Miami Beach, Florida, is grappling with a significant challenge: addressing its affordable housing crisis while preserving its iconic Art Deco Historic District. As the state of Florida seeks solutions to the growing housing shortage, the 2023 Live Local Act has raised concerns about the potential impact on the city’s historic architecture, particularly in the Art Deco District. The proposed changes to the law could allow developers to bypass local zoning and preservation regulations, leading to the demolition of historic buildings in favor of new high-rise developments.
The 2023 Live Local Act: A Push for Affordable Housing
In 2023, Florida’s Live Local Act was signed into law with the aim of addressing the state’s affordable housing crisis. The law incentivizes developers to build affordable housing by offering them tax breaks and allowing them to bypass certain local zoning and preservation regulations when the projects include workforce housing units. Florida faces a severe housing shortage, with many residents spending more than 30% of their income on rent, and the state hopes that easing certain regulations will encourage more affordable housing development.
Proposed Changes to the Live Local Act: New Bill Sparks Debate
In 2025, the Florida Legislature proposed a significant change to the Live Local Act through the introduction of Senate Bill 1730 (SB 1730). This bill aims to further streamline housing development by allowing developers to bypass local historic preservation boards and administrative reviews when demolishing structures in historic districts, as long as the proposed project complies with state and local regulations.
This proposed change has raised concerns among Miami Beach officials and preservationists, who argue that it could lead to the loss of historic buildings in the city, particularly in neighborhoods like the Art Deco District. Preservationists fear that bypassing public hearings and local preservation reviews would allow the demolition of culturally significant buildings without sufficient oversight.
Miami Beach’s Historic Art Deco District: A Cultural Treasure
Miami Beach’s Art Deco District is a National Historic Landmark, renowned for its collection of over 800 buildings from the 1930s and 1940s, many of which were designed by renowned architects such as Morris Lapidus and Lawrence Murray Dixon. The district, added to the National Register of Historic Places in 1979, is not only an architectural gem but a significant economic asset to the city, drawing millions of tourists each year. The preservation of these historic buildings is a point of pride for the city, with many locals and preservation groups arguing that the Art Deco District is integral to Miami Beach’s identity.
City Officials and Preservationists Respond to Proposed Changes
Miami Beach officials have expressed strong opposition to SB 1730, arguing that it undermines decades of historic preservation efforts. Mayor Dan Gelber and Commissioner Alex Fernandez have voiced concerns that the proposed bill would fundamentally change the character of South Beach by allowing high-rise developments to replace low-rise Art Deco structures.
“We cannot lose what makes this city unique,” Commissioner Fernandez stated in a recent interview. “Our historic buildings are part of the fabric of Miami Beach. This bill, if passed, could erase decades of preservation efforts and permanently alter the city’s character.”
The Miami Design Preservation League (MDPL), which has been at the forefront of preserving the Art Deco District, has also expressed concern over the potential for unchecked demolitions. The group has warned that bypassing local preservation reviews could lead to the destruction of irreplaceable structures without adequate public input.
Developers’ Perspective on Housing Needs
Supporters of SB 1730, including developers and housing advocates, argue that the legislation is necessary to address the state’s affordable housing crisis. With Florida’s population growing rapidly and many residents unable to afford rising rents, developers contend that easing restrictions on construction in historic districts could help meet the increasing demand for affordable housing.
Proponents of the bill assert that the provisions in SB 1730 would expedite housing development, making it easier to build new, denser housing units. They argue that the state’s affordable housing needs outweigh concerns about historic preservation in certain cases, particularly when the city is facing an acute housing shortage.
Recent Amendments: A Partial Compromise
In response to concerns raised by preservationists and local officials, SB 1730 has undergone revisions. The amended version of the bill now includes certain protections for historic districts. Developers will still be required to adhere to local comprehensive development plans and other municipal regulations, ensuring that historic preservation standards are considered during the development process. However, the bill continues to allow for administrative reviews of demolitions, bypassing public hearings and local historic preservation boards in some cases.
These amendments have been seen as a partial compromise, but many preservationists remain concerned that the protections may not go far enough to safeguard Miami Beach’s historic architecture.
Looking Ahead: Balancing Growth and Preservation
As the debate over SB 1730 continues, Miami Beach faces a difficult balancing act. The city must address its urgent need for affordable housing while also preserving the architectural heritage that defines its identity. Local officials and preservationists continue to push for stronger protections for historic districts, while developers argue that more flexibility is needed to meet the growing housing demands.
The outcome of this legislative process will have lasting implications for Miami Beach and other cities across Florida, potentially setting a precedent for how communities balance development with historic preservation.
Conclusion
Miami Beach’s efforts to address its affordable housing crisis present a complex challenge where development and preservation must find common ground. While the city works to meet the pressing need for affordable housing, the preservation of its historic Art Deco District remains a key concern. As this debate unfolds, the city’s future could serve as a model for other historic communities across the state grappling with similar issues.