The Live Local Act in the City of Miami

Florida's Live Local Act, Fla. Stat. 166.04151(7), requires the City of Miami to approve qualifying rental projects administratively on sites zoned for commercial, industrial or mixed use, at the density and height the statute sets. The provision is in force until 1 October 2033.

Where it applies

• Rental multifamily or mixed use on a site zoned for commercial, industrial or mixed use.
• At least 40 percent of the units affordable, as Florida law defines it, to households earning up to 120 percent of area median income, for at least 30 years, every unit rental for that period.
• In a mixed-use project, at least 65 percent of the square footage residential (City guidance).

What it permits

The City may not require a zoning change, special exception, variance or plan amendment for the height, zoning and density the statute authorizes (Fla. Stat. 166.04151(7)(a)1, (7)(e)1). Under the City's guidance of 1 April 2026, height follows a comparator within one mile, including its Benefit Height, subject to an evaluation of the subject site under Miami 21 Sec. 3.14.

How approval works

• Zoning review happens inside the building permit, or through an optional Administrative Site Plan Review; the City names no separate Live Local application.
• The affordability covenant, certified by the City's Housing and Community Development department, is recorded before approval and binds the property for 30 years from the certificate of occupancy.
• A project otherwise subject to the Urban Development Review Board is exempt where Planning deems it compliant with Miami 21 Article 4, Table 12.
• For a site plan review, the statute sets a completeness review within 30 days and a decision within 120 days of a complete application (Fla. Stat. 166.033(2)(b)).

Questions

How tall can a Live Local project be in Miami?

Under the City's guidance of 1 April 2026, height follows a comparator within one mile, including its Benefit Height, subject to a Miami 21 Sec. 3.14 evaluation of the subject site.

Does a Live Local project need a public hearing in Miami?

No. The statute requires administrative approval for the authorized height, zoning and density.

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