Florida Senate - 2026 COMMITTEE AMENDMENT
Bill No. SB 1434
Ì631582,Î631582
LEGISLATIVE ACTION
Senate . House
Comm: RCS .
02/11/2026 .
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The Committee on Judiciary (Calatayud) recommended the
following:
1 Senate Amendment (with title amendment)
2
3 Delete everything after the enacting clause
4 and insert:
5 Section 1. Section 163.2525, Florida Statutes, is created
6 to read:
7 163.2525 Infill Redevelopment Act.—
8 (1) SHORT TITLE.—This section may be cited as the “Infill
9 Redevelopment Act.”
10 (2) LEGISLATIVE FINDINGS.—The Legislature finds that this
11 state’s urban areas lack sufficient land for the development of
12 additional residential uses, which has led to a shortage of
13 supply; that parcels of land within or near urban areas are
14 difficult to develop or redevelop because of environmental
15 issues and local regulations; and that facilitating the
16 expedited permitting of such parcels, particularly in areas in
17 which multiple local governments have jurisdiction, serves
18 important public interests in remediating environmentally
19 challenged land and increasing the supply of housing.
20 (3) DEFINITIONS.—As used in this section, the term:
21 (a) “Adjacent to” means located next to another parcel of
22 land or portion thereof, including where the parcels are
23 separated only by a roadway, railroad, or other public or
24 private right-of-way or easement.
25 (b) “Density” has the same meaning as in s. 163.3164.
26 (c) “Designated agricultural land” means a parcel of land
27 within a zoning district that allows for agricultural uses such
28 as farming, raising livestock, or aquaculture as the main
29 permitted uses and which land is classified as agricultural land
30 under s. 193.461.
31 (d) “Environmentally impacted land” means a parcel of land:
32 1. Upon any portion of which a contaminant or pollutant has
33 been detected above the applicable local, state, or federal
34 residential cleanup target levels from Phase II environmental
35 site assessment activities; or
36 2. Any portion of which is located in a brownfield area
37 designated pursuant to s. 376.80.
38 (e) “Local government” means a county, municipality,
39 special district, or political subdivision of the state.
40 (f) “Parcel of land” has the same meaning as in s.
41 163.3164.
42 (g) “Qualifying parcel” means a parcel of land to which
43 this section applies under subsection (4).
44 (h) “Recreational facilities” means one or more parcels of
45 land any portion of which was previously used as a golf course,
46 tennis court, swimming pool, or clubhouse, or another similar
47 use.
48 (i) “Townhouse” means a single-family dwelling unit that is
49 constructed in a series or group of attached units with property
50 lines separating such units.
51 (j) “Urban growth boundary” means a boundary established by
52 a comprehensive plan or land development regulation beyond which
53 the provision of urban services or facilities is limited. The
54 term includes, but is not limited to, urban development
55 boundaries and urban service boundaries.
56 (4) QUALIFYING PARCELS.—
57 (a) Except as provided in paragraph (b), this section
58 applies to environmentally impacted land consisting of at least
59 5 acres adjacent to a parcel of land within the same
60 jurisdiction which is zoned for residential uses as of right and
61 which is within a county that meets both of the following
62 requirements:
63 1. The county has a population of more than 1.475 million
64 people according to the most recent decennial census.
65 2. There are at least 15 municipalities within the county.
66 (b) This section does not apply to any of the following:
67 1. Designated agricultural land.
68 2. Land owned or operated by a local government for public
69 park purposes.
70 3. Land outside an urban growth boundary.
71 4. Land within one-quarter mile of a military installation
72 identified in s. 163.3175(2).
73 5. Land that is owned, or that was owned at any time within
74 the 15 years preceding the effective date of this act, by a
75 public utility as defined in s. 366.02.
76 (5) DEVELOPMENT REGULATIONS.—Notwithstanding any local law,
77 ordinance, or regulation, a local government shall permit a
78 qualifying parcel to be developed with residential uses. To
79 ensure compatibility with the character of the local community,
80 the density of development authorized under this section may not
81 exceed the average density of all zoning districts within the
82 same jurisdiction which are applicable to parcels adjacent to
83 the qualifying parcel and which allow residential uses as of
84 right or 25 dwelling units per acre, whichever is lower. The
85 intensity of development must comply with the standards
86 applicable to any parcel adjacent to the qualifying parcel.
87 (6) SUBDIVISION APPROVAL.—A local government must
88 administratively approve an application for the subdivision of a
89 qualifying parcel if the application satisfies the requirements
90 of chapter 177. A local government may not use the subdivision
91 process to restrict development below the density and intensity
92 authorized under subsection (5).
93 (7) BUFFER FROM RESIDENTIAL USES.—If a qualifying parcel is
94 adjacent to single-family homes or townhouses on all sides, the
95 developer must provide a buffer of at least 20 feet between the
96 new development and the single-family homes or townhouses. The
97 buffer area must be measured from lot line to lot line and must
98 be maintained as open space or improved with passive
99 recreational facilities accessible to the community. For
100 purposes of this subsection, swales and water retention areas
101 are considered open space.
102 (8) RECREATIONAL FACILITIES.—
103 (a) If a qualifying parcel includes recreational facilities
104 or areas reserved for recreational use and such recreational
105 facilities or areas are adjacent to single-family homes on all
106 sides, the developer must do all of the following:
107 1. Establish that such facilities or areas, or portions
108 thereof, located on the qualifying parcel have not been in
109 operation or in use for a period of at least 12 consecutive
110 months.
111 2. Pay double the applicable parks or recreational
112 facilities impact fee that would otherwise apply to the proposed
113 development, to compensate for the loss of open or recreational
114 space.
115 3. Provide written notice delivered by certified mail to
116 all owners of property adjacent to the recreational facilities
117 or areas, which notice includes all of the following
118 information:
119 a. That the developer intends to develop the parcel in
120 accordance with this section.
121 b. That the adjacent property owners may elect to purchase
122 the parcel or portion thereof containing recreational facilities
123 or areas for the purpose of maintaining the parcel, or portions
124 thereof, as recreational areas or open space within 90 days
125 after the date the notice is mailed.
126 c. The price at which the adjacent property owners may
127 purchase the property.
128 (b) Property owners who receive the notice required under
129 subparagraph (a)3. and wish to exercise the option to purchase
130 the parcel or portion thereof containing the recreational
131 facilities or areas must exercise the option and close on the
132 property, and accept a deed restriction or record a restrictive
133 covenant requiring the property to be maintained as a
134 recreational area or open space for at least 30 years, within 90
135 days after the notice is mailed or forfeit the option. The
136 parcel or portion thereof must be offered to such property
137 owners for purchase at a price that may not exceed the greater
138 of:
139 1. An amount equal to the price paid by the property owner
140 plus 10 percent; or
141 2. An amount equal to a bona fide offer to purchase the
142 property received by the property owner within the last 12
143 months plus 10 percent.
144 (9) DEVELOPMENT APPLICATIONS.—The proposed development of a
145 qualifying parcel which complies with the requirements of this
146 section must be administratively approved, and no further action
147 by the governing body of a local government is required.
148 However, a local government may administratively require a
149 proposed development to comply with local regulations relating
150 to architectural design if review by a board is not required and
151 if such regulations would apply, and are generally applicable,
152 to comparable residential development within the jurisdiction
153 and do not limit the density or intensity of development below
154 that authorized by this section. A developer must establish
155 consistency with applicable concurrency requirements at such
156 time as local regulations would require for a comparable
157 residential development within its jurisdiction. Each local
158 government shall maintain on its website a policy containing
159 procedures and expectations for administrative approval under
160 this subsection.
161 (10) APPLICATION, PREEMPTION, AND CONSTRUCTION.—This
162 section applies to development applications submitted pursuant
163 to this section on or after the effective date of this act. A
164 local government may not adopt or enforce a local law, an
165 ordinance, or a regulation that restricts, prohibits, or
166 otherwise limits the development of a qualifying parcel in
167 accordance with this section. This section shall be liberally
168 construed to effectuate its intent.
169 Section 2. The Division of Law Revision is directed to
170 replace the phrase “the effective date of this act” wherever it
171 occurs in this act with the date this act becomes a law.
172 Section 3. This act shall take effect upon becoming a law.
173
174 ================= T I T L E A M E N D M E N T ================
175 And the title is amended as follows:
176 Delete everything before the enacting clause
177 and insert:
178 A bill to be entitled
179 An act relating to infill redevelopment; creating s.
180 163.2525, F.S.; providing a short title; providing
181 legislative findings; defining terms; providing
182 applicability; requiring that a local government
183 permit qualifying parcels to be developed with
184 residential uses; limiting the density of certain
185 development for a specified purpose; requiring the
186 intensity of certain development to comply with
187 certain standards; requiring a local government to
188 administratively approve an application for the
189 subdivision of a qualifying parcel under certain
190 circumstances; prohibiting a local government from
191 using the subdivision process to restrict development
192 in a certain manner; requiring developers of
193 qualifying parcels to maintain a specified buffer
194 between new developments and single-family homes and
195 townhouses under certain circumstances; providing
196 requirements for such buffer areas; providing
197 construction; requiring developers of qualifying
198 parcels to establish that certain recreational
199 facilities and areas reserved for recreational use
200 have not been in operation or use for a certain
201 timeframe; requiring developers of such parcels to pay
202 double the parks and recreation facilities impact fees
203 for a certain purpose and provide certain written
204 notice to property owners; providing requirements for
205 the written notice; requiring that property owners who
206 receive such written notice and wish to exercise an
207 option to purchase certain parcels or portions thereof
208 meet specified requirements within a specified
209 timeframe or forfeit the option; limiting the price at
210 which such parcels or portions of parcels may be
211 offered to the property owners for purchase; requiring
212 the administrative approval of certain proposed
213 developments; authorizing a local government to
214 administratively require compliance with architectural
215 design regulations under certain circumstances;
216 requiring a developer to establish consistency with
217 applicable concurrency requirements; requiring each
218 local government to maintain a certain policy on its
219 website; providing applicability; prohibiting a local
220 government from adopting or enforcing certain local
221 laws, ordinances, or regulations; requiring liberal
222 construction of certain provisions; providing a
223 directive to the Division of Law Revision; providing
224 an effective date.