Fort Lauderdale is becoming a hotbed for new workforce housing projects, as developers tap into the incentives provided by Florida’s Live Local Act.
So far, eight projects have been proposed under the law, which encourages affordable housing development by allowing builders to bypass traditional zoning restrictions.
Three projects have already received administrative approval, with five more currently under review. In total, the proposals would bring 2,342 new apartments and more than 60,000 square feet of commercial space to the city. Nearly half the units—1,156—would be designated as affordable workforce housing, with the remaining 1,186 rented at market rate.
Building heights range from six to 38 stories, with the tallest planned tower rising 380 feet. All projects are being approved administratively, without public hearings or commission votes, as allowed under the Live Local Act.
What the Law Allows
The Live Local Act, passed in 2023, allows developers to build affordable housing at the maximum height allowed within a one-mile radius—regardless of local zoning limits. To qualify, at least 40% of the units must be affordable to households earning up to 120% of the area median income (AMI). In Broward County, the 2025 AMI is $96,200, making the qualifying income cap $115,440. Affordability must be maintained for 30 years.
The law allows projects in commercial zones that would not typically permit residential high-rises—raising concerns from some residents and city leaders about neighborhood impacts.
Approved Projects
The Cove – 1055 N. Federal Hwy.
- Approved: May 13, 2025
- 376 units: 207 workforce, 169 market rate
- Height: 84 ft (8 stories)
- Developer: 1055 N Federal LLC
IMMA At Melrose – 2900 W. Broward Blvd.
- Approved: June 13, 2025
- 162 workforce units
- Height: 122 ft (12 stories)
- Developer: Tatum Martin / Melrose View LLC
Gateway (Name TBD) – 1101 N. Federal Hwy.
- Approved: March 12, 2025
- 231 units: 94 workforce, 137 market rate
- Height: 150 ft (15 stories)
- Developer: Gateway
Projects Under Review
The Quay – 1515 & 1535 SE 17 St.
- 521 units: 217 workforce, 304 market rate
- Height: 380 ft (38 stories)
- Developers: Related Group, BH Group, Pebb Enterprises
New Hope I – 1316 NW 6th St.
- 30 units: 12 workforce, 18 market rate
- Height: 65 ft (6 stories)
- Developer: LandAmerica Holdings & Investments
Lofts on 6th – 610 NW 3rd Ave.
- 90 workforce units
- Height: 86 ft (8 stories)
- Developer: 610 LLC
Croissant Park North – 1777 S. Andrews Ave.
- 466 units: 187 workforce, 279 market rate
- Height: 301 ft (30 stories)
- Developers: Rechter Holdings, Blacksod Partners, South Andrews Holdings
Croissant Park South – 1801 S. Andrews Ave.
- 466 units: 187 workforce, 279 market rate
- Height: 301 ft (30 stories)
- Developer: 1801 Associates LLC
Concerns Over Local Impact
Some local leaders and residents worry about the law’s effects on neighborhoods.
“They didn’t foresee the unintended consequences,” said Marilyn Mammano, president of the Harbordale Civic Association. “Now, areas near downtown are zoned the same as downtown. It’s a free-for-all.”
Mayor Dean Trantalis echoed those concerns. “We already had incentives in place for affordable housing,” he said. “I’m not sure this law was necessary. It applies a one-size-fits-all approach that doesn’t respect the uniqueness of each city.”
Commissioner Steve Glassman agrees. “This law bypasses the public process,” he said. “I understand the need for affordable housing, but not at the cost of transparency and neighborhood input.”
A Streamlined Path for Developers
Despite criticism, developers say the law delivers on its goal: speeding up approvals and cutting red tape.
“There are no public hearings, but it’s still a thorough review,” said Robert Lochrie, a Fort Lauderdale land-use attorney. “It’s an incredible incentive that simplifies the process.”
Lochrie represents developers behind two Fort Lauderdale projects: The Cove and The Quay. He says he advises clients to go the Live Local route when possible.It fast-tracks the process,” Lochrie said. “If you’re offering 60% affordable units, it makes sense.”
Developer’s Perspective
Jeff Burns, CEO of Affiliated Development, is behind The Cove. His team cleared an abandoned hotel on the site and expects to break ground in early 2026.
“Live Local helped us get staff approval in six months instead of a year,” Burns said. “That saved time and money.”
Rents at The Cove will start at $1,900 for a one-bedroom workforce unit, while market-rate units will start at $2,500. “Time savings is key. Every month counts when you’re sitting on an expensive property,” said Burns. Still, not everyone is convinced that Live Local will deliver on its promises.
“There’s a difference between getting a project approved and getting it built,” said veteran developer Charlie Ladd. “You still need the numbers to work. Thirty years of lower rents on a high-rise is a big commitment.”
Final Word
Supporters say Live Local is a powerful tool for building much-needed housing quickly. Skeptics worry it sacrifices local control and long-term economic feasibility.
“The jury’s still out,” said Lochrie. “But for developers who can make the math work, it’s a clear path forward.”
Source: SunSentinel
