FORENSIC RESOURCES & METHODOLOGY

Statutory Logic Map & Data Provenance

The Live Local Statutory Logic Map

This application automates the complex decision tree required by Florida Statutes. Below is the step-by-step logic engine used to determine eligibility, entitlements, and fiscal benefits.

Phase 1: Eligibility & Jurisdiction
Step 1: Zoning Check
Is the parcel zoned Commercial, Industrial, or Mixed-Use?

YES → Proceed.
NO → STOP. Ineligible.
F.S. 125.01055(7)(a)
Step 2: Jurisdictional Silo
Determine Governing Authority.

Unincorporated: Apply County Rules.
Municipality: Apply City Rules.
*(Determines Millage & Density basis)*
F.S. 125 (County) vs. F.S. 166 (City)
Step 3: The 40% Gate
Are 40%+ of units designated for workforce (≤120% AMI)?

YES → Eligible for Tax Exemption.
NO → STOP. Ineligible.
F.S. 196.1978(3)(d)
Phase 2: Entitlement Engine (Height & Density)
Step 4: Density Preemption
Rule: Highest allowable residential density currently permitted anywhere in the jurisdiction is applied to the site.
F.S. 125.01055(7)(a)
Step 5: The Height Governor
Is site adjacent to Single Family (25+ homes) on 2+ sides?

NO → Max Height = Tallest in 1-Mile Radius.
YES → Capped by SB 328.
Formula: MAX(3 Stories, Neighbor × 1.5)
F.S. 166.04151(7)(e) / SB 328
Phase 3: Fiscal & Compliance Engine
Step 6: The "Kill Switch"
Shimberg Report 2025 Analysis (0-120% AMI):

DEFICIT → Mandatory. County cannot opt-out.
SURPLUS → Discretionary. County may vote to deny.
F.S. 196.1978(3)(o)
Step 7: Rent Compliance
The "Lesser-Of" Rule:
MIN( Statutory_Limit, (Market_Rent × 90%) )
F.S. 196.1978(3)(d)
Step 8: Valuation Math
1. Land Subtraction: (Total Value - Land)
2. Pro-Rata: (Workforce Units / Total)
3. Tier: (75% or 100% Exemption)
4. Savings: (Exempt Value / 1000) × Millage
F.S. 196.1978(3)(d)(1-2)
Strategic Insight: The "Appraisal Trap"

The "Lesser-Of" Rule (F.S. 196.1978(3)(d)) creates a critical dependency on your Market Study. The law caps your rent at the Lesser of the FHFC Statutory Limit OR 90% of Fair Market Value.

This means a conservative or low appraisal can artificially lower your revenue ceiling below what the state allows.

Example Scenario (120% AMI):
  • State Statutory Limit: $2,500
  • Your Appraisal: $2,200
  • 90% Calculation: $1,980
  • Result: You are capped at $1,980. You lose $520/unit in potential revenue because the appraisal was too low.
Statutory Authority
Data Provenance ("Source of Truth")