Developer Russell Galbut is withdrawing three proposed Miami Beach towers that sought to use Florida’s Live Local Act to exceed local building limits. The decision followed discussions with Miami-Dade Commissioner Vicki Lopez and Miami Beach Commissioner Alex Fernandez. Meanwhile, the city is advancing measures to challenge the state law, which has become a flashpoint in local development disputes.
Key takeaways
The withdrawals and the city’s legal efforts reflect growing tension over how much authority local governments should retain under the state law.
- Galbut is shelving proposals for 1575 Alton Road, 740 Alton Road and 880 71st Street.
- The projects proposed buildings as tall as 519 feet and included workforce housing.
- Miami Beach has approved measures to pursue a legal challenge to the Live Local Act.
Three projects withdrawn
The proposals had not received final approval, and city staff had raised concerns during their reviews. At the former Firestone site at 1575 Alton Road, Galbut sought a 43-story, 163-unit tower, including 72 workforce units, in an area with a regular height limit of 60 feet. Staff said the application lacked documentation showing that an adjoining shopping center parcel could be treated as part of one development site.
The other proposals, both listed as withdrawn in city records, were for 28-story buildings. The 740 Alton Road plan called for 99 residences, including 40 workforce units; the 880 71st Street plan included 100 residences, also with 40 workforce units. Staff reviews flagged height or density issues at both sites.
Galbut said he remains committed to expanding housing but believes the debate over the law has shifted from its original goal of creating affordable and workforce homes. He described the withdrawals as an effort to collaborate, rather than a retreat from housing development.
Dispute over state law
Enacted in 2023 and amended several times, the Live Local Act allows qualifying projects on certain commercial, industrial or mixed-use properties to exceed local height and density limits. To qualify, projects generally must reserve at least 40% of units as affordable rentals for a minimum of 30 years. The law also provides for administrative approval in place of some customary local votes.
Lopez, who sponsored the bill in the Florida House, said she and Fernandez discussed residents’ concerns with Galbut over several weeks. She has also said the law needs reform and that she sought protections for Miami Beach and other barrier islands while serving in the Legislature.
City weighs court action
Miami Beach has separately moved to challenge state limits on local development oversight. The city approved measures to legally challenge the Live Local Act, amid concerns that state law restricts residents’ ability to influence projects through local review. Officials have also criticized a separate state measure signed in March that curbs municipal and county controls over development, including provisions affecting certain large destination resorts.
The legal dispute unfolds alongside other battles over development in Miami Beach, including a lawsuit by a Crescent Heights-linked entity alleging the city mishandled a project near the vacant Bancroft Hotel. The withdrawn applications may ease three immediate conflicts, but they do not resolve the broader disagreement over state and local authority.
- Developer shelves 3 Live Local projects in Miami Beach, citing talks with Vicki Lopez, Alex Fernandez, Florida Politics.
- Miami Beach approves measures to legally challenge Live Local Act, The Business Journals.