Site work, paving and new construction of a mixed-use development in Miami Beach, Florida. Conceptual plans call for the construction of a 90,198-square-foot, eight-story above grade, 60-unit multi-residential development; 2,000-square-foot retail development; and one-story below grade, 36-space parking garage.

https://www.bizjournals.com/southflorida/news/2026/10/15/miami-beach-live-local-commission-meeting-results.html Miami Beach one step closer to legal action over Live Local Act An aerial view of Miami Beach looking towards the northeast from Alton Road and the MacArthur Causeway. Story Highlights What's This Miami Beach commissioners approve eight measures to challenge Florida's Live Local Act in court. Developer Russell Galbut withdrew three proposed Live Local Act projects totaling 362 units. Nine Live Local Act applications remain under review in Miami Beach for 1,274 total units. Officials in Miami Beach have approved a slew of measures related to Florida's Live Local Act, including an item that could pave the way for the city to challenge the statewide affordable and workforce housing law in court. At a lengthy meeting Wednesday, city commissioners voted in favor of at least eight separate measures relating to the Live Local Act. In addition to potential legal action, the items would also seek to boost oversight of new projects filed under the legislation. Trending: Government leaders warn of major cuts from Amendment 3 (Podcast) The resolutions: Authorize and direct the city attorney to coordinate with his counterpart in Miami and evaluate Miami Beach's potential legal options to challenge the Live Local Act. (Miami city commissioners voted earlier this year in favor of a resolution to direct their city attorney to identify avenues available to challenge the Live Local Act's validity, and authorize him to initiate litigation.) Request that the city attorney consult with and seek a legal opinion from outside counsel regarding how the city should apply the Live Local Act's maximum building height provisions. Urge the Florida Legislature to repeal the Live Local Act or adopt amendments to the law that would "allow municipalities to adopt inclusionary zoning incentives at the local level for the development of workforce housing at a more appropriate scale." Support Mayor Steven Meiner's efforts to coordinate with other city and county mayors across the Sunshine State to lobby the Florida Legislature to repeal or otherwise amend the Live Local Act. Direct the city manager to give notice to city commissioners when a developer files an application or pre-application for a project under the legislation. Direct the city administration to evaluate how Live Local Act applications may impact infrastructure service standards in Miami Beach's Sunset Harbour neighborhood. Direct the city administration to provide an update on infrastructure capacity as it relates to developments proposed under the Live Local Act. Direct the city administration to report on the anticipated impacts to emergency services of proposed Live Local Act projects. The vote came just days after developer Russell Galbut informed city and county officials he would pull three Live Local Act projects his firms had proposed in Miami Beach. In an email Monday to Miami Beach City Manager Eric Carpenter, Miami Beach City Commissioner Alex Fernandez and Miami-Dade County Commissioner Vicki Lopez, Galbut said he'd decided to withdraw the pending applications at 740 and 1575 Alton Road and 880 71st St. "I have always believed in the original intent of the Live Local Act: creating much-needed affordable and workforce housing. But I also recognize that the conversation surrounding this legislation has moved away from that intention, and I understand the concerns residents have raised about its impact on our community," Galbut wrote in the email obtained by the Business Journal. "This decision reflects my commitment to collaboration, not my retreat from the need for more housing," he added. "I believe we can work together to create a Miami Beach approach that encourages responsible investment, protects our neighborhoods, and provides housing for the people who make this city special." The projects on Alton Road were proposed by Galbut's Miami-based firms GFO Investments and Crescent Heights, respectively, while the development on 71st Street was filed jointly by Crescent Heights and Lefferts, also based in Miami. Together, they would've added 152 income-restricted units and 210 market-rate units. The Live Local Act aims to spur more affordable and workforce housing by allowing developers to bypass local zoning and density requirements, earn tax incentives and fast-track projects. It grants developers the ability to construct multifamily projects to the maximum density a city or county allows, and to a height equal to the tallest building within a mile radius, so long as at least 40% of the units are reserved for households earning up to 120% of area median income. Projects are subject only to administrative approval by city or county staff, bypassing the public hearing process. There are currently five approved Live Local Act projects in Miami Beach, slated to add a total of 268 income-restricted units and 107 market-rate units. They will be located at: 663 Alton Road. 1826 and 7410 Collins Ave. 7401-7425 Harding Ave. 1960 Normandy Drive. With Galbut's projects withdrawn, there are nine applications currently under review in Miami Beach. If all are built, they'd add 577 income-restricted and 697 market-rate units. They would be located at: 709, 824, 1511, 1901 and 1920 Alton Road. 42 and 1501 Collins Ave. 425 Ocean Drive. 1030 Sixth St. ____________ The scope of this project includes, but is not limited to, the following: site work, paving and new construction of a 30,213-square-foot, four-story above grade, 60-unit multi-residential development, and a 2,000-square-foot retail development and a one-story below grade, 36-space parking garage. As of March 4, 2025, this project is abandoned