Florida

Florida's marquee preemption is the Live Local Act (SB 102, 2023), amended by SB 328 (2024) and SB 1730 (2025, eff. 7/1/2025). For qualifying projects (≥40% units affordable, ≤120% AMI, 30 years) on commercial, industrial, or mixed-use land, it preempts local zoning, density, height, and use — requiring administrative approval with no rezoning or public hearing.

Florida grants no extraterritorial land-use jurisdiction. Annexation governed by the Municipal Annexation or Contraction Act (Ch. 171): voluntary annexation by petition (§171.044) and involuntary by dual referendum (§171.0413), both requiring contiguity and compactness. Interlocal service boundary agreements (Ch. 171 Part II) provide an alternative coordination mechanism.

Vesting rests primarily on common-law equitable estoppel and the Florida Local Government Development Agreement Act (§§163.3220–163.3243). The Bert J. Harris, Jr. Act (§70.001) provides compensation when government action "inordinately burdens" an existing use or vested right — a parallel protection determined case-by-case.

Impact fees authorized statewide under the Florida Impact Fee Act (Fla. Stat. §163.31801). HB 337 (2021) added significant caps on how much and how often local governments may raise impact fees — making Florida a "fees-authorized-but-capped" regime.

Florida has no state "mini-NEPA" / CEQA-style environmental-review statute for private development. Environmental review occurs through DEP and Water Management District permitting (Environmental Resource Permits) and through mandatory comprehensive-plan consistency and concurrency requirements under the Community Planning Act (Ch. 163 Part II).