October 2024 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.
Featured Story:
More Central Florida Cities Opt Out of Live Local Act
Orlando, Oviedo, and Deltona have joined the ranks of Central Florida cities opting out of the Live Local Act. Although aimed to combat Florida's affordable housing crisis by offering developers tax exemptions, concerns have emerged from local officials and advocates who argue that the law disproportionately favors developers over renters, lacking provisions to ensure tax savings are passed on to tenants.
Oviedo Council Member Natalie Teuchert voiced her criticism, calling the measure a tax break for luxury apartments instead of genuine affordable housing. Deputy Mayor Bob Pollack and Council Member Keith Britton highlighted the financial burden on the city, which would need to cover the resulting deficit in tax funds and impact fees, potentially tapping into the Sadowski Housing Trust Fund. Deltona’s Commissioner Dana McCool echoed these sentiments, expressing concerns that the act encourages overdevelopment and puts undue pressure on cities from developers.
These cities now join Seminole and Osceola counties in their opt-out decisions, while Orange County is considering following suit.
Spotlight:
Hollywood’s Growing Pains: Balancing Luxury, Affordability, and Community
Hollywood Boulevard is bustling with new luxury apartments, but this growth has sparked debates about affordability and community balance. Developments like Soleste Hollywood Blvd and the Hollywood Bread Building are set to bring hundreds of high-end units that many locals find unaffordable. As housing prices soar, residents and candidates alike are struggling with the widening gap between incomes and housing costs.
At a recent city forum, candidates discussed the future of Hollywood as a livable community. District 2 candidate Richard Walker pointed out the “huge gap” between median income and home prices, which is leaving many residents unable to achieve homeownership. On a positive note, the planned University Station project—part of the Live Local initiative—aims to tackle these challenges by introducing 216 workforce housing units with monthly rents ranging from $374 to $1,634. This mixed-use development will also feature retail spaces and a new location for Barry University’s College of Nursing and Health Services, with construction expected to wrap up by spring 2025.
However, experts like Ned Murray caution that 216 affordable units won’t be enough, considering over 14,500 households in Hollywood are deemed "cost-burdened." With many residents spending more than 30% of their income on housing, the urgency for additional affordable options is palpable.
Incumbent Mayor Josh Levy emphasized that affordability remains a priority, citing several affordable housing projects in the pipeline. Still, the tension between luxury and affordable housing is evident, with younger residents questioning their ability to remain in the city.
As Hollywood continues to evolve, strategic zoning discussions are underway to protect single-family neighborhoods, with some candidates suggesting future developments move further west rather than along the beach. As District 6 candidate Jamil Richards expressed, he hopes to make Hollywood accessible for millennials, while others, like Catherine Uden, advocate for limiting large-scale beach developments to preserve the city’s character. Read more here.
Development Round-Up:
Douglas Enclave Reaches Major Milestone, Showcasing Live Local Act's Impact on Miami Workforce Housing
In a significant milestone for Miami’s affordable housing landscape, Astor Cos. has announced that Douglas Enclave—a 199-unit project within its Enclave brand—has achieved 95% occupancy. Located next to a Coral Gables Trolley stop, this development provides easy access to Miami’s bustling business districts, including downtown and Brickell. This achievement reflects Astor’s commitment to offering quality, affordable housing for Miami’s blue-collar workforce, an often-overlooked demographic in a luxury-driven market.
Douglas Enclave, along with upcoming projects like Havana Enclave (179 units) and Flagler Enclave (246 units), is a testament to Florida's Live Local Act. This legislation supports affordable housing by capping rents at 120% of the area median income. With concessions such as deferred impact fees and expedited permitting, Astor Cos. is able to keep development costs manageable and affordability within reach.
Astor’s CEO Henry Torres explains that locating in designated workforce housing zones—where land costs are lower than luxury areas like Brickell—allows for reduced expenses for both developers and renters. This strategy fosters a sense of community among workforce residents and meets a growing demand for affordable rental options in South Florida. Source
What do you think are the key factors in making housing more accessible in Miami? How do you see the Live Local Act influencing future housing projects?
RK Center Development Sparks Concerns in Miami’s Coral Gate Neighborhood
In Coral Gate, residents are voicing concerns over RK Centers’ new development on the former Sears site at 3655 Southwest 22nd Street. This ambitious project, which will feature three eight-story buildings housing 995 apartments and 55 rental townhouses, is moving forward under Florida's new affordable housing incentives. With 420 units earmarked for affordable rents, the development also includes 44,000 square feet of office and retail space, alongside two garages with nearly 2,000 parking spots.
Long-time residents are apprehensive about potential traffic increases and the loss of their community’s unique character. “It’s just really a gem,” one resident remarked. "We’re really, really worried."
The new incentives streamline approvals and lift zoning restrictions when developers commit to allocating 40% of units as workforce housing. However, there are fears this could lead to over-urbanization of Miami's neighborhoods, with minimal public input. A resident cautioned that this approach might lead to the “Brickellization” of quieter areas if not kept in check.
City Commissioner Manolo Reyes shares these concerns, actively advocating for state amendments to protect neighborhoods like Coral Gate. He plans to present a resolution to the Miami City Commission, calling for greater oversight and community involvement in large-scale development approvals. Source
As the community navigates these changes, how can Miami strike a balance between expanding affordable housing and respecting the established community thoughtfully built by its current residents over the years?
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!
If you’ve just joined us or happened to miss our previous editions, now’s the perfect time to catch up. We’ve covered a variety of topics, from essential updates on the Live Local Act to insights on affordable housing initiatives. Explore our previous content here.
