Miami’s long-awaited ‘Citizens Independent Transportation Trust’ held its municipal workshop last month. Attendees discussed a plethora of topics including Miami’s SMART Program, biking networks, and future projections. However, one agenda item stood out the most due to its unique findings: the impact of the Live Local Act on Miami.
Background on the Live Local Act
The Live Local Act was passed on March 23, 2023. It seeks to supersede local government regulations concerning height, density, and zoning to improve housing costs by streamlining the development of workforce and market-rate housing. This is accomplished by applying the existing zoning from a property located one mile away to the new site.
The law has also removed rent control, intending to instead utilize city-owned, commercial, or industrial properties for appropriate workforce housing development. Developers who choose to build upon underutilized land may qualify for expedited building permits, reduced parking requirements, or even tax credits.
To qualify, plans must allocate 40% of existing units as affordable and ensure that over 65% of usable square feet is designated for residential use. According to state law, affordable housing is considered to be at 120% of the area median income, which some critics argue is still too high to be really considered ‘affordable’.
What Did They Find?
A PowerPoint presented last month revealed that Miami currently has 23 Live Local projects already submitted, a number likely to have increased since then. The heights of these projects range from 8 to 45 floors, totaling 8,723 units and 9,669 parking spaces. Most units are clumped near Wynwood and Edgewater, but developments go all the way to city boundaries.
A context map taken from Arquitectonica’s 2110 N Miami Avenue presentation shows that large areas in Edgewater and the Omni District are set to benefit from heights of up to 80 floors, with potentially unlimited floors via added benefit heights. Although 80 floors can’t be built due to FAA regulations, neighborhoods such as Overtown and Wynwood will still reap significant advantages, as existing height limits restrict higher development. Even the newly named ‘Wynwood Norte’ neighborhood can see developments rising up to 36 floors with a 24-floor bonus height, with FAA height limits at 500 FT and 450 FT at the end of the neighborhood.
From 24 Floors to 80 Floors
Take 1361 NE 1 Avenue in the Omni District as an example. Current zoning under ‘Urban Core Transect T6-24‘ permits a maximum height of 24 floors. With the live local act and T6-80 lots (lots that permit 80 floor buildings) less than a mile away, the property now gains from almost unlimited height. Despite the heights being misleading because of FAA regulations allowing a 649 FT maximum height, that still encapsulates about 64 stories which is much higher than any other existing building in the neighborhood.
For example, Art Plaza built by the Melo Group is a 32-floor building recently completed in the Omni District using T6-24 zoning. Located less than 50 feet from 1361 NE 1 Avenue, it’s restricted to a maximum height of 24 floors, or up to 48 floors if it meets certain city benefits. This 48-floor limit is considerably lower than the 649-foot height cap permitted by the FAA and the Live Local Act.
The Live Local Act ultimately marks a shift away from local governments and conventional zoning, reshaping not just Miami but cities across Florida. Given the prospects of high-rise buildings detailed in this report, community stakeholders need to participate in discussions that balance density with the quality of life. Additionally, the increase in workforce housing alongside a greater housing supply will ultimately help alleviate Miami’s housing crisis.