Florida Senate - 2021 CS for CS for SB 266 By the Committees on Rules; and Community Affairs; and Senators Perry and Baxley 595-04175-21 2021266c2 1 A bill to be entitled 2 An act relating to home-based businesses; creating s. 3 559.955, F.S.; providing legislative findings and 4 intent; specifying conditions under which a business 5 is considered a home-based business; providing 6 requirements for home-based businesses; defining the 7 term “heavy equipment”; authorizing a home-based 8 business to operate in an area zoned for residential 9 use; specifying that home-based businesses are subject 10 to certain business taxes; providing prohibitions and 11 authorizations for local governmental actions relating 12 to home-based businesses; providing construction; 13 providing an effective date. 14 15 Be It Enacted by the Legislature of the State of Florida: 16 17 Section 1. Section 559.955, Florida Statutes, is created to 18 read: 19 559.955 Home-based businesses; legislative findings and 20 intent; preemption.— 21 (1) It is the intent of the Legislature to encourage small 22 and home-based business enterprises. To that end, the 23 Legislature finds that: 24 (a) Small and home-based businesses are a critical part of 25 the economy of this state and provide unique and valuable 26 benefits to the communities in which they are located. 27 (b) Residential property is often the most valuable asset 28 owned by a potential small business entrepreneur. 29 (c) Residential property can be put to beneficial use by 30 potential small business entrepreneurs in ways that are 31 consistent with residential use. 32 (2)(a) For purposes of this section, a business is 33 considered a home-based business if: 34 1. The business is subordinate to the use of the dwelling 35 unit for residential purposes and requires no external 36 modifications that detract from the residential appearance of 37 the dwelling unit and that are visible from the street or 38 neighboring properties; and 39 2. The business uses no equipment or process that creates 40 noise, vibration, heat, smoke, dust, glare, fumes, or odors that 41 are plainly detectable from the street or neighboring 42 properties. 43 (b) A home-based business must meet all of the following 44 requirements: 45 1. The employees of the business who work at the 46 residential dwelling must also reside in the residential 47 dwelling, except that up to a total of two employees or 48 independent contractors who do not reside at the residential 49 dwelling may work at the business. 50 2. Traffic and the need for parking generated by the 51 business may not be greater in volume than would normally be 52 expected at a similar residence where no business is conducted. 53 Local governments may regulate the use of vehicles or trailers 54 operated or parked at the business or on a street right-of-way, 55 provided that such regulations are not more stringent than those 56 for a residence where no business is conducted. Vehicles and 57 trailers used in connection with the business must be parked in 58 legal parking spaces that are not located within the right-of 59 way, on or over a sidewalk, or on any unimproved surfaces at the 60 residence. Local governments may regulate the parking or storage 61 of heavy equipment at the business which is visible from the 62 street or neighboring property. For purposes of this 63 subparagraph, the term “heavy equipment” means commercial, 64 industrial, or agricultural vehicles, equipment, or machinery. 65 The term includes, but is not limited to, semi-trailers, 66 tractors, construction equipment, earth-moving equipment, cement 67 mixers, and any other similar equipment or machinery classified 68 as commercial by the manufacturer. 69 3. Business activities related to hours of operation and 70 business activities conducted outside of the primary residential 71 structure, including exterior signage displays or exterior 72 storage, must comply with all local regulations. However, a 73 local government may not impose any restriction on hours of 74 operation between 9 a.m. and 6 p.m. 75 4. The activities of the business must be secondary to the 76 property’s use as a residential dwelling. 77 5. All business activities must comply with any relevant 78 local, state, and federal regulations with respect to the use, 79 storage, or disposal of any corrosive, combustible, or other 80 hazardous or flammable materials or liquids. Any local 81 regulations on a business with respect to the use, storage, or 82 disposal of any corrosive, combustible, or other hazardous or 83 flammable materials or liquids may not be more stringent than 84 those that apply to a residence where no business is conducted. 85 6. Any business transactions conducted at the business must 86 not take place in view of the street. 87 (3) A home-based business: 88 (a) May operate in an area zoned for residential use; and 89 (b) Is subject to applicable business taxes under chapter 90 205 in the county and municipality in which the home-based 91 business is located. 92 (4) Local governments may not enact or enforce any 93 ordinance, regulation, or policy or take any action to otherwise 94 regulate a home-based business, other than as provided in this 95 section. 96 (5)(a) This section does not supersede any current or 97 future declaration of condominium adopted pursuant to chapter 98 718, cooperative document adopted pursuant to chapter 719, or 99 declaration of covenants adopted pursuant to chapter 720. 100 (b) This section does not prohibit local governments from 101 enacting or enforcing noise ordinances. 102 Section 2. This act shall take effect July 1, 2021.