Florida 2026 Session Status: Introduced 1 D cosponsors

SB 1342 — Transportation Infrastructure Land Development Regulations

Last action — Died in Rules

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  1. 1
    Introduced
  2. 2
    In Committee
  3. 3
    Passed Senate
  4. 4
    Passed House
  5. 5
    To Executive
  6. 6
    Enacted

This bill has been introduced in the Senate. Introduced January 07, 2026. It must pass committee before a floor vote.

Next likely step: a committee referral and hearing.

Prognosis

Stalled 28% · moderate confidence

Where this bill stands today.

Odds of enactment

Low

How often bills like it became law.

  • Introduced

    Current position in the legislative process.

  • 1 sponsor

    1 primary, 0 co-sponsors signed on.

  • Single-party support

    Sponsorship is currently within one party (1 D).

  • Cleared a recorded vote

    Passed 3 recorded votes so far.

Prognosis reads this bill's own signals — stage, sponsorship breadth, committee status, recorded votes and cross-state momentum. Odds come from a model trained on which bills have become law.

Summary

Transportation Infrastructure Land Development Regulations; Creating the “Transit-Oriented Development Act” for a specified purpose; requiring the governing body of a county or municipality to adopt an ordinance, and the governing body of a special district to adopt a resolution, establishing specified transit-oriented development (TOD) zones by a certain date; prohibiting a local government from imposing certain regulations in specified TOD zones; encouraging public transit providers and public agencies to develop land within specified TOD zones, etc.

Bill Text

What changed in the latest version

356 added · 330 removed

356 line(s) added, 330 removed.

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Latest
Florida Senate - 2026 CS for CS for SB 1342 By the Appropriations Committee on Transportation, Tourism, and Economic Development;
Florida Senate - 2026 CS for SB 1342 By the Committee on Community Affairs;
the Committee on Community Affairs;
and Senator Rouson 578-02481-26 20261342c1 A bill to be entitled An act relating to transportation infrastructure land development regulations;
and Senator Rouson 606-03018-26 20261342c2 A bill to be entitled An act relating to transportation infrastructure land development regulations;
encouraging public transit providers and public agencies to develop land within specified TOD zones;
prohibiting a local government from imposing certain regulations for eligible lots that contain historic property;
requiring that net proceeds from such Page 1 of 12 CODING:
providing exceptions;
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Florida Senate - 2026 CS for CS for SB 1342 606-03018-26 20261342c2 development be kept in a specified fund for certain purposes;
Florida Senate - 2026 CS for SB 1342 578-02481-26 20261342c1 providing a private cause of action for certain property owners and housing organizations;
requiring that certain residential or commercial development comply with certain laws and regulations;
defining the term “housing organization”;
providing construction;
specifying the procedure for such actions;
authorizing the award of specified relief;
providing that a prevailing plaintiff is entitled to attorney fees and costs;
encouraging public transit providers and public agencies to develop land within specified TOD zones;
requiring that net proceeds from such development be kept in a specified fund for certain purposes;
(b) A commuter rail service as defined in s.
Page 2 of 13 CODING:
Words stricken are deletions;
words underlined are additions.
Florida Senate - 2026 CS for SB 1342 578-02481-26 20261342c1 (b) A commuter rail service as defined in s.
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(f) A bus system rail, fixed guideway, streetcar, or bus systems on dedicated facilities or available roadway connections.
Words stricken are deletions;
words underlined are additions.
Florida Senate - 2026 CS for CS for SB 1342 606-03018-26 20261342c2 (f) A bus system rail, fixed guideway, streetcar, or bus systems on dedicated facilities or available roadway connections.
(d) Constructing housing near transit infrastructure, such as rail systems and rapid transit systems, will minimize the traffic congestion caused by new residents and maximize state and local government investments in transit infrastructure.
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(e) The important public purpose sought to be achieved by allowing an increase in residential and commercial development Page 3 of 12 CODING:
Florida Senate - 2026 CS for CS for SB 1342 606-03018-26 20261342c2 near transit infrastructure is to increase the supply of housing near transit infrastructure and reduce chronic traffic congestion, which will make homeownership, renting, and leasing more affordable for residents of this state, increase economic activity across this state, and maximize state and local government investments in transit infrastructure.
Florida Senate - 2026 CS for SB 1342 578-02481-26 20261342c1 (d) Constructing housing near transit infrastructure, such as rail systems and rapid transit systems, will minimize the traffic congestion caused by new residents and maximize state and local government investments in transit infrastructure.
(e) The important public purpose sought to be achieved by allowing an increase in residential and commercial development near transit infrastructure is to increase the supply of housing near transit infrastructure and reduce chronic traffic congestion, which will make homeownership, renting, and leasing more affordable for residents of this state, increase economic activity across this state, and maximize state and local government investments in transit infrastructure.
(d) “Bus rapid transit service” means a bus service with headways of 15 minutes or less during peak periods which operates in business access and transit lanes or in a right-of- way or lanes dedicated for public transit.
(d) “Bus rapid transit service” means a bus service with headways of 15 minutes or less during peak periods which operates in business access and transit lanes or in a right-of- Page 4 of 13 CODING:
If a bus service meets the criteria of this paragraph for one or more parts, but not all, of its route, the term includes only the parts of the route which meet the criteria.
As used in this paragraph, the term “dedicated for public transit” means dedicated for at least 4 hours per business day.
The term “business day” means all Page 4 of 12 CODING:
Florida Senate - 2026 CS for CS for SB 1342 606-03018-26 20261342c2 calendar days except Saturdays, Sundays, and holidays under s.
Florida Senate - 2026 CS for SB 1342 578-02481-26 20261342c1 way or lanes dedicated for public transit.
If a bus service meets the criteria of this paragraph for one or more parts, but not all, of its route, the term includes only the parts of the route which meet the criteria.
As used in this paragraph, the term “dedicated for public transit” means dedicated for at least 4 hours per business day.
The term “business day” means all calendar days except Saturdays, Sundays, and holidays under s.
(f) “Comprehensive plan” has the same meaning as in s.
(f) “Development” has the same meaning as in s.
163.3164.
380.04(1) and includes the division of a parent parcel into two or more lots.
(g) “Development” has the same meaning as in s.
(g) “Development application” means an application for approval of any of the following:
380.04(1) and includes the division of a parent parcel into two lots.
(h) “Development application” means an application for approval of any of the following:
(i) “Eligible lot” means a lot that is:
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words underlined are additions.
Florida Senate - 2026 CS for SB 1342 578-02481-26 20261342c1 (h) “Eligible lot” means a lot that is:
Partly or wholly located within a flexibly zoned area where development is permitted for a use thereof.
Partly or wholly located within a flexibly zoned area where development is permitted for a use thereof, and is not located within an area of critical state concern designated pursuant to s.
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380.05.
Words stricken are deletions;
(i) “Impose” means request or adopt, enact, establish, maintain, enforce, mandate, compel, force, or otherwise require.
words underlined are additions.
(j) “Local government” means a county, municipality, or special district.
Florida Senate - 2026 CS for CS for SB 1342 606-03018-26 20261342c2 The term does not include a lot that is located within an area of critical state concern designated pursuant to s.
(k) “Lot” means a parcel, tract, tier, block, site, unit, or any other division of land.
380.05 or a lot that contains a structure or building that is individually listed in the National Register of Historic Places or that is a contributing structure or building within a historic district which was listed in the National Register of Historic Places before January 1, 2000.
(l) “Objectively” means in a way that involves no personal or subjective judgment by a public official and that is uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the local government and the development applicant, development proponent, or property owner, as applicable.
(j) “Impose” means request or adopt, enact, establish, maintain, enforce, mandate, compel, force, or otherwise require.
(m) “Parent parcel” means the original lot from which subsequent lots are created.
(k) “Land development regulation” has the same meaning as in s.
(n) “Permanent public transit stop” means a stop or station for passenger use of a bus rapid transit service, a commuter rail service as defined in s.
163.3164.
(l) “Local government” means a county, municipality, or special district.
(m) “Lot” means a parcel, tract, tier, block, site, unit, or any other division of land.
(n) “Objectively” means in a way that involves no personal or subjective judgment by a public official and that is uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the local government and the development applicant, development proponent, or property owner, as applicable.
(o) “Parent parcel” means the original lot from which subsequent lots are created.
(p) “Permanent public transit stop” means a stop or station for passenger use of a bus rapid transit service, a commuter rail service as defined in s.
341.031(2), or a Page 6 of 12 CODING:
341.031(2), or a streetcar system.
The term does not include any of the following:
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Florida Senate - 2026 CS for CS for SB 1342 606-03018-26 20261342c2 streetcar system.
Florida Senate - 2026 CS for SB 1342 578-02481-26 20261342c1 1.
The term does not include any of the following:
1.
(q) “Regulation” means any of the following:
(o) “Population” means, for a county or municipality, the highest of the following population estimates:
A comprehensive plan, development order, land development regulation, development agreement, or land development code.
The most recent decennial United States Census.
For purposes of this subparagraph, the term “development order” has the same meaning as in s.
163.3164.
An ordinance, a resolution, a policy, an action, a procedure, or a condition that governs development or land use.
The most recent United States Census Bureau American Community Survey 5-year estimate.
For purposes of this subparagraph, the term “land use” has the same meaning as in s.
3.
The most recent United States Census Bureau American Community Survey 1-year estimate.
(p) “Regulation” means a comprehensive plan, a development order, or a land development regulation as those terms are defined in s.
163.3164 or any other local government ordinance, resolution, policy, action, procedure, condition, guideline, development agreement, or land development code.
(q) “Tier 1 TOD zone” means the area of all eligible lots partly or wholly within a one-quarter mile radius of a permanent public transit stop.
(r) “Tier 2 TOD zone” means the area of all eligible lots partly or wholly within a one-quarter mile to one-half mile radius of a permanent public transit stop, excluding any eligible lot within a Tier 1 TOD zone.
(s) “Transit-oriented development” or “TOD” has the same meaning as in s.
(r) “Tier 1 TOD zone” means the area of all eligible lots partly or wholly within a one-quarter mile radius of a permanent public transit stop.
(s) “Tier 2 TOD zone” means the area of all eligible lots partly or wholly within a one-quarter mile to one-half mile radius of a permanent public transit stop, excluding any eligible lot within a Tier 1 TOD zone.
(t) “Transit-oriented development” or “TOD” has the same meaning as in s.
163.3164.
By December 1, 2026, the governing body of each county or municipality shall adopt an ordinance, and the governing body of each special district shall adopt a Page 7 of 12 CODING:
By December 1, 2026, the governing body of each county or municipality shall adopt an ordinance, and the Page 7 of 13 CODING:
Florida Senate - 2026 CS for CS for SB 1342 606-03018-26 20261342c2 resolution, establishing Tier 1 TOD zones and Tier 2 TOD zones for each permanent public transit stop that was open for public use within the local government’s jurisdiction during at least one day between January 1, 2026, and July 1, 2026, or that received a notice to proceed for construction within the local government’s jurisdiction before July 1, 2026.
Florida Senate - 2026 CS for SB 1342 578-02481-26 20261342c1 governing body of each special district shall adopt a resolution, establishing Tier 1 TOD zones and Tier 2 TOD zones for each permanent public transit stop that was open for public use within the local government’s jurisdiction during at least one day between January 1, 2026, and July 1, 2026, or that received a notice to proceed for construction within the local government’s jurisdiction before July 1, 2026.
For purposes of this subparagraph, the term “mixed use” means that single- family and multifamily residential use, commercial use, and a combination thereof are allowable uses by right, and the term “commercial use” means activities associated with the sale, rental, or distribution of products or the performance of Page 8 of 12 CODING:
For purposes of this subparagraph, the term “mixed use” means that single- family and multifamily residential use, commercial use, and a combination thereof are allowable uses by right, and the term “commercial use” means activities associated with the sale, Page 8 of 13 CODING:
Florida Senate - 2026 CS for CS for SB 1342 606-03018-26 20261342c2 services related thereto, including, but not limited to, retail sales and services;
Florida Senate - 2026 CS for SB 1342 578-02481-26 20261342c1 rental, or distribution of products or the performance of services related thereto, including, but not limited to, retail sales and services;
A requirement that greater than 10 percent of the lot area be reserved for open space or permeable surface.
A requirement that greater than 10 percent of the lot Page 9 of 13 CODING:
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Florida Senate - 2026 CS for CS for SB 1342 606-03018-26 20261342c2 f.
Florida Senate - 2026 CS for SB 1342 578-02481-26 20261342c1 area be reserved for open space or permeable surface.
f.
The maximum building heights and floor area ratios specified in this subparagraph are doubled for any eligible lot located partly or wholly within a county with a population that exceeds 800,000, calculated according to the most recent decennial United States Census, or partly or wholly within a municipality that is in such a county.
The maximum building heights and floor area ratios specified in this subparagraph are doubled for any eligible lot located partly or wholly within a county with a population that exceeds 800,000 or within a municipality with a population that exceeds 75,000.
The maximum building heights and floor area ratios specified in this subparagraph are doubled for any eligible lot located partly or wholly within a county with a population that exceeds 800,000, calculated according to the most recent decennial Page 10 of 12 CODING:
The maximum building heights and floor area ratios specified in this subparagraph are doubled for any eligible lot located partly or wholly within a county with a population that exceeds 800,000 or within a municipality with a population that exceeds Page 10 of 13 CODING:
Florida Senate - 2026 CS for CS for SB 1342 606-03018-26 20261342c2 United States Census, or partly or wholly within a municipality that is in such a county.
Florida Senate - 2026 CS for SB 1342 578-02481-26 20261342c1 75,000.
(5) A public transit provider as defined in s.
(5) A local government may not impose a regulation that prohibits, limits, or otherwise restricts residential or commercial development authorized within a TOD zone under this section for any eligible lot that contains historic property as defined in s.
267.021, except:
(a) Regulations relating to building design elements which may be applied pursuant to s.
163.3202(5)(a)1.;
or (b) Regulations that prohibit, limit, or otherwise restrict demolition or alteration of a structure or building that is individually listed in the National Register of Historic Places or that is a contributing structure or building within a historic district which was listed in the National Register of Historic Places before January 1, 2000.
(6)(a) A property owner or housing organization that is aggrieved or adversely affected by a regulation imposed by a Page 11 of 13 CODING:
Words stricken are deletions;
words underlined are additions.
Florida Senate - 2026 CS for SB 1342 578-02481-26 20261342c1 local government in violation of this section may maintain a cause of action for damages in the county in which the property is located.
As used in this paragraph, the term “housing organization” means a trade or industry group that constructs or manages housing units, a nonprofit organization that provides or advocates for increased access or reduced barriers to housing, or a nonprofit organization that is engaged in public policy research, education, or outreach that includes housing-policy- related issues.
(b) In a proceeding under this subsection, an aggrieved or adversely affected party is entitled to the summary procedure provided in s.
51.011, and the court shall advance the cause on the calendar.
The court shall review the evidence de novo and enter written findings of fact based on the preponderance of the evidence that a local government has imposed a regulation in violation of this section.
(c) The court may do any of the following:
1.
Enter a declaratory judgment as provided by chapter 86.
2.
Issue a writ of mandamus.
3.
Issue an injunction to prevent a violation of this section.
4.
Remand the matter to the land development regulation commission for action consistent with the judgment.
(d) A prevailing plaintiff is entitled to recover reasonable attorney fees and costs, including reasonable appellate attorney fees and costs.
(7) A public transit provider as defined in s.
Any net proceeds from such development shall be kept in the public transit agency’s fund for operations, maintenance, and capital improvements.
Any net proceeds from such Page 12 of 13 CODING:
Public agencies, such as the Department of Transportation and local governments, are also encouraged to develop the land within Tier 1 and Tier 2 TOD zones in accordance with this section and to transfer a portion of the net proceeds to the public transit agency’s fund for operations, maintenance, and capital improvements.
(6) Except as otherwise provided in this section, residential or commercial development authorized within a TOD zone under this section must comply with all applicable state Page 11 of 12 CODING:
Florida Senate - 2026 CS for CS for SB 1342 606-03018-26 20261342c2 and local laws and regulations.
Florida Senate - 2026 CS for SB 1342 578-02481-26 20261342c1 development shall be kept in the public transit agency’s fund for operations, maintenance, and capital improvements.
This section does not preempt or replace any protection currently existing for a property located within the boundaries of any of the following areas:
Public agencies, such as the Department of Transportation and local governments, are also encouraged to develop the land within Tier 1 and Tier 2 TOD zones in accordance with this section and to transfer a portion of the net proceeds to the public transit agency’s fund for operations, maintenance, and capital improvements.
(a) The Wekiva Study Area, as described in s.
(8) If any provision of this section or its application to any person or circumstance is held invalid, the invalidity does not affect any other provisions or applications of this section which can be given effect without the invalid provision or application, and to this end the provisions of this section are severable.
369.316.
(b) The Everglades Protection Area, as defined in s.
373.4592(2).
(c) The Florida wildlife corridor, as defined in s.
259.1055(4).
(d) A military installation or range identified in s.
163.3175(2).
(e) An area with environmentally sensitive lands designated in the local government’s comprehensive plan.
(7) If any provision of this section or its application to any person or circumstance is held invalid, the invalidity does not affect any other provisions or applications of this section which can be given effect without the invalid provision or application, and to this end the provisions of this section are severable.
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How this bill changes current law

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AI-generated reading aid from the bill's amendatory text — verify against the official bill.

The bill revises the definition of 'transit-oriented development' and establishes the Transit-Oriented Development Act, mandating the creation of specified TOD zones in local comprehensive plans.

  • 163.3164

    that are is or will be served by existing or planned transit service. → that are served by existing or planned transit service.

    Clarifies the definition of transit-oriented development by correcting the grammar.

  • 163.3164

    must allow shall be compact, moderate to high density or intensity developments, of mixed-use character which are, interconnected with other land uses, bicycle and pedestrian friendly, and designed to support or allow the use frequent transit service operating through, collectively or separately, of any of the following: → shall be compact, moderate to high density or intensity developments of mixed-use character that are interconnected with other land uses, bicycle and pedestrian friendly, and designed to support the use of frequent transit service operating through, collectively or separately, any of the following:

    Modifies the definition by improving clarity and structure.

  • null

    The Transit-Oriented Development Act is created to make homeownership, renting, and leasing more affordable for the residents of this state and reduce chronic traffic congestion for the residents of this state, by increasing the supply of housing and allowing more residential and commercial development near transit infrastructure.

    Establishes the Transit-Oriented Development Act aimed at enhancing housing affordability and alleviating traffic congestion.

  • null

    This section may be cited as the 'Transit-Oriented Development Act' or the 'TOD Act.'

    Provides a short title for the newly created act.

  • null

    The Legislature finds that: (a) The median price of homes in this state increased steadily in the decade preceding 2026, rising at a greater rate of increase than the median income in this state.

    Outlines legislative findings that justify the creation of the new act.

  • null

    Constructing housing near transit infrastructure, such as rail systems and rapid transit systems, will minimize the traffic congestion caused by new residents and maximize state and local government investments in transit infrastructure.

    States the rationale for promoting development near transit infrastructure.

  • null

    As used in this section, the term: 'Adjacent' means that two lots share more than one point of a property line.

    Defines the term 'Adjacent' for use in the context of the TOD Act.

Action History

  1. Died in Rules

  2. CS/CS by Appropriations Committee on Transportation, Tourism, and Economic Development read 1st time

  3. Now in Rules

  4. Pending reference review under Rule 4.7(2) - (Committee Substitute)

  5. CS/CS by Appropriations Committee on Transportation, Tourism, and Economic Development; YEAS 14 NAYS 0

  6. On Committee agenda-- Appropriations Committee on Transportation, Tourism, and Economic Development, 02/18/26, 8:30 am, 110 Senate Building

  7. CS by Community Affairs read 1st time

  8. Now in Appropriations Committee on Transportation, Tourism, and Economic Development

  9. Remaining references corrected to Appropriations Committee on Transportation, Tourism, and Economic Development; Rules

  10. Original reference(s) removed: Judiciary

  11. Pending reference review under Rule 4.7(2) - (Committee Substitute)

  12. CS by Community Affairs; YEAS 8 NAYS 0

  13. On Committee agenda-- Community Affairs, 02/03/26, 3:30 pm, 37 Senate Building

  14. Introduced

  15. Referred to Community Affairs; Judiciary; Rules

  16. Filed

Sponsors

Sponsorship breakdown

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1 sponsors · 0 co-sponsors · 159 not signed on

Sponsors (1)

Co-sponsors (0)

None.

Not signed on (159)

159 members have not signed on to this bill.

Show all 159 →

"Not signed on" means a member has not sponsored or co-sponsored this bill — it does not imply opposition. Members flagged Voted No have a recorded No vote on this bill.

Whip count is in markup. Polling the chamber and every recorded vote this session. Only the first open is slow. It’s instant for you after this. Calling the roll · Tallying · Engrossing

Votes

Favorable with Committee Substitute

Passed 14 Yea · 0 Nay
Party YeaNayPresentNot Voting
Democrat 4000
Republican 10000
Total 14000
% of votes cast 100%0%0%0%
How each member voted (14)
Member Party Vote
Arrington, Kristen Aston Democrat Yea
Bernard, Mack Democrat Yea
Bracy Davis, LaVon Democrat Yea
Polsky, Tina Scott Democrat Yea
DiCeglie, Nick Republican Yea
Grall, Erin Republican Yea
Leek, Thomas J. "Tom" Republican Yea
Martin, Jonathan Republican Yea
Mayfield, Debbie Republican Yea
McClain, Stan Republican Yea
Smith, David Republican Yea
Truenow, Keith L. Republican Yea
Vacant Republican Yea
Wright, Tom A. Republican Yea

Official roll call →

Subjects

housing transportation
Cross-referencing the record. Reading this bill against every other bill in the corpus by meaning, not keywords. Only the first open is slow. It’s instant for you after this. Matching · Ranking · Engrossing

Frequently asked questions

What does SB 1342 do?
Transportation Infrastructure Land Development Regulations; Creating the “Transit-Oriented Development Act” for a specified purpose; requiring the governing body of a county or municipality to adopt an ordinance, and the governing body of a special district to adopt a resolution, establishing specified transit-oriented development (TOD) zones by a certain date; prohibiting a local government from imposing certain regulations in specified TOD zones; encouraging public transit providers and public agencies to develop land within specified TOD zones, etc.
Who sponsors SB 1342?
SB 1342 is sponsored by Rouson, Darryl Ervin (Democrat).
What is the current status of SB 1342?
This bill has been introduced in the Senate. Introduced January 07, 2026. It must pass committee before a floor vote.
Where can I track SB 1342?
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