FL H1183

Counties and municipalities must establish Transit-Oriented Development (TOD) zones within 1/4 mile (Tier 1) and 1/4 to 1/2 mile (Tier 2) of permanent public transit stops, plus rural Livable Urban Village (LUV) areas in rural county seats, by December 1, 2026

Tier 1 TOD zones allow minimum building heights of 8 stories/85 feet (4 stories/45 feet near single-family homes), no parking minimums, no setback requirements, and floor area ratios up to 6.0 for residential use; limits are doubled in counties over 800,000 population or municipalities over 75,000

Tier 2 TOD zones allow minimum building heights of 4 stories/45 feet (3 stories/35 feet near single-family homes), no parking minimums, and floor area ratios up to 3.0; rural LUV areas allow 4 stories and require maximum 1 parking space per dwelling unit

Local governments cannot impose density limits, restrictions on single-family or multifamily use types, or minimum dwelling sizes beyond Florida Building Code requirements within these zones

Property owners and housing organizations may sue local governments for violations, with courts awarding attorney fees to prevailing plaintiffs and sovereign immunity waived for liability under this section