Florida 2025 Regular Session

Florida House Bill H1209 Compare Versions

Only one version of the bill is available at this time.

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3	3	HB 1209 2025
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7	7	CODING: Words stricken are deletions; words underlined are additions.
8	8	hb1209-00
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10	10	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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12	12
13	13
14	14	A bill to be entitled 1
15	15	An act relating to land use and development 2
16	16	regulations; amending s. 163.3162, F.S.; revising a 3
17	17	statement of legislative purpose; deleting language 4
18	18	authorizing the owner of an agricultural enclave to 5
19	19	apply for a comprehensive plan amendment; authorizing 6
20	20	such owner to instead apply for administrative 7
21	21	approval of a development regardless of future land 8
22	22	use designations or comprehensive plan conflicts under 9
23	23	certain circumstances; deleting a certain presumption 10
24	24	of urban sprawl; requiring that an authorized 11
25	25	development be treated as a conforming use; 12
26	26	prohibiting a local government from enacting or 13
27	27	enforcing certain regulations or laws; requiring 14
28	28	administrative approval of such development if it 15
29	29	complies with certain requirements; conforming 16
30	30	provisions to changes made by the act; amending s. 17
31	31	163.3164, F.S.; revising the definition of the terms 18
32	32	"agricultural enclave" and "compatibility"; defining 19
33	33	the terms "infill residential development" and 20
34	34	"contiguous"; amending s. 163.3177, F.S.; prohibiting 21
35	35	a comprehensive plan from making a certain mandate; 22
36	36	prohibiting optional elements of a local comprehensive 23
37	37	plan from containing certain policies; requiring the 24
38	38	use of certain consistent data, where relevant, unless 25
39	39
40	40	HB 1209 2025
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42	42
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44	44	CODING: Words stricken are deletions; words underlined are additions.
45	45	hb1209-00
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47	47	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
48	48
49	49
50	50
51	51	an applicant can make a certain justification; 26
52	52	amending s. 163.31801, F.S.; defining the term 27
53	53	"extraordinary circumstance"; amending s. 163.3184, 28
54	54	F.S.; requiring a supermajority vote for the adoption 29
55	55	of certain comprehensive plans and plan amendments; 30
56	56	authorizing owners of property subject to a 31
57	57	comprehensive plan am endment and persons applying for 32
58	58	comprehensive plan amendments to file civil actions 33
59	59	for relief in certain circumstances; providing 34
60	60	requirements for such actions; authorizing such owners 35
61	61	and applicants to use certain dispute resolution 36
62	62	procedures; amending s. 163.3202, F.S.; requiring that 37
63	63	local land development regulations establish by a 38
64	64	specified date minimum lot sizes within certain zoning 39
65	65	districts to accommodate the authorized maximum 40
66	66	density; requiring the approval of infill residential 41
67	67	development applications in certain circumstances; 42
68	68	requiring the treatment of certain developments as a 43
69	69	conforming use; amending s. 720.301, F.S.; revising 44
70	70	and providing definitions; amending s. 720.302, F.S.; 45
71	71	revising applicability of the Homeowners' Association 46
72	72	Act; amending s. 720.3086, F.S.; revising the persons 47
73	73	to whom and the method by which a certain financial 48
74	74	report must be made available; creating s. 720.319, 49
75	75	F.S.; specifying that certain parcels may be subject 50
76	76
77	77	HB 1209 2025
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80	80
81	81	CODING: Words stricken are deletions; words underlined are additions.
82	82	hb1209-00
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84	84	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
85	85
86	86
87	87
88	88	to a recreational covenant and that certain 51
89	89	recreational facilities and amenities are not a part 52
90	90	of a common area; prohibiting the imposition or 53
91	91	collection of amenity dues except as provided in a 54
92	92	recreational covenant; providing requirements for 55
93	93	certain recreational covenants recorded on or after a 56
94	94	certain date; requiring that a recreational covenant 57
95	95	recorded before a certain date comply with specified 58
96	96	requirements to remain valid and effective; limiting 59
97	97	the annual increases in amenity fees and amenity 60
98	98	expenses in certain circumstances; providing 61
99	99	construction; prohibiting a recreational covenant from 62
100	100	requiring an association to collect amenity dues; 63
101	101	requiring a specified disclosure summary for contracts 64
102	102	for the sale of certain parcels; providing 65
103	103	construction and retroactive application; amending ss. 66
104	104	212.055, 336.125, 479.01, 558.002, 617.0725, 718.116, 67
105	105	and 720.3085, F.S.; conforming cross -references; 68
106	106	providing an effective date. 69
107	107	70
108	108	Be It Enacted by the Legislature of the State of Florida: 71
109	109	72
110	110	Section 1. Subsections (1) and (4) of section 163.3162, 73
111	111	Florida Statutes, are amended to read: 74
112	112	163.3162 Agricultural lands and practices. — 75
113	113
114	114	HB 1209 2025
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118	118	CODING: Words stricken are deletions; words underlined are additions.
119	119	hb1209-00
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121	121	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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125	125	(1) LEGISLATIVE FINDINGS AND PURPOSE. —The Legislature 76
126	126	finds that agricultural production is a major contributor to the 77
127	127	economy of the state; that agricultural lands constitu te unique 78
128	128	and irreplaceable resources of statewide importance; that the 79
129	129	continuation of agricultural activities preserves the landscape 80
130	130	and environmental resources of the state, contributes to the 81
131	131	increase of tourism, and furthers the economic self -sufficiency 82
132	132	of the people of the state; and that the encouragement, 83
133	133	development, and improvement of agriculture will result in a 84
134	134	general benefit to the health, safety, and welfare of the people 85
135	135	of the state. It is the purpose of this act to protect 86
136	136	reasonable agricultural activities conducted on farm lands from 87
137	137	duplicative regulation and to protect the property rights of 88
138	138	agricultural land owners . 89
139	139	(4) ADMINISTRATIVE APPROVAL AMENDMENT TO LOCAL GOVERNMENT 90
140	140	COMPREHENSIVE PLAN.—The owner of a parcel of land defined as an 91
141	141	agricultural enclave under s. 163.3164 may apply for 92
142	142	administrative approval of development regardless of the future 93
143	143	land use map designation of the parcel or any conflicting 94
144	144	comprehensive plan goals, objectives, or policies if the owner's 95
145	145	request an amendment to the local government comprehensive plan 96
146	146	pursuant to s. 163.3184. Such amendment is presumed not to be 97
147	147	urban sprawl as defined in s. 163.3164 if it includes land uses 98
148	148	and densities and intensities of use that are consistent with 99
149	149	the approved uses and densities and intensities of use of the 100
150	150
151	151	HB 1209 2025
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156	156	hb1209-00
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158	158	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
159	159
160	160
161	161
162	162	industrial, commercial, or residential areas that surround the 101
163	163	parcel. This presumption may be rebutted by clear and convincing 102
164	164	evidence. Each application for administrative approval a 103
165	165	comprehensive plan amend ment under this subsection for a parcel 104
166	166	larger than 640 acres must include appropriate new urbanism 105
167	167	concepts such as clustering, mixed -use development, the creation 106
168	168	of rural village and city centers, and the transfer of 107
169	169	development rights in order to disco urage urban sprawl while 108
170	170	protecting landowner rights. A development authorized under this 109
171	171	subsection must be treated as a conforming use, notwithstanding 110
172	172	the local government's comprehensive plan, future land use 111
173	173	designation, or zoning. 112
174	174	(a) A proposed development authorized under this 113
175	175	subsection must be administratively approved, and no further 114
176	176	action by the governing body of the local government is 115
177	177	required. A The local government may not enact or enforce any 116
178	178	regulation or law for an agricultural enclave that is more 117
179	179	burdensome than for other types of applications for comparable 118
180	180	densities or intensities of use. Notwithstanding the future land 119
181	181	use designation of the agricultural enclave or whether it is 120
182	182	included in an urban service district, a local govern ment must 121
183	183	approve the application if it otherwise complies with this 122
184	184	subsection and proposes only single -family residential, 123
185	185	community gathering, and recreational uses at a density that 124
186	186	does not exceed the average density allowed by a future land use 125
187	187
188	188	HB 1209 2025
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190	190
191	191
192	192	CODING: Words stricken are deletions; words underlined are additions.
193	193	hb1209-00
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195	195	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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197	197
198	198
199	199	designation on any adjacent parcel that allows a density of at 126
200	200	least one dwelling unit per acre. A local government must treat 127
201	201	an agricultural enclave that is adjacent to an urban service 128
202	202	district as if it were within the urban service district and the 129
203	203	owner of a parcel of land that is the subject of an application 130
204	204	for an amendment shall have 180 days following the date that the 131
205	205	local government receives a complete application to negotiate in 132
206	206	good faith to reach consensus on the land uses and intensities 133
207	207	of use that are consistent with the uses and intensities of use 134
208	208	of the industrial, commercial, or residential areas that 135
209	209	surround the parcel. Within 30 days after the local government's 136
210	210	receipt of such an application, the local government and owner 137
211	211	must agree in writing to a schedule for information submittal, 138
212	212	public hearings, negotiations, and final action on the 139
213	213	amendment, which schedule may thereafter be altered only with 140
214	214	the written consent of the local government and the owner. 141
215	215	Compliance with the schedule in the written agreement 142
216	216	constitutes good faith negotiations for purposes of paragraph 143
217	217	(c). 144
218	218	(b) Upon conclusion of good faith negotiations under 145
219	219	paragraph (a), regardless of whether the local government and 146
220	220	owner reach consensus on the land uses and intens ities of use 147
221	221	that are consistent with the uses and intensities of use of the 148
222	222	industrial, commercial, or residential areas that surround the 149
223	223	parcel, the amendment must be transmitted to the state land 150
224	224
225	225	HB 1209 2025
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230	230	hb1209-00
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232	232	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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234	234
235	235
236	236	planning agency for review pursuant to s. 163.3184. If t he local 151
237	237	government fails to transmit the amendment within 180 days after 152
238	238	receipt of a complete application, the amendment must be 153
239	239	immediately transferred to the state land planning agency for 154
240	240	such review. A plan amendment transmitted to the state land 155
241	241	planning agency submitted under this subsection is presumed not 156
242	242	to be urban sprawl as defined in s. 163.3164. This presumption 157
243	243	may be rebutted by clear and convincing evidence. 158
244	244	(c) If the owner fails to negotiate in good faith, a plan 159
245	245	amendment submitted un der this subsection is not entitled to the 160
246	246	rebuttable presumption under this subsection in the negotiation 161
247	247	and amendment process. 162
248	248	(d) Nothing within this subsection relating to 163
249	249	agricultural enclaves shall preempt or replace any protection 164
250	250	currently existing for any property located within the 165
251	251	boundaries of the following areas: 166
252	252	1. The Wekiva Study Area, as described in s. 369.316; or 167
253	253	2. The Everglades Protection Area, as defined in s. 168
254	254	373.4592(2). 169
255	255	Section 2. Present subsections (22) through (54) of 170
256	256	section 163.3164, Florida Statutes, are redesignated as 171
257	257	subsections (23) through (55), respectively, a new subsection 172
258	258	(22) is added to that section, and subsections (4) and (9) of 173
259	259	that section are amended, to read: 174
260	260	163.3164 Community Planning Act; defin itions.—As used in 175
261	261
262	262	HB 1209 2025
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269	269	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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271	271
272	272
273	273	this act: 176
274	274	(4) "Agricultural enclave" means an unincorporated, 177
275	275	undeveloped parcel or parcels that: 178
276	276	(a) Are Is owned by a single person or entity; 179
277	277	(b) Have Has been in continuous use for bona fide 180
278	278	agricultural purposes, as defined by s. 193.461, for a period of 181
279	279	5 years before prior to the date of any comprehensive plan 182
280	280	amendment application; 183
281	281	(c)1. Are Is surrounded on at least 75 percent of their 184
282	282	its perimeter by: 185
283	283	a.1. A parcel or parcels Property that have has existing 186
284	284	industrial, commercial, or residential development; or 187
285	285	b.2. A parcel or parcels Property that the local 188
286	286	government has designated, in the local government's 189
287	287	comprehensive plan, zoning map, and future land use map, as land 190
288	288	that is to be developed for industrial, commercial, or 191
289	289	residential purposes, and at least 75 percent of such parcel or 192
290	290	parcels are property is existing industrial, commercial, or 193
291	291	residential development; or 194
292	292	2. Do not exceed 640 acres and are surrounded on at least 195
293	293	50 percent of their perimeter by a parcel or parcels that the 196
294	294	local government has designated in the local gove rnment's 197
295	295	comprehensive plan and future land use map as land that is to be 198
296	296	developed for industrial, commercial, or residential purposes; 199
297	297	and the parcel or parcels are surrounded on at least 50 percent 200
298	298
299	299	HB 1209 2025
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306	306	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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310	310	of their perimeter by a parcel or parcels within an urb an 201
311	311	service district, area, or line; 202
312	312	(d) Have Has public services, including water, wastewater, 203
313	313	transportation, schools, and recreation facilities, available or 204
314	314	such public services are scheduled in the capital improvement 205
315	315	element to be provided by the lo cal government or can be 206
316	316	provided by an alternative provider of local government 207
317	317	infrastructure in order to ensure consistency with applicable 208
318	318	concurrency provisions of s. 163.3180; and 209
319	319	(e) Do Does not exceed 1,280 acres; however, if the parcel 210
320	320	or parcels are property is surrounded by existing or authorized 211
321	321	residential development that will result in a density at 212
322	322	buildout of at least 1,000 residents per square mile, then the 213
323	323	area shall be determined to be urban and the parcel or parcels 214
324	324	may not exceed 4,480 acres. 215
325	325	216
326	326	Where a right-of-way or canal exists along the perimeter of a 217
327	327	parcel, the perimeter calculations of the agricultural enclave 218
328	328	must be based on the parcel or parcels across the right -of-way 219
329	329	or canal. 220
330	330	(9) "Compatibility" means a condition in whic h land uses 221
331	331	or conditions can coexist in relative proximity to each other in 222
332	332	a stable fashion over time such that no use or condition is 223
333	333	unduly negatively impacted directly or indirectly by another use 224
334	334	or condition. All residential land use categories, res idential 225
335	335
336	336	HB 1209 2025
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343	343	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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347	347	zoning categories, and housing types are compatible with each 226
348	348	other. 227
349	349	(22) "Infill residential development" means the 228
350	350	development of one or more parcels that are no more than 100 229
351	351	acres in size within a future land use category that allows a 230
352	352	residential use and any zoning district that allows a 231
353	353	residential use and which parcels are contiguous with 232
354	354	residential development on at least 50 percent of the parcels' 233
355	355	boundaries. For purposes of this subsection, the term 234
356	356	"contiguous" means touching, borderi ng, or adjoining along a 235
357	357	boundary and includes properties that would be contiguous if not 236
358	358	separated by a roadway, railroad, canal, or other public 237
359	359	easement. 238
360	360	Section 3. Paragraph (f) of subsection (1) and subsection 239
361	361	(2) of section 163.3177, Florida Stat utes, are amended to read: 240
362	362	163.3177 Required and optional elements of comprehensive 241
363	363	plan; studies and surveys. — 242
364	364	(1) The comprehensive plan shall provide the principles, 243
365	365	guidelines, standards, and strategies for the orderly and 244
366	366	balanced future economic, social, physical, environmental, and 245
367	367	fiscal development of the area that reflects community 246
368	368	commitments to implement the plan and its elements. These 247
369	369	principles and strategies shall guide future decisions in a 248
370	370	consistent manner and shall contain programs and activities to 249
371	371	ensure comprehensive plans are implemented. The sections of the 250
372	372
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380	380	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
381	381
382	382
383	383
384	384	comprehensive plan containing the principles and strategies, 251
385	385	generally provided as goals, objectives, and policies, shall 252
386	386	describe how the local government's programs, activi ties, and 253
387	387	land development regulations will be initiated, modified, or 254
388	388	continued to implement the comprehensive plan in a consistent 255
389	389	manner. It is not the intent of this part to require the 256
390	390	inclusion of implementing regulations in the comprehensive plan 257
391	391	but rather to require identification of those programs, 258
392	392	activities, and land development regulations that will be part 259
393	393	of the strategy for implementing the comprehensive plan and the 260
394	394	principles that describe how the programs, activities, and land 261
395	395	development regulations will be carried out. The plan shall 262
396	396	establish meaningful and predictable standards for the use and 263
397	397	development of land and provide meaningful guidelines for the 264
398	398	content of more detailed land development and use regulations. 265
399	399	(f) All mandatory and optional elements of the 266
400	400	comprehensive plan and plan amendments shall be based upon 267
401	401	relevant and appropriate data and an analysis by the local 268
402	402	government that may include, but not be limited to, surveys, 269
403	403	studies, community goals and vision, and other data available at 270
404	404	the time of adoption of the comprehensive plan or plan 271
405	405	amendment. To be based on data means to react to it in an 272
406	406	appropriate way and to the extent necessary indicated by the 273
407	407	data available on that particular subject at the time of 274
408	408	adoption of the plan or plan amendment at issue. 275
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417	417	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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421	421	1. Surveys, studies, and data utilized in the preparation 276
422	422	of the comprehensive plan may not be deemed a part of the 277
423	423	comprehensive plan unless adopted as a part of it. Copies of 278
424	424	such studies, surveys, data, and su pporting documents for 279
425	425	proposed plans and plan amendments shall be made available for 280
426	426	public inspection, and copies of such plans shall be made 281
427	427	available to the public upon payment of reasonable charges for 282
428	428	reproduction. Support data or summaries are not s ubject to the 283
429	429	compliance review process, but the comprehensive plan must be 284
430	430	clearly based on appropriate data. Support data or summaries may 285
431	431	be used to aid in the determination of compliance and 286
432	432	consistency. 287
433	433	2. Data must be taken from professionally acce pted 288
434	434	sources. The application of a methodology utilized in data 289
435	435	collection or whether a particular methodology is professionally 290
436	436	accepted may be evaluated. However, the evaluation may not 291
437	437	include, and a comprehensive plan may not mandate, whether one 292
438	438	accepted methodology is better than another. Original data 293
439	439	collection by local governments is not required. However, local 294
440	440	governments may use original data so long as methodologies are 295
441	441	professionally accepted. 296
442	442	3. The comprehensive plan shall be based upon pe rmanent 297
443	443	and seasonal population estimates and projections, which shall 298
444	444	either be those published by the Office of Economic and 299
445	445	Demographic Research or generated by the local government based 300
446	446
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454	454	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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457	457
458	458	upon a professionally acceptable methodology. The plan must be 301
459	459	based on at least the minimum amount of land required to 302
460	460	accommodate the medium projections as published by the Office of 303
461	461	Economic and Demographic Research for at least a 10 -year 304
462	462	planning period unless otherwise limited under s. 380.05, 305
463	463	including related rul es of the Administration Commission. Absent 306
464	464	physical limitations on population growth, population 307
465	465	projections for each municipality, and the unincorporated area 308
466	466	within a county must, at a minimum, be reflective of each area's 309
467	467	proportional share of the tota l county population and the total 310
468	468	county population growth. 311
469	469	(2) Coordination of the required and optional several 312
470	470	elements of the local comprehensive plan must shall be a major 313
471	471	objective of the planning process. The required and optional 314
472	472	several elements of the comprehensive plan must shall be 315
473	473	consistent. Optional elements of the comprehensive plan may not 316
474	474	contain policies that restrict the density or intensity 317
475	475	established in the future land use element. Where data is 318
476	476	relevant to required and optional several elements, consistent 319
477	477	data must shall be used, including population estimates and 320
478	478	projections unless alternative data can be justified by an 321
479	479	applicant for a plan amendment through new supporting data and 322
480	480	analysis. Each map depicting future conditions m ust reflect the 323
481	481	principles, guidelines, and standards within all elements, and 324
482	482	each such map must be contained within the comprehensive plan. 325
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491	491	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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494	494
495	495	Section 4. Present paragraphs (a) and (b) of subsection 326
496	496	(3) of section 163.31801, Florida Statutes, are redesi gnated as 327
497	497	paragraphs (b) and (c), respectively, a new paragraph (a) is 328
498	498	added to that subsection, and paragraph (g) of subsection (6) of 329
499	499	that section is republished, to read: 330
500	500	163.31801 Impact fees; short title; intent; minimum 331
501	501	requirements; audits; challe nges.— 332
502	502	(3) For purposes of this section, the term: 333
503	503	(a) "Extraordinary circumstance" means an event that is 334
504	504	outside of the control of a local government, school district, 335
505	505	or special district and that prevents the local government, 336
506	506	school district, or sp ecial district from fulfilling the 337
507	507	objectives intended to be funded by an impact fee. The term 338
508	508	includes, but is not limited to, a natural disaster or other 339
509	509	major disruption to the security or health of the community or 340
510	510	geographic area served by the local g overnment, school district, 341
511	511	or special district or a significant economic deterioration in 342
512	512	the community or geographic area served by the local government, 343
513	513	school district, or special district which directly and 344
514	514	adversely affects the local government, scho ol district, or 345
515	515	special district. A funding deficiency that is not caused by 346
516	516	such an event is not an extraordinary circumstance. 347
517	517	(6) A local government, school district, or special 348
518	518	district may increase an impact fee only as provided in this 349
519	519	subsection. 350
520	520
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528	528	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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530	530
531	531
532	532	(g) A local government, school district, or special 351
533	533	district may increase an impact fee rate beyond the phase -in 352
534	534	limitations established under paragraph (b), paragraph (c), 353
535	535	paragraph (d), or paragraph (e) by establishing the need for 354
536	536	such increase in ful l compliance with the requirements of 355
537	537	subsection (4), provided the following criteria are met: 356
538	538	1. A demonstrated-need study justifying any increase in 357
539	539	excess of those authorized in paragraph (b), paragraph (c), 358
540	540	paragraph (d), or paragraph (e) has been co mpleted within the 12 359
541	541	months before the adoption of the impact fee increase and 360
542	542	expressly demonstrates the extraordinary circumstances 361
543	543	necessitating the need to exceed the phase -in limitations. 362
544	544	2. The local government jurisdiction has held not less 363
545	545	than two publicly noticed workshops dedicated to the 364
546	546	extraordinary circumstances necessitating the need to exceed the 365
547	547	phase-in limitations set forth in paragraph (b), paragraph (c), 366
548	548	paragraph (d), or paragraph (e). 367
549	549	3. The impact fee increase ordinance is appr oved by at 368
550	550	least a two-thirds vote of the governing body. 369
551	551	Section 5. Paragraph (a) of subsection (11) of section 370
552	552	163.3184, Florida Statutes, is amended, and subsection (14) is 371
553	553	added to that section, to read: 372
554	554	163.3184 Process for adoption of comprehensive plan or 373
555	555	plan amendment.— 374
556	556	(11) PUBLIC HEARINGS. — 375
557	557
558	558	HB 1209 2025
559	559
560	560
561	561
562	562	CODING: Words stricken are deletions; words underlined are additions.
563	563	hb1209-00
564	564	Page 16 of 38
565	565	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
566	566
567	567
568	568
569	569	(a) The procedure for transmittal of a complete proposed 376
570	570	comprehensive plan or plan amendment pursuant to subparagraph 377
571	571	(3)(b)1. and paragraph (4)(b) and for adoption of a 378
572	572	comprehensive plan or plan amendment pursuant to subparagraphs 379
573	573	(3)(c)1. and (4)(e)1. shall be by affirmative vote of not less 380
574	574	than a majority of the members of the governing body present at 381
575	575	the hearing. The adoption of a comprehensive plan or plan 382
576	576	amendment shall be by ordin ance approved by affirmative vote of 383
577	577	a majority of the members of the governing body present at the 384
578	578	hearing, except that the adoption of a comprehensive plan or 385
579	579	plan amendment that contains more restrictive or burdensome 386
580	580	procedures concerning development, including, but not limited 387
581	581	to, the review, approval, or issuance of a site plan, 388
582	582	development permit, or development order, must be by affirmative 389
583	583	vote of a supermajority of the members of the governing body . 390
584	584	For the purposes of transmitting or adopting a c omprehensive 391
585	585	plan or plan amendment, the notice requirements in chapters 125 392
586	586	and 166 are superseded by this subsection, except as provided in 393
587	587	this part. 394
588	588	(14) REVIEW OF APPLICATION. —An owner of real property 395
589	589	subject to a comprehensive plan amendment, or a person applying 396
590	590	for a comprehensive plan amendment that is not adopted by the 397
591	591	local government and who is not provided the opportunity for a 398
592	592	hearing within 180 days after the filing of the application, may 399
593	593	file a civil action for declaratory, injunctive, or other 400
594	594
595	595	HB 1209 2025
596	596
597	597
598	598
599	599	CODING: Words stricken are deletions; words underlined are additions.
600	600	hb1209-00
601	601	Page 17 of 38
602	602	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
603	603
604	604
605	605
606	606	relief, which must be reviewed de novo. The local government has 401
607	607	the burden of proving by a preponderance of the evidence that 402
608	608	the application is inconsistent with the local government's 403
609	609	comprehensive plan. The court may not use a deferential stan dard 404
610	610	for the benefit of the local government. The court shall 405
611	611	independently determine whether the local government's existing 406
612	612	comprehensive plan is in compliance. Before initiating such an 407
613	613	action, the owner or applicant may use the dispute resolution 408
614	614	procedures under s. 70.51. 409
615	615	Section 6. Present paragraphs (b) through (j) of 410
616	616	subsection (2) of section 163.3202, Florida Statutes, are 411
617	617	redesignated as paragraphs (c) through (k), respectively, a new 412
618	618	paragraph (b) is added to that subsection, and subsection ( 8) is 413
619	619	added to that section, to read: 414
620	620	163.3202 Land development regulations. — 415
621	621	(2) Local land development regulations shall contain 416
622	622	specific and detailed provisions necessary or desirable to 417
623	623	implement the adopted comprehensive plan and shall at a minimu m: 418
624	624	(b) By January 1, 2026, establish minimum lot sizes within 419
625	625	single-family, two-family, and fee simple, single -family 420
626	626	townhouse zoning districts, including planned unit development 421
627	627	and site plan controlled zoning districts allowing these uses, 422
628	628	to accommodate and achieve the maximum density authorized in the 423
629	629	comprehensive plan, net of the land area required to be set 424
630	630	aside for subdivision roads, sidewalks, stormwater ponds, open 425
631	631
632	632	HB 1209 2025
633	633
634	634
635	635
636	636	CODING: Words stricken are deletions; words underlined are additions.
637	637	hb1209-00
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639	639	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
640	640
641	641
642	642
643	643	space, and landscape buffers and any other land area required to 426
644	644	be set aside pursuant to mandatory land development regulations 427
645	645	which could otherwise be used for the development of single -428
646	646	family homes, two-family homes, and fee simple, single -family 429
647	647	townhouses. 430
648	648	(8) Notwithstanding any ordinance to the contrary, an 431
649	649	application for an infill residential development must be 432
650	650	administratively approved without requiring a comprehensive plan 433
651	651	amendment, rezoning, variance, or any other public hearing by 434
652	652	any board or reviewing body if the proposed infill residential 435
653	653	development is consist ent with current development standards and 436
654	654	the density of the proposed infill residential development is 437
655	655	the same as the average density of contiguous properties. A 438
656	656	development authorized under this subsection must be treated as 439
657	657	a conforming use, notwithst anding the local government's 440
658	658	comprehensive plan, future land use designation, or zoning. 441
659	659	Section 7. Present subsections (1) through (12) and (13) 442
660	660	of section 720.301, Florida Statutes, are redesignated as 443
661	661	subsections (4) through (15) and (17), respecti vely, new 444
662	662	subsections (1), (2), and (3) and subsection (16) are added to 445
663	663	that section, and present subsections (1), (8), and (10) of that 446
664	664	section are amended, to read: 447
665	665	720.301 Definitions. —As used in this chapter, the term: 448
666	666	(1) "Amenity dues" means ame nity expenses and amenity 449
667	667	fees, if any, in any combination, charged in accordance with a 450
668	668
669	669	HB 1209 2025
670	670
671	671
672	672
673	673	CODING: Words stricken are deletions; words underlined are additions.
674	674	hb1209-00
675	675	Page 19 of 38
676	676	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
677	677
678	678
679	679
680	680	recreational covenant. The term does not include the expenses of 451
681	681	a homeowners' association. 452
682	682	(2) "Amenity expenses" means the costs of owning, 453
683	683	operating, managing, ma intaining, and insuring privately owned 454
684	684	commercial recreational facilities or amenities made available 455
685	685	to parcel owners pursuant to a recreational covenant, whether 456
686	686	directly or indirectly. The term includes, but is not limited 457
687	687	to, maintenance, cleaning fee s, trash collection, utility 458
688	688	charges, cable service charges, legal fees, management fees, 459
689	689	reserves, repairs, replacements, refurbishments, payroll and 460
690	690	payroll costs, insurance, working capital, and ad valorem or 461
691	691	other taxes, costs, expenses, levies, and ch arges of any nature 462
692	692	which may be levied or imposed against, or in connection with, 463
693	693	the commercial recreational facilities or amenities made 464
694	694	available to parcel owners pursuant to a recreational covenant. 465
695	695	The term does not include income taxes or the initia l cost of 466
696	696	construction of recreational facilities or amenities. 467
697	697	(3) "Amenity fee" means any amounts, other than amenity 468
698	698	expenses, due in accordance with a recreational covenant which 469
699	699	are levied against parcel owners for recreational memberships or 470
700	700	use. An amenity fee may be composed in part of profit or other 471
701	701	components to be paid to a private third -party commercial 472
702	702	recreational facility or amenity owner, which may be the 473
703	703	developer, as provided in a recreational covenant. The term does 474
704	704	not include the expenses of a homeowners' association. 475
705	705
706	706	HB 1209 2025
707	707
708	708
709	709
710	710	CODING: Words stricken are deletions; words underlined are additions.
711	711	hb1209-00
712	712	Page 20 of 38
713	713	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
714	714
715	715
716	716
717	717	(4)(1) "Assessment" or "amenity fee" means a sum or sums 476
718	718	of money payable to the association, to the developer or other 477
719	719	owner of common areas, or to recreational facilities and other 478
720	720	properties serving the parcels by t he owners of one or more 479
721	721	parcels as authorized in the governing documents, which if not 480
722	722	paid by the owner of a parcel, can result in a lien against the 481
723	723	parcel by the association. The term does not include amenity 482
724	724	dues, amenity expenses, or amenity fees. 483
725	725	(11)(8) "Governing documents" means : 484
726	726	(a) the recorded declaration of covenants for a community 485
727	727	and all duly adopted and recorded amendments, supplements, and 486
728	728	recorded exhibits thereto ; and 487
729	729	(b) the articles of incorporation and bylaws of the 488
730	730	homeowners' association and any duly adopted amendments thereto. 489
731	731	The term does not include recreational covenants respecting 490
732	732	commercial recreational facilities or amenities, regardless of 491
733	733	whether such recreational covenants are attached as exhibits to 492
734	734	a declaration of covenants for a community. 493
735	735	(13)(10) "Member" means a member of an association, and 494
736	736	may include, but is not limited to, a parcel owner or an 495
737	737	association representing parcel owners or a combination thereof, 496
738	738	and includes any person or entity obligated by the governing 497
739	739	documents to pay an assessment to the association or amenity 498
740	740	fee. 499
741	741	(16) "Recreational covenant" means a recorded covenant, 500
742	742
743	743	HB 1209 2025
744	744
745	745
746	746
747	747	CODING: Words stricken are deletions; words underlined are additions.
748	748	hb1209-00
749	749	Page 21 of 38
750	750	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
751	751
752	752
753	753
754	754	separate and distinct from a declaration of covenants, which 501
755	755	provides the nature and requirements of a membership in o r the 502
756	756	use or purchase of privately owned commercial recreational 503
757	757	facilities or amenities for parcel owners in one or more 504
758	758	communities or community development districts and which: 505
759	759	(a) Is recorded in the public records of the county in 506
760	760	which the recreational facility or amenity or a property 507
761	761	encumbered thereby is located; 508
762	762	(b) Contains information regarding the amenity dues that 509
763	763	may be imposed on members and other persons permitted to use the 510
764	764	recreational facility or amenity and remedies that the 511
765	765	recreational facility or amenity owner or other third party may 512
766	766	have upon nonpayment of such amenity fees; and 513
767	767	(c) Requires mandatory membership or mandatory payment of 514
768	768	amenity dues by some or all of the parcel owners in a community. 515
769	769	Section 8. Subsection (3 ) of section 720.302, Florida 516
770	770	Statutes, is amended, and subsection (6) is added to that 517
771	771	section, to read: 518
772	772	720.302 Purposes, scope, and application. — 519
773	773	(3) This chapter does not apply to: 520
774	774	(a) A community that is composed of property primarily 521
775	775	intended for commercial, industrial, or other nonresidential 522
776	776	use; or 523
777	777	(b) The commercial or industrial parcels , including 524
778	778	amenity or recreational properties governed by a recreational 525
779	779
780	780	HB 1209 2025
781	781
782	782
783	783
784	784	CODING: Words stricken are deletions; words underlined are additions.
785	785	hb1209-00
786	786	Page 22 of 38
787	787	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
788	788
789	789
790	790
791	791	covenant, in a community that contains both residential parcels 526
792	792	and parcels intended for commercial or industrial use. 527
793	793	(6) This chapter does not apply to recreational covenants 528
794	794	or recreational facilities or amenities governed by a 529
795	795	recreational covenant except as provided in ss. 720.3086 and 530
796	796	720.319. 531
797	797	Section 9. Section 720.3086, Florida Statutes, is amended 532
798	798	to read: 533
799	799	720.3086 Financial report. —In a residential subdivision in 534
800	800	which the owners of lots or parcels must pay mandatory 535
801	801	maintenance or amenity dues fees to the subdivision developer or 536
802	802	to the owners of the common areas, recreational facilities and 537
803	803	amenities, and other properties serving the lots or parcels, the 538
804	804	developer or owner of such areas, facilities or amenities, or 539
805	805	properties shall make public, within 60 days following the end 540
806	806	of each fiscal year, a complete financia l report of the actual, 541
807	807	total receipts of mandatory maintenance or amenity dues fees 542
808	808	received by it, and an itemized listing of the expenditures made 543
809	809	for the operational costs, expenses, or other amounts expended 544
810	810	for the operation of such facilities or amenities or properties 545
811	811	by it from such fees, for that year. Such report shall be made 546
812	812	public by mailing it to each lot or parcel owner in the 547
813	813	subdivision who is subject to the payment of such amenity dues , 548
814	814	by publishing a notice of availability for inspec tion it in a 549
815	815	publication regularly distributed within the subdivision, or by 550
816	816
817	817	HB 1209 2025
818	818
819	819
820	820
821	821	CODING: Words stricken are deletions; words underlined are additions.
822	822	hb1209-00
823	823	Page 23 of 38
824	824	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
825	825
826	826
827	827
828	828	posting a notice of availability for inspection it in a 551
829	829	prominent location locations in the subdivision and in each such 552
830	830	facility or amenity or property . The report must also be m ade 553
831	831	available to a parcel owner within the subdivision who makes a 554
832	832	written request to inspect the report. This section does not 555
833	833	apply to assessments or other amounts paid to homeowner 556
834	834	associations pursuant to chapter 617, chapter 718, chapter 719, 557
835	835	chapter 721, or chapter 723, or to amounts paid to local 558
836	836	governmental entities, including special districts. 559
837	837	Section 10. Section 720.319, Florida Statutes, is created 560
838	838	to read: 561
839	839	720.319 Parcels subject to a recreational covenant. — 562
840	840	(1) A parcel within a commu nity may be subject to a 563
841	841	recreational covenant. Recreational facilities and amenities 564
842	842	governed by a recreational covenant are not a part of a common 565
843	843	area. 566
844	844	(2) Amenity dues may only be imposed and collected as 567
845	845	provided in a recreational covenant. 568
846	846	(3) A recreational covenant recorded on or after July 1, 569
847	847	2025, which creates mandatory membership in a club or imposes 570
848	848	mandatory amenity dues on parcel owners must specify all of the 571
849	849	following: 572
850	850	(a) The parcels within the community which are or will be 573
851	851	subject to mandatory membership in a club or to the imposition 574
852	852	of mandatory amenity dues. 575
853	853
854	854	HB 1209 2025
855	855
856	856
857	857
858	858	CODING: Words stricken are deletions; words underlined are additions.
859	859	hb1209-00
860	860	Page 24 of 38
861	861	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
862	862
863	863
864	864
865	865	(b) The person responsible for owning, maintaining, and 576
866	866	operating the recreational facility or amenity governed by the 577
867	867	recreational covenant, which may be the developer. 578
868	868	(c) The manner in which amenity dues are apportioned and 579
869	869	collected from each encumbered parcel owner, and the person 580
870	870	authorized to collect such dues. The recreational covenant must 581
871	871	specify the components that comprise the amenity dues, which may 582
872	872	include any combination of the amenity expenses or amenity fees. 583
873	873	(d) The amount of any amenity fees included in the amenity 584
874	874	dues. If the amount of such amenity fees is not specified, the 585
875	875	recreational covenant must specify the manner in which such fees 586
876	876	are calculated. 587
877	877	(e) The manner in which amenity fees may be increased, 588
878	878	which increase may occur periodically by a fixed percentage, a 589
879	879	fixed dollar amount, or in accordance with increases in the 590
880	880	consumer price index. 591
881	881	(f) The collection rights and remedies that are available 592
882	882	for enforcing payment of amenity dues. 593
883	883	(g) A statement of whether collection rights to enforce 594
884	884	payment of amenity dues are subordinate to an association's 595
885	885	right to collect assessments. 596
886	886	(h) A statement of whether the recreational facility or 597
887	887	amenity is open to the public or may be used by persons who are 598
888	888	not members or parcel owners within the community. 599
889	889	(4)(a) A recreational covenant recorded before July 1, 600
890	890
891	891	HB 1209 2025
892	892
893	893
894	894
895	895	CODING: Words stricken are deletions; words underlined are additions.
896	896	hb1209-00
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898	898	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
899	899
900	900
901	901
902	902	2025, must comply with the requirements of paragraphs (3)(a) -(d) 601
903	903	by July 1, 2026, to remain valid and effective after that date. 602
904	904	(b) If a recreational covenant recorded before July 1, 603
905	905	2025, does not specify the manner in which amenity fees may be 604
906	906	increased as required by paragraph (3)(e), the increase in such 605
907	907	amenity fees is limited to a maximum annual increase in an 606
908	908	amount equal to the annual increase in the Consumer Price Index 607
909	909	for All Urban Consumers, U.S. City Average, All Items. 608
910	910	(5) A recreational covenant that does not specify the 609
911	911	amount by which amenity expenses may be increased is limited to 610
912	912	a maximum annual increase of 25 percent of the amenity expenses 611
913	913	from the preceding fiscal year. This limitation does not 612
914	914	prohibit an increase in amenity expenses resulting from a 613
915	915	natural disaster, an act of God, an increase in insurance costs , 614
916	916	an increase in utility rates, an increase in supply costs, an 615
917	917	increase in labor rates, or any other circumstance outside of 616
918	918	the reasonable control of the owner or other person responsible 617
919	919	for maintaining or operating the recreational facility or 618
920	920	amenity governed by the recreational covenant. 619
921	921	(6) A recreational covenant may not require an association 620
922	922	to collect amenity dues on behalf of a private third -party 621
923	923	commercial recreational facility or amenity owner. The private 622
924	924	third-party commercial recreationa l facility or amenity owner is 623
925	925	solely responsible for the collection of such dues. 624
926	926	(7) Beginning July 1, 2025, each contract for the sale of 625
927	927
928	928	HB 1209 2025
929	929
930	930
931	931
932	932	CODING: Words stricken are deletions; words underlined are additions.
933	933	hb1209-00
934	934	Page 26 of 38
935	935	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
936	936
937	937
938	938
939	939	a parcel by a developer or builder to a third party which is 626
940	940	governed by an association but is also subject to a recreational 627
941	941	covenant must contain in conspicuous type a clause that 628
942	942	substantially states: 629
943	943	630
944	944	DISCLOSURE SUMMARY 631
945	945	632
946	946	YOUR LOT, DWELLING, AND/OR PARCEL IS SUBJECT TO A 633
947	947	RECREATIONAL COVENANT. AS A PURCHASER OF PROPERTY 634
948	948	SUBJECT TO THE RECREATIONAL COVENANT, YOU WI LL BE 635
949	949	OBLIGATED TO PAY AMENITY DUES TO A PRIVATE THIRD -PARTY 636
950	950	COMMERCIAL RECREATIONAL FACILITY OR AMENITY OWNER. 637
951	951	638
952	952	BUYER ACKNOWLEDGES ALL OF THE FOLLOWING: 639
953	953	640
954	954	(1) THE RECREATIONAL FACILITY OR AMENITY GOVERNED BY 641
955	955	THE RECREATIONAL COVENANT IS NOT A COMMON AREA OF THE 642
956	956	HOMEOWNERS' ASSOCIATION AND IS NOT OWNED OR CONTROLLED 643
957	957	BY THE HOMEOWNERS' ASSOCIATION. THE RECREATIONAL 644
958	958	COVENANT IS NOT A GOVERNING DOCUMENT OF THE 645
959	959	ASSOCIATION. 646
960	960	647
961	961	(2) CHARGES FOR AMENITY DUES WILL BE GOVERNED BY THE 648
962	962	RECREATIONAL COVENANT. THE RECREA TIONAL COVENANT 649
963	963	CONTAINS IMPORTANT PROVISIONS AND RIGHTS AND IS OR 650
964	964
965	965	HB 1209 2025
966	966
967	967
968	968
969	969	CODING: Words stricken are deletions; words underlined are additions.
970	970	hb1209-00
971	971	Page 27 of 38
972	972	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
973	973
974	974
975	975
976	976	WILL BE AVAILABLE IN THE PUBLIC RECORDS OF THE COUNTY. 651
977	977	652
978	978	(3) THE PARTY THAT CONTROLS THE MAINTENANCE AND 653
979	979	OPERATION OF THE RECREATIONAL FACILITY OR AMENITY 654
980	980	DETERMINES THE BUDGET FOR THE OPER ATION AND 655
981	981	MAINTENANCE OF SUCH RECREATIONAL FACILITY OR AMENITY. 656
982	982	HOWEVER, THE PARCEL OWNERS SUBJECT TO THE RECREATIONAL 657
983	983	COVENANT ARE STILL RESPONSIBLE FOR AMENITY DUES. 658
984	984	659
985	985	(4) AMENITY DUES MAY BE SUBJECT TO PERIODIC CHANGE. 660
986	986	AMENITY DUES ARE IN ADDITION TO, A ND SEPARATE AND 661
987	987	DISTINCT FROM, ASSESSMENTS LEVIED BY THE HOMEOWNERS' 662
988	988	ASSOCIATION. 663
989	989	664
990	990	(5) FAILURE TO PAY AMENITY DUES OR OTHER CHARGES 665
991	991	IMPOSED BY A PRIVATE THIRD -PARTY COMMERCIAL 666
992	992	RECREATIONAL FACILITY OR AMENITY OWNER MAY RESULT IN A 667
993	993	LIEN ON YOUR PROPERTY. 668
994	994	669
995	995	(6) THIRD PARTIES WHO ARE NOT MEMBERS OF THE 670
996	996	HOMEOWNERS' ASSOCIATION MAY HAVE THE RIGHT TO ACCESS 671
997	997	AND USE THE RECREATIONAL FACILITY OR AMENITY, AS 672
998	998	DETERMINED BY THE ENTITY THAT CONTROLS SUCH 673
999	999	PROPERTIES. 674
1000	1000	675
1001	1001
1002	1002	HB 1209 2025
1003	1003
1004	1004
1005	1005
1006	1006	CODING: Words stricken are deletions; words underlined are additions.
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1009	1009	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
1010	1010
1011	1011
1012	1012
1013	1013	(7) MANDATORY MEMBERSHIP REQUIREMENTS OR OTHER 676
1014	1014	OBLIGATIONS TO PAY AMENITY DUES CAN BE FOUND IN THE 677
1015	1015	RECREATIONAL COVENANT OR OTHER RECORDED INSTRUMENT. 678
1016	1016	679
1017	1017	(8) THE PRIVATE THIRD -PARTY COMMERCIAL RECREATIONAL 680
1018	1018	FACILITY OR AMENITY OWNER MAY HAVE THE RIGHT TO AMEND 681
1019	1019	THE RECREATIONAL COVENANT WITHOUT THE APPROVAL OF 682
1020	1020	MEMBERS OR PARCEL OWNERS, SUBJECT TO THE TERMS OF THE 683
1021	1021	RECREATIONAL COVENANT AND SECTION 720.319, FLORIDA 684
1022	1022	STATUTES. 685
1023	1023	686
1024	1024	(9) THE STATEMENTS CONTAINED IN THIS DISCLOSURE FORM 687
1025	1025	ARE ONLY SUMMARY IN NATURE, AND, AS A PROSPECTIVE 688
1026	1026	PURCHASER, YOU SHOULD REFER TO TH E RECREATIONAL 689
1027	1027	COVENANTS BEFORE PURCHASE. THE RECREATIONAL COVENANT 690
1028	1028	IS EITHER A MATTER OF PUBLIC RECORD AND CAN BE 691
1029	1029	OBTAINED FROM THE RECORD OFFICE IN THE COUNTY WHERE 692
1030	1030	THE PROPERTY IS LOCATED OR IS NOT RECORDED AND CAN BE 693
1031	1031	OBTAINED FROM THE DEVELOPER. 694
1032	1032	695
1033	1033	(8) This section may not be construed to impair the 696
1034	1034	validity or effectiveness of a recreational covenant recorded 697
1035	1035	before July 1, 2025, except as provided in paragraph (4)(a). 698
1036	1036	Section 11. The amendments made to ss. 720.301 and 699
1037	1037	720.302, Florida Statutes, an d s. 720.319(1), Florida Statutes, 700
1038	1038
1039	1039	HB 1209 2025
1040	1040
1041	1041
1042	1042
1043	1043	CODING: Words stricken are deletions; words underlined are additions.
1044	1044	hb1209-00
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1046	1046	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
1047	1047
1048	1048
1049	1049
1050	1050	as created by this act, are intended to clarify existing law and 701
1051	1051	shall apply retroactively, but do not revive or reinstate any 702
1052	1052	right or interest that has been fully and finally adjudicated as 703
1053	1053	invalid before July 1, 2025. 704
1054	1054	Section 12. Paragraph (d) of subsection (2) of section 705
1055	1055	212.055, Florida Statutes, is amended to read: 706
1056	1056	212.055 Discretionary sales surtaxes; legislative intent; 707
1057	1057	authorization and use of proceeds. —It is the legislative intent 708
1058	1058	that any authorization for imposition of a discretionary sales 709
1059	1059	surtax shall be published in the Florida Statutes as a 710
1060	1060	subsection of this section, irrespective of the duration of the 711
1061	1061	levy. Each enactment shall specify the types of counties 712
1062	1062	authorized to levy; the rate or rates which may be imposed; the 713
1063	1063	maximum length of time the surtax may be imposed, if any; the 714
1064	1064	procedure which must be followed to secure voter approval, if 715
1065	1065	required; the purpose for which the proceeds may be expended; 716
1066	1066	and such other requirements as the Legislature ma y provide. 717
1067	1067	Taxable transactions and administrative procedures shall be as 718
1068	1068	provided in s. 212.054. 719
1069	1069	(2) LOCAL GOVERNMENT INFRASTRUCTURE SURTAX. — 720
1070	1070	(d) The proceeds of the surtax authorized by this 721
1071	1071	subsection and any accrued interest shall be expended by th e 722
1072	1072	school district, within the county and municipalities within the 723
1073	1073	county, or, in the case of a negotiated joint county agreement, 724
1074	1074	within another county, to finance, plan, and construct 725
1075	1075
1076	1076	HB 1209 2025
1077	1077
1078	1078
1079	1079
1080	1080	CODING: Words stricken are deletions; words underlined are additions.
1081	1081	hb1209-00
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1083	1083	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
1084	1084
1085	1085
1086	1086
1087	1087	infrastructure; to acquire any interest in land for public 726
1088	1088	recreation, conservation, or protection of natural resources or 727
1089	1089	to prevent or satisfy private property rights claims resulting 728
1090	1090	from limitations imposed by the designation of an area of 729
1091	1091	critical state concern; to provide loans, grants, or rebates to 730
1092	1092	residential or commercial property owners who make energy 731
1093	1093	efficiency improvements to their residential or commercial 732
1094	1094	property, if a local government ordinance authorizing such use 733
1095	1095	is approved by referendum; or to finance the closure of county -734
1096	1096	owned or municipally owned soli d waste landfills that have been 735
1097	1097	closed or are required to be closed by order of the Department 736
1098	1098	of Environmental Protection. Any use of the proceeds or interest 737
1099	1099	for purposes of landfill closure before July 1, 1993, is 738
1100	1100	ratified. The proceeds and any interes t may not be used for the 739
1101	1101	operational expenses of infrastructure, except that a county 740
1102	1102	that has a population of fewer than 75,000 and that is required 741
1103	1103	to close a landfill may use the proceeds or interest for long -742
1104	1104	term maintenance costs associated with land fill closure. 743
1105	1105	Counties, as defined in s. 125.011, and charter counties may, in 744
1106	1106	addition, use the proceeds or interest to retire or service 745
1107	1107	indebtedness incurred for bonds issued before July 1, 1987, for 746
1108	1108	infrastructure purposes, and for bonds subsequently i ssued to 747
1109	1109	refund such bonds. Any use of the proceeds or interest for 748
1110	1110	purposes of retiring or servicing indebtedness incurred for 749
1111	1111	refunding bonds before July 1, 1999, is ratified. 750
1112	1112
1113	1113	HB 1209 2025
1114	1114
1115	1115
1116	1116
1117	1117	CODING: Words stricken are deletions; words underlined are additions.
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1120	1120	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
1121	1121
1122	1122
1123	1123
1124	1124	1. For the purposes of this paragraph, the term 751
1125	1125	"infrastructure" means: 752
1126	1126	a. Any fixed capital expenditure or fixed capital outlay 753
1127	1127	associated with the construction, reconstruction, or improvement 754
1128	1128	of public facilities that have a life expectancy of 5 or more 755
1129	1129	years, any related land acquisition, land improvement, design, 756
1130	1130	and engineering costs, and all other professional and related 757
1131	1131	costs required to bring the public facilities into service. For 758
1132	1132	purposes of this sub -subparagraph, the term "public facilities" 759
1133	1133	means facilities as defined in s. 163.3164(42) s. 163.3164(41), 760
1134	1134	s. 163.3221(13), or s. 189.012(5), and includes facilities that 761
1135	1135	are necessary to carry out governmental purposes, including, but 762
1136	1136	not limited to, fire stations, general governmental office 763
1137	1137	buildings, and animal shelters, regardless of whether the 764
1138	1138	facilities are owned by the local taxing authority or another 765
1139	1139	governmental entity. 766
1140	1140	b. A fire department vehicle, an emergency medical service 767
1141	1141	vehicle, a sheriff's office vehicle, a police department 768
1142	1142	vehicle, or any other vehicle, and the equipment necessary to 769
1143	1143	outfit the vehicle for its official use or equipment that has a 770
1144	1144	life expectancy of at least 5 years. 771
1145	1145	c. Any expenditure for the construction, lease, or 772
1146	1146	maintenance of, or provision of utilities or security for, 773
1147	1147	facilities, as defined in s. 29.008. 774
1148	1148	d. Any fixed capital expenditure or fixed capital outlay 775
1149	1149
1150	1150	HB 1209 2025
1151	1151
1152	1152
1153	1153
1154	1154	CODING: Words stricken are deletions; words underlined are additions.
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1157	1157	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
1158	1158
1159	1159
1160	1160
1161	1161	associated with the improvement of private facilities that have 776
1162	1162	a life expectancy of 5 or more years and that the owner agrees 777
1163	1163	to make available for use on a temporary basis as needed by a 778
1164	1164	local government as a public emergency shelter or a staging area 779
1165	1165	for emergency response equipment during an emergency officially 780
1166	1166	declared by the state or by the local government under s. 781
1167	1167	252.38. Such improvements are limited to those necessary to 782
1168	1168	comply with current standards for public emergency evacuation 783
1169	1169	shelters. The owner must enter into a written contract with the 784
1170	1170	local government providing the improvement funding to make the 785
1171	1171	private facility available to the public for purposes of 786
1172	1172	emergency shelter at no cost to the local government for a 787
1173	1173	minimum of 10 years after completion of the improvement, with 788
1174	1174	the provision that the obligation will transfer to any 789
1175	1175	subsequent owner until the end of the minimum period. 790
1176	1176	e. Any land acquisition expenditure for a residentia l 791
1177	1177	housing project in which at least 30 percent of the units are 792
1178	1178	affordable to individuals or families whose total annual 793
1179	1179	household income does not exceed 120 percent of the area median 794
1180	1180	income adjusted for household size, if the land is owned by a 795
1181	1181	local government or by a special district that enters into a 796
1182	1182	written agreement with the local government to provide such 797
1183	1183	housing. The local government or special district may enter into 798
1184	1184	a ground lease with a public or private person or entity for 799
1185	1185	nominal or other consideration for the construction of the 800
1186	1186
1187	1187	HB 1209 2025
1188	1188
1189	1189
1190	1190
1191	1191	CODING: Words stricken are deletions; words underlined are additions.
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1194	1194	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
1195	1195
1196	1196
1197	1197
1198	1198	residential housing project on land acquired pursuant to this 801
1199	1199	sub-subparagraph. 802
1200	1200	f. Instructional technology used solely in a school 803
1201	1201	district's classrooms. As used in this sub -subparagraph, the 804
1202	1202	term "instructional technology" means an interactive device that 805
1203	1203	assists a teacher in instructing a class or a group of students 806
1204	1204	and includes the necessary hardware and software to operate the 807
1205	1205	interactive device. The term also includes support systems in 808
1206	1206	which an interactive device may mount and is not required to be 809
1207	1207	affixed to the facilities. 810
1208	1208	2. For the purposes of this paragraph, the term "energy 811
1209	1209	efficiency improvement" means any energy conservation and 812
1210	1210	efficiency improvement that reduces consumption through 813
1211	1211	conservation or a more efficient use of electricity, natural 814
1212	1212	gas, propane, or other forms of energy on the property, 815
1213	1213	including, but not limited to, air sealing; installation of 816
1214	1214	insulation; installation of energy -efficient heating, cooling, 817
1215	1215	or ventilation systems; instal lation of solar panels; building 818
1216	1216	modifications to increase the use of daylight or shade; 819
1217	1217	replacement of windows; installation of energy controls or 820
1218	1218	energy recovery systems; installation of electric vehicle 821
1219	1219	charging equipment; installation of systems for na tural gas fuel 822
1220	1220	as defined in s. 206.9951; and installation of efficient 823
1221	1221	lighting equipment. 824
1222	1222	3. Notwithstanding any other provision of this subsection, 825
1223	1223
1224	1224	HB 1209 2025
1225	1225
1226	1226
1227	1227
1228	1228	CODING: Words stricken are deletions; words underlined are additions.
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1231	1231	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
1232	1232
1233	1233
1234	1234
1235	1235	a local government infrastructure surtax imposed or extended 826
1236	1236	after July 1, 1998, may allocate up to 15 percent of the surtax 827
1237	1237	proceeds for deposit into a trust fund within the county's 828
1238	1238	accounts created for the purpose of funding economic development 829
1239	1239	projects having a general public purpose of improving local 830
1240	1240	economies, including the funding of operational co sts and 831
1241	1241	incentives related to economic development. The ballot statement 832
1242	1242	must indicate the intention to make an allocation under the 833
1243	1243	authority of this subparagraph. 834
1244	1244	Section 13. Paragraph (a) of subsection (1) of section 835
1245	1245	336.125, Florida Statutes, is am ended to read: 836
1246	1246	336.125 Closing and abandonment of roads; optional 837
1247	1247	conveyance to homeowners' association; traffic control 838
1248	1248	jurisdiction.— 839
1249	1249	(1)(a) In addition to the authority provided in s. 336.12, 840
1250	1250	the governing body of the county may abandon the roads an d 841
1251	1251	rights-of-way dedicated in a recorded residential subdivision 842
1252	1252	plat and simultaneously convey the county's interest in such 843
1253	1253	roads, rights-of-way, and appurtenant drainage facilities to a 844
1254	1254	homeowners' association for the subdivision, if the following 845
1255	1255	conditions have been met: 846
1256	1256	1. The homeowners' association has requested the 847
1257	1257	abandonment and conveyance in writing for the purpose of 848
1258	1258	converting the subdivision to a gated neighborhood with 849
1259	1259	restricted public access. 850
1260	1260
1261	1261	HB 1209 2025
1262	1262
1263	1263
1264	1264
1265	1265	CODING: Words stricken are deletions; words underlined are additions.
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1268	1268	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
1269	1269
1270	1270
1271	1271
1272	1272	2. No fewer than four -fifths of the owners o f record of 851
1273	1273	property located in the subdivision have consented in writing to 852
1274	1274	the abandonment and simultaneous conveyance to the homeowners' 853
1275	1275	association. 854
1276	1276	3. The homeowners' association is both a corporation not 855
1277	1277	for profit organized and in good standing un der chapter 617, and 856
1278	1278	a "homeowners' association" as defined in s. 720.301 s. 857
1279	1279	720.301(9) with the power to levy and collect assessments for 858
1280	1280	routine and periodic major maintenance and operation of street 859
1281	1281	lighting, drainage, sidewalks, and pavement in the sub division. 860
1282	1282	4. The homeowners' association has entered into and 861
1283	1283	executed such agreements, covenants, warranties, and other 862
1284	1284	instruments; has provided, or has provided assurance of, such 863
1285	1285	funds, reserve funds, and funding sources; and has satisfied 864
1286	1286	such other requirements and conditions as may be established or 865
1287	1287	imposed by the county with respect to the ongoing operation, 866
1288	1288	maintenance, and repair and the periodic reconstruction or 867
1289	1289	replacement of the roads, drainage, street lighting, and 868
1290	1290	sidewalks in the subdivis ion after the abandonment by the 869
1291	1291	county. 870
1292	1292	Section 14. Subsection (29) of section 479.01, Florida 871
1293	1293	Statutes, is amended to read: 872
1294	1294	479.01 Definitions. —As used in this chapter, the term: 873
1295	1295	(29) "Zoning category" means the designation under the 874
1296	1296	land development regulations or other similar ordinance enacted 875
1297	1297
1298	1298	HB 1209 2025
1299	1299
1300	1300
1301	1301
1302	1302	CODING: Words stricken are deletions; words underlined are additions.
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1305	1305	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
1306	1306
1307	1307
1308	1308
1309	1309	to regulate the use of land as provided in s. 163.3202(2)(c) s. 876
1310	1310	163.3202(2)(b), which designation sets forth the allowable uses, 877
1311	1311	restrictions, and limitations on use applicable to properties 878
1312	1312	within the category. 879
1313	1313	Section 15. Subsection (2) of section 558.002, Florida 880
1314	1314	Statutes, is amended to read: 881
1315	1315	558.002 Definitions. —As used in this chapter, the term: 882
1316	1316	(2) "Association" has the same meaning as in s. 718.103, 883
1317	1317	s. 719.103(2), s. 720.301(12) s. 720.301(9), or s. 723.075. 884
1318	1318	Section 16. Section 617.0725, Florida Statutes, is amended 885
1319	1319	to read: 886
1320	1320	617.0725 Quorum.—An amendment to the articles of 887
1321	1321	incorporation or the bylaws which adds, changes, or deletes a 888
1322	1322	greater or lesser quorum or voting requirement must m eet the 889
1323	1323	same quorum or voting requirement and be adopted by the same 890
1324	1324	vote and voting groups required to take action under the quorum 891
1325	1325	and voting requirements then in effect or proposed to be 892
1326	1326	adopted, whichever is greater. This section does not apply to 893
1327	1327	any corporation that is an association, as defined in s. 894
1328	1328	720.301(12) s. 720.301(9), or any corporation regulated under 895
1329	1329	chapter 718 or chapter 719. 896
1330	1330	Section 17. Paragraph (b) of subsection (1) of section 897
1331	1331	718.116, Florida Statutes, is amended to read: 898
1332	1332	718.116 Assessments; liability; lien and priority; 899
1333	1333	interest; collection. — 900
1334	1334
1335	1335	HB 1209 2025
1336	1336
1337	1337
1338	1338
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1342	1342	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
1343	1343
1344	1344
1345	1345
1346	1346	(1) 901
1347	1347	(b)1. The liability of a first mortgagee or its successor 902
1348	1348	or assignees who acquire title to a unit by foreclosure or by 903
1349	1349	deed in lieu of foreclosure for the unpaid assessments that 904
1350	1350	became due before the mortgagee's acquisition of title is 905
1351	1351	limited to the lesser of: 906
1352	1352	a. The unit's unpaid common expenses and regular periodic 907
1353	1353	assessments which accrued or came due during the 12 months 908
1354	1354	immediately preceding the acquisition of title and fo r which 909
1355	1355	payment in full has not been received by the association; or 910
1356	1356	b. One percent of the original mortgage debt. The 911
1357	1357	provisions of this paragraph apply only if the first mortgagee 912
1358	1358	joined the association as a defendant in the foreclosure action. 913
1359	1359	Joinder of the association is not required if, on the date the 914
1360	1360	complaint is filed, the association was dissolved or did not 915
1361	1361	maintain an office or agent for service of process at a location 916
1362	1362	which was known to or reasonably discoverable by the mortgagee. 917
1363	1363	2. An association, or its successor or assignee, that 918
1364	1364	acquires title to a unit through the foreclosure of its lien for 919
1365	1365	assessments is not liable for any unpaid assessments, late fees, 920
1366	1366	interest, or reasonable attorney's fees and costs that came due 921
1367	1367	before the association's acquisition of title in favor of any 922
1368	1368	other association, as defined in s. 718.103 or s. 720.301(12) s. 923
1369	1369	720.301(9), which holds a superior lien interest on the unit. 924
1370	1370	This subparagraph is intended to clarify existing law. 925
1371	1371
1372	1372	HB 1209 2025
1373	1373
1374	1374
1375	1375
1376	1376	CODING: Words stricken are deletions; words underlined are additions.
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1379	1379	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
1380	1380
1381	1381
1382	1382
1383	1383	Section 18. Paragraph (d ) of subsection (2) of section 926
1384	1384	720.3085, Florida Statutes, is amended to read: 927
1385	1385	720.3085 Payment for assessments; lien claims. — 928
1386	1386	(2) 929
1387	1387	(d) An association, or its successor or assignee, that 930
1388	1388	acquires title to a parcel through the foreclosure of its lien 931
1389	1389	for assessments is not liable for any unpaid assessments, late 932
1390	1390	fees, interest, or reasonable attorney's fees and costs that 933
1391	1391	came due before the association's acquisition of title in favor 934
1392	1392	of any other association, as defined in s. 718.103 or s. 935
1393	1393	720.301(12) s. 720.301(9), which holds a superior lien interest 936
1394	1394	on the parcel. This paragraph is intended to clarify existing 937
1395	1395	law. 938
1396	1396	Section 19. This act shall take effect July 1, 2025. 939