FL H1209

Owners of agricultural enclaves may apply for administrative approval of development regardless of future land use designations or comprehensive plan conflicts, bypassing the previous requirement for a comprehensive plan amendment; approved developments must be treated as conforming uses.

Local land development regulations must establish minimum lot sizes by January 1, 2026, within single-family, two-family, and townhouse zoning districts to accommodate the maximum density authorized in the comprehensive plan; infill residential developments (up to 100 acres, contiguous with existing residential on at least 50% of boundaries) must be administratively approved without rezoning, variances, or public hearings if consistent with current standards and average density of adjacent properties.

Adoption of comprehensive plans or plan amendments that impose more restrictive or burdensome development procedures requires a supermajority vote of the governing body; property owners or applicants denied a hearing within 180 days may file civil actions reviewed de novo, with the burden of proof on the local government.

Optional elements of a comprehensive plan may not contain policies that restrict the density or intensity established in the future land use element, and all residential land use categories, zoning categories, and housing types are declared compatible with each other.

Creates a new regulatory framework for "recreational covenants" governing privately owned amenities in homeowners' association communities, defining amenity dues/fees/expenses, capping annual amenity expense increases at 25% absent specified extraordinary circumstances, prohibiting associations from being required to collect amenity dues on behalf of third-party facility owners, and requiring detailed disclosure summaries in sales contracts effective July 1, 2025.