Amid high-rise fears, advocates urge giving state’s affordable housing law a chance
By Susannah Bryan South Florida Sun Sentinel
Neighborhoods all over Fort Lauderdale now say they have something new to worry about — high-rise towers built in the name of affordable housing, rising in places they were never meant to rise along commercial corridors all over town.
Another worrisome detail: The towers will be approved administratively, with no public input from the city’s elected officials or the residents they serve.
The high-rise fears are real, triggered by the state’s Live Local Act, a sweeping initiative designed to entice developers to build affordable housing in a state known for its soaring rents and lack of affordable housing.
Fort Lauderdale’s downtown has been undergoing a frenzied building boom, but this law paves the way for taller buildings far and wide throughout the city, ignoring height and density caps in an effort to spur the development of affordable housing. In Fort Lauderdale, Live Local projects are being reviewed by city staff outside the public eye, in keeping with the law.
Mayor Dean Trantalis is not a fan.
“It doesn’t work for any city, including Fort Lauderdale,” he told the South Florida Sun Sentinel. “(State legislators) have violated our home rule by taking away our ability to enforce our local zoning laws.”
To qualify under the Live Local Act, a developer must agree to reserve 40% of the units for affordable housing for a period of 30 years. In return, they can build to the maximum height currently allowed for a commercial or residential building within a one-mile radius.
The commission has no say on the height or density of the project. Neither does the neighborhood. That’s because qualifying projects must be approved administratively behind the scenes, without a public hearing, officials say.
Under the Live Local Act, cities are left to green-light development proposals as long as they meet land-development regulations and are consistent with the city’s comprehensive plan, with the exception of density, height and use.
The law has spurred disputes: Developers have sued Hollywood and Bal Harbour over planned projects.
The Live Local Act, amended by the state Legislature last year, took effect in July 2023.
Since then, Fort Lauderdale has received five site-plan applications seeking administrative approval under the Live Local Act.
But critics worry the trickle of applications will turn into a geyser, changing the landscape of Fort Lauderdale and its neighborhoods.
‘Just a matter of time’
“Now it’s open game,” said Ted Inserra, president of the River Oaks Civic Association. “They can build in places they would never be allowed to before. It’s a bad thing for the neighborhoods. The streets can’t handle it. And our neighborhoods will never look the same again.”
Troy Liggett, president of the Middle River Terrace Neighborhood Association, also is concerned.
“Every major thoroughfare with business property has the potential to have high-rises, especially Middle River Terrace,” he said. “All of our streets are lined with commercial property. We’re going to have humongous buildings right next to all of our single-family neighborhoods. It’s just a matter of time.”
Jeff Burns, a developer with a Live Local project currently under review, said he understands the apprehension some might have regarding the statewide initiative. But he thinks the widespread fear is unfounded.
“You’re not going to see 30-story high rises popping up all over Fort Lauderdale,” Burns told the Sun Sentinel. “The ultimate trump card is you can’t build a 30-story high-rise and make 40% of the units affordable and get the numbers to work.”
As word spreads about the relatively new law, so does the chorus of discontent and fury.
In recent weeks, Fort Lauderdale held six community meetings to update residents about the Live Local Act and a new plan to modernize the city’s mixed-use zoning rules.
Residents were shown a map of Fort Lauderdale. The areas where a developer can build a Live Local project were marked in red. The areas zoned commercial, industrial or mixed-use were lit up in red from north to south and east to west.
The red zone areas include parts of Davie Boulevard, State Road 84, Federal Highway, Andrews Avenue, Broward Boulevard, Sunrise Boulevard, Oakland Park Boulevard and Commercial Boulevard.
‘All the hostility’
One meeting attended by Commissioner Ben Sorensen turned heated as residents raged against the Live Local Act.
“They’re angry,” Sorensen said. “The residents were understandably angry as the city staff explained the impact this was going to have on our city. The Live Local Act does not do a good job of protecting our neighborhoods.”
Inserra was at the same meeting, held at Hortt Park on Jan. 23.
“The residents are not happy,” Inserra said. “It got feisty. The city staff was just telling us what to expect but it was the old ‘kill the messenger’ mentality. So they got all the hostility.”
What about the developers?
Inserra said “they see it as a bonanza,” figuring it’s about them generating a big return.
Robert Lochrie, a high-profile land-use attorney, says that’s not entirely true.
“Our clients ask us to evaluate every project for Live Local,” Lochrie said. “And we do that. But a lot of people are seeing it doesn’t work for them financially. It doesn’t work in all cases. Live Local is not a panacea for every site.”
Lochrie said his firm has talked to 18 developers who have given serious thought to using Live Local. But only a few are proceeding with it.
According to city records, the following five projects have been submitted by developers to Fort Lauderdale:
New Hope I: 1316 NW Sixth St.; height of 65 feet; 30 units (12 will be affordable housing units and 18 will be market rate units).
Lofts on 6th: 610 NW Third Ave.; height of 86.8 feet; 90 affordable housing units.
The Cove:1055 N. Federal Highway; height of 84.6 feet; 376 units (207 will be affordable housing units and 169 will be market rate units).
Croissant Park North: 1777 S. Andrews Ave.; height of 301 feet; 466 units (187 will be affordable housing units and 279 will be market rate units).
Croissant Park South:1801 S. Andrews Ave.; height of 301 feet; 466 units (187 will be affordable housing units and 279 will be market rate units).
Quicker approvals
“Anyone who’s now looking at development has to evaluate Live Local and the benefits it provides to see if it makes economic sense for them,” Lochrie said. “If people are already building affordable housing, it makes sense to use Live Local because it’s faster. The projects go through the process faster and you don’t have the public hearing process.”
Burns, one of Lochrie’s clients, is doing just that.
“The Cove is a Live Local project,” Lochrie said. “It’s eight stories and the code allows 15 stories. It is not asking for additional height or density. It’s using Live Local to get through the site-plan process.”
Burns, CEO of Affiliated Development, said he expects The Cove’s site plan to be approved in the next two months. Construction would begin in early 2026 and wrap up in early 2028.
The apartment tower will replace The Link, a hotel built in 1981 on the west side of Federal Highway just north of Sunrise Boulevard.
“We’re only using Live Local to expedite the process and build housing that’s badly needed for the community,” Burns said. “It’s a beautiful, quality product but it won’t be charging $4,000 a month in rent.”
Rent for the affordable housing units at The Cove will start at $1,900 for a one bedroom; $2,800 for a two bedroom; and $3,200 for a three bedroom.
Market-rate rents will start at $2,500 for a one bedroom; $3,000 for a two bedroom; and $3,800 for a three bedroom.
The affordable-housing units would go to people making up to 120% of the local area median income. That’s $89,100 in Broward County.
The Live Local Act exempts areas zoned only for residential construction.
Still, that is small comfort to those who fear encroaching development.
“Some people don’t want these projects in their backyards,” Burns said. “And that’s one reason for this new law, the NIMBYism. I think the intent behind it was to deliver more workforce housing. Responsible developers will get these deals done, and I think it’s going to be a win-win for everyone.”
Finding the balance
Vice Mayor Steve Glassman said it’s too soon to say what impact the Live Local Act will have on the city and its neighborhoods.
“It has the potential to very much alter the landscape of Fort Lauderdale, but that remains to be seen,” Glassman said. “It really is going to depend on who is behind these projects and their respect for our city and for the neighborhoods.
“Anything outrageous is going to create a lot of issues. I think our challenge is to find the balance, so the projects that offer housing affordability are scattered throughout the city and not concentrated in just one place.”
Sorensen said he is all for affordable housing, but not without public input.
He said he plans to head to Tallahassee when the Legislature is in session to speak against the Live Local Act.
“I think it allows for dramatic and intense development in areas where we don’t want it,” he said. “It doesn’t allow for public engagement and participation. It just mandates development being thrust down our throats.”
Lochrie has a different take.
“It’s meant to encourage more affordable housing,” he said. “It’s a very powerful tool adopted statewide that all property owners have to consider when they look at what to do with their property. I think we’ll see more of it.”
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