  • SB 280 (DeCigle) attempted to preempt local control by placing oversight under DBPR, but it was vetoed by the Governor in 2024.
  • Though the issue has not dominated discussions recently, the STR lobby is strong.
  • If a renewed bill is proposed, it is projected that the Governor may veto it again unless the industry persuasion shifts his position.
  • Impact Fees:
    • Some legislators propose eliminating impact fees entirely; others favor a cap unless “extraordinary circumstances” are shown. Lobbyists remain active in this area.
    • It is suggested that municipalities that do not raise fees for 10+ years may lack fiduciary responsibility.
    • Meanwhile, some legal challenges invoke SB 180 (post-disaster rules), arguing impact fees are overly restrictive or invalid.

Projections for bills in Legislative Session:

  • CRA – Passage likely. Expected reintroduction. House support anticipated. Affordable Housing – Moderate to low. Many competing priorities; political resistance.
  • ADUs – 100% likely. Bill already filed. Strong momentum. 
  • Impact Fees – High. Ongoing debate and legal pressure.
  • Short Term Rentals – Medium. Governor previously vetoed STR bill and will still be governor during Legislative session. Industry is powerful. Governor could possibly be persuaded.