Live Local Act & Zoning Override
The state's Live Local Act continues to strip municipalities of local zoning authority, clearing the way for high-density development that overrides community input.
The Problem
Florida's Live Local Act has stripped municipalities of their zoning authority over multifamily and mixed-use projects, clearing the way for developer-driven density changes that bypass local residents entirely. Juno Beach, Jupiter, Tequesta, and Stuart are watching projects move forward they had no role in approving.
At the federal level, both parties have flirted with preempting local zoning to force higher density. Whether the goal is right (more housing supply) or wrong (developer giveaways), the question of who decides — Washington, Tallahassee, or Town Hall — is settled in the Constitution: it's local.
Brian Mast — 9-Year Track Record
Talking points without legislation isn't representation.
What he’s actually gotten signed into law as the primary sponsor — across five congresses (2017–2026):
- 4
- bills became law in 9 years
- as primary sponsor
- 2
- of those just named buildings
- post office + VA hospital
- 1
- substantive policy bill
- 2017 VA reauthorization
- 0
- water-quality bills became law
- as primary sponsor
Source: production LegiScan database (sponsor + status records, queried April 2026) cross-checked against GovTrack and Congress.gov.
The Incumbent's Record
What Brian Mast Has Done
Brian Mast has no federal record on zoning, housing affordability, HUD preemption, or Florida's Live Local Act. A search of congress.gov returns no Mast-sponsored bill on land-use, zoning, or housing supply.
What He Hasn't Done
- No bill sponsored on housing affordability, federal zoning preemption, or HUD policy in 9+ years.
- No public statement found on Florida's Live Local Act — a state law, but with direct federal-funding tie-ins he could comment on.
- Not a cosponsor of either the YIMBY Act, the ROAD to Housing Act, or HUD-code reform vehicles in either direction.
Compiled from congress.gov sponsored-bill search, mast.house.gov, and CRS housing-policy reports.
The Cooke Plan
What Alex Would Do
Specific. Sourced. Independent.
- 1
Restore local zoning authority — federal floor, not ceiling
Federal housing dollars should reward production but never preempt local land-use decisions. Specifically: HUD CDBG and PRO Housing grants restructured so that localities are scored on outcomes (units permitted), not on adopting any particular zoning template.
- 2
Federal funding for ADU and missing-middle housing
Targeted federal loan guarantees and tax credits for accessory dwelling units, duplexes, and townhomes — the most cost-effective way to add gentle-density supply without state-level preemption fights. Modeled on California SB 9 (where it has actually delivered ADUs) but federally incentivized rather than mandated.
- 3
Stand against federal zoning preemption from either party
Cooke will oppose federal preemption of local zoning — whether the bill comes from a YIMBY left or a deregulation right. Local control is local control.
Stand with Alex on this.
Independent. No party. No PACs. Real fixes for Florida District 21.