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Dunedin staff brief commissioners on Florida's Live Local Act and local tools to shape projects
Summary
City staff brought attorney Nicole McInnis to explain the Live Local Act's land-use preemption, ad valorem tax incentives and implementation practices; commissioners pressed on home-rule impacts, local guidance and two early developer inquiries in Dunedin.
Nicole McInnis, an attorney who has worked on Live Local projects for municipalities and developers, told the Dunedin City Commission on Jan. 6 that the Live Local Act (originally enacted as Senate Bill 102 in 2023 and amended in 2024'' 2025) was designed to quickly add affordable housing. She described the statute's land-use preemption, administrative approval process and tax incentives, and offered best-practice guidance for municipal implementation.
The statute allows eligible projects on commercial, industrial or mixed-use parcels to build to the highest by-right density, provides a typical 150% FAR intensity bump, and requires 40% of units to…
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