Miami Design Preservation League is monitoring significant zoning changes proposed for the eastern side of Lincoln Road, located in the National Register Architectural District of Miami Beach.
The zoning changes proposed by Commissioner Alex Fernandez would encourage residential development on the blocks of Lincoln Road from Drexel to Collins Avenue. At Wednesday’s Miami Beach Commission meeting, the ordinance moved forward to the Planning Board with a 6-1 vote in favor of the changes by the Miami Beach Commissioners.
To read the full agenda item from this week’s Commission meeting, click here.
The maximum height changes proposed are significant, as shown below:
| Location | Current Maximum Building Height | Proposed Maximum Height |
|---|---|---|
| North Side of Lincoln Road | 50 feet | 125 feet |
| South Side of Lincoln Road | 50 feet | 150 feet |
| Properties fronting 17th Street | 80 feet | 125 feet |
In addition to proposed changes in maximum height, the maximum Floor Area Ratio (FAR) is also proposed to be increased. It is important to note that the FAR increases are proposed for specific conditions, such as prohibiting transient uses (like hotels or short-term rentals) and requiring contributions to public benefits funds or infrastructure improvements.
Historic Preservation and Public Benefits
The incentives come with requirements to protect Miami Beach’s historic character:
- Contributing structures must be retained and restored, subject to approval by the Historic Preservation Board.
- Developers can gain approval for rooftop additions on contributing buildings, provided they align with preservation standards
Public benefits linked to the zoning changes include:
- Installing transit shelters or micro-mobility stations
- Contributing to the South Beach public benefits fund
- Timely permitting and development commitments to avoid speculative delays
Potential Impacts
These proposed zoning changes aim to address Miami Beach’s housing needs while preserving the city’s iconic character. The incentives are designed to encourage long-term residential occupancy, countering the proliferation of transient uses that have strained the community.
However, questions remain about potential impacts. Will taller buildings and higher densities strain infrastructure? Can the city ensure that developments truly prioritize permanent residents?
Community Implications
The shift toward incentivizing non-transient residential uses reflects Miami Beach’s commitment to creating a more sustainable and livable city. The city hopes to attract developments that enhance the urban fabric without compromising its historic charm by relaxing parking requirements and offering height and FAR bonuses.
As the Planning Board reviews these proposals, residents and stakeholders have a critical opportunity to shape the future of Lincoln Road East. Public input will be essential to balance growth with community needs and historic preservation.
Next Steps
The proposed ordinance is currently under review by the Planning Board, with further discussions and refinements expected in the coming months. Whether these changes will effectively attract the intended developments while addressing community concerns remains to be seen.
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