Delray staff briefs commissioners on Live Local Act impact; one mixed-use project advances

Delray Beach officials briefed the City Commission on Florida’s revised Live Local Act and showed how a proposed Live Local rental development at 2101 South Congress Avenue would be processed under the new rules.

Anthea (planning staff) told the commission the Live Local Act preempts some local land-use and zoning rules for qualifying rental projects that include at least 40% workforce housing. She said the updated statute expanded eligible parcels to include mixed-use and planned-unit-development sites and allows certain projects on church properties; it also includes new parking and density rules and a limited historic‑district carve‑out tied to district establishment dates.

Anthea described one application now in the city: a redevelopment of a former concrete batch plant on more than 12 acres at 2101 South Congress Avenue. The proposal calls for 386 units, of which 156 would be limited to workforce housing (80–120% of area median income as defined for the project), and about 17,84 square feet of industrial use would be retained. Staff said the parcel currently carries industrial land use and zoning and noted long-term tax‑base implications of that designation.

The city and applicant are negotiating circulation and stacking for the project’s single proposed entry point; the county’s transportation review used a different stacking-distance standard, and staff said it will coordinate with Palm Beach County to resolve the access design. Anthea told commissioners the project would be eligible for administrative approvals under Live Local unless the applicant sought waivers; that means limited commission or board review unless specific variances apply.

Commissioners expressed concern that Live Local’s income bands and parking reductions do not serve the lowest-income residents in Delray Beach. Commissioner Cassell said Live Local “does not serve our residents” earning far less than the 80–120% AMI band. Commissioner Law and others said the program does help workforce and middle-income households but criticized state preemption of home‑rule zoning authority.

No formal action was required on July 8; staff instructed commissioners where to find Live Local project postings on the city development services website and said staff will continue to coordinate with the applicant and Palm Beach County on traffic and entry issues.