Live Local Act Spurs High-Rise Proposal at 824 Alton Road in Miami Beach

Miami Beach is set to review another Live Local Act proposal, this time from 824 Alton Road, LLC, an affiliate of Crescent Heights. Recently obtained through a public records request, plans submitted in September 2024 call for a high-density residential project on a surface parking lot along Alton Road. The proposal features a 31-story tower designed by RSP Architects and will add to a growing list of tall, high-density developments in Miami Beach’s West Avenue neighborhood.

According to plans, the development will include 120 residential units. Because the Live Local Act requires workforce housing in exchange for certain development benefits, this project will include 48 workforce units (priced at 120% AMI and below) and 72 market-rate units. The residences will range from studios, one-bedroom, two-bedroom, three-bedroom, and four-bedroom layouts, with all workforce housing units designated as studios.

Residents will enjoy an extensive range of amenities, featuring a dedicated sixth floor for amenities with a pool, lounging deck, and additional facilities. The rooftop will also offer a large pool, expansive terrace, and a private club spanning nearly 3,000 square feet.

Meanwhile, on the ground floor of the development, there will be 2,931 SF of retail space, a spacious lobby, and dedicated bicycle parking. Above this level, a four-story parking podium will provide 119 vehicular spaces serving both retail customers and residents. Designed with breeze block cladding, the podium will ensure proper ventilation while maintaining a hidden appearance from public view.

According to elevations submitted to the city, the tower will rank among the tallest residential buildings in the area, rising 31 stories and reaching 404 FT at its highest point. The building’s facade will be fully clad in glass, complemented by curved glass railings that soften the rectangular form of the tower.

However, the project is not without challenges. Live Local Act projects in Miami Beach have sparked controversy since the law took effect locally. City leaders have publicly criticized the legislation, warning that “without critical protections, the Senate version of the bill could open the door to the bulldozing of Miami Beach’s world-famous Art Deco Historic District — replacing iconic, low-scale, two- and three-story historic buildings with modern high-rise towers and forever erasing the architecture that defines the city’s identity and drives its economy.”

While the proposal at 824 Alton Road would not demolish any historic structure, rather just a surface parking lot, some residents and officials remain concerned that the Live Local Act is eroding neighborhood character by allowing high-rise development in areas historically protected from such development. The law enables developers to bypass traditional zoning, permitting greater height and density than otherwise allowed in exchange for workforce housing.

Because the site contains no historic building, the project avoids the intense preservation battles that have long surrounded other Live Local proposals. As a result, its approval will fall largely on whether its design is deemed compatible and compliant with the Live Local Act. Plans received indicate the design does not meet the city’s compatibility standards. The South Florida Business Journal has reported the same thing.

Editor’s note: This story is ongoing. Plans obtained by Floridian Development are the most recent available, but they still require revisions. It’s unknown when the developer will update plans.