The law recently went in effect, and high density development and complaining is in overdrive. In the past month there has been controversy surrounding the law, and a swath of backlash from local residents across South Florida. St. Petersburg and the Tampa Bay area is also preparing for a rush of Live Local housing projects.
https://www.miamiherald.com/news/bus...278059857.html
Here are some pieces from a Miami Herald Article featuring developer comments in bold:
Quote:
The money promised from the law, which earmarked $711 million in funding for various state housing programs, has yet to flow. The Florida Housing Finance Corporation, a state agency that manages the programs, has not yet released rules for competitive funding but said it will open applications Oct. 1.
But developers are already racing to figure out if they can take advantage of the zoning override provisions, consulting with land-use attorneys who have been putting out the word to recruit business, lawyers and business groups say, and approaching municipalities with preliminary development plans.
In South Florida, the Doral and Hollywood proposals are among the first to surface publicly statewide — and the first to run into what some experts say could be a wave of public opposition, as projects are submitted to counties and cities for approval.
Officials and residents say the Live Local law means they can’t say “no” or scale back plans by a developer who wants to build towers in the middle of a warehouse district or a low-scale downtown district, no matter how disruptive or how little sense it makes.
An overflow crowd packed a confrontational townhall meeting earlier this month to grill a developer over his Live Local Act colassal construction proposal. The plan calls for five new 10- and 12-story towers with 623 new apartments and 44,000 square feet of commercial space on the traffic-clogged southwest corner of Doral Boulevard and Northwest 97th Avenue.
Audience members booed and groaned out loud as the developer, Edward Abbo of Aventura-based The Apollo Companies, tried to downplay the effect of his proposed towers on the low-scale neighborhood.
Abbo’s proposal would set aside 250 units, or 40% of the total, as workforce or affordable housing as defined by the state. That 40% portion is the threshold under the new law to override local zoning. The law applies in all commercial, industrial and mixed-use districts, but exempts areas zoned only for residential construction.
Fraga noted that, under Live Local, the Apollo development proposal provides no opportunity to Doral, as it normally would, to negotiate if a developer wants more height or density than allowed by existing zoning to ensure a project scale compatible with the surroundings. Instead, under the state law a developer can go as high as the tallest building in a one-mile radius within the local jurisdiction, and match the density of the densest allowed local zoning.
In a subsequent letter to Doral officials, attorney Goldstein urged the council not to give final approval to the moratorium, which he argues would be illegal. He said the city has no choice under the new law but to approve Apollo’s project within 120 days of formal application.
Developer Abbo, during the townhall meeting, said he’s willing to work with residents to allay their concerns, though most appeared unpersuaded.
“We are not your enemy,” Abbo said. ”We’re here to work together and see how we can come up with a development that integrates well.”
The second proposal, along Hollywood’s famed two-mile beachfront Broadwalk, would require demolition of nine of the resort district’s modest but characteristic mid-Century motels.
“It’s a location that’s kind of a NIMBY location,” Konstam said, referring to “not in my backyard” opponents of development. “Obviously people don’t want any development of any size there. People are going to have their opinions. Others are absolutely excited.
“We didn’t propose an 18-story building the entire block, which we could have. Our goal is not to throw a monkey wrench into everyone’s area. We’re willing to work with the city and state to figure out this Live Local Act. We want everybody to be happy.”
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The article goes on about another Hollywood beach proposal that'll tear down historic motels for an 18 story condo and mixed-use development. Likewise, the projects are using the definition of "affordable housing" via the state legislator which is 120% of the area's median income. Is this bill really helping local areas if it's meant to consider 120% of the area's income, or is it just a way to squeeze density? Regardless, the constant supply of market-rate and workforce housing under this bill will eventually lower prices in hot spots, and the article doesn't consider that. It also doesn't consider the "climate change" appeal it brought up.
How is high-density housing marketed to work-force groups subject to worsening climate change
. The point of this bill is more climate change orientated than anything. How is allowing endless sprawl and pushing back on the Everglades that's already been partially drained, green? Allowing higher density housing to alleviate housing prices on the already built-out region seems like a no-brainer. Also, this article frames it that most people are against this, or is it that NIMBY's make the most noise? It's true, its disruptive to build 12-floor apartments in residential neighborhoods, but some developments being groaned-on about are silly. It's ironic how people will want affordable housing but then complain when its built near them.
Regardless, this will change the landscape of Florida, and will cause a wave of controversy for years to come. It also might serve a lesson for other regions willing to implement pro-housing laws.
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