Mapped: New projects could redefine Miami Beach's north end

North Beach is undergoing a major development boom as planned luxury projects promise to redefine Miami Beach's north end.

Why it matters: New development can bring the kind of investment city leaders have long wanted for North Beach, but luxury redevelopment won't help Miami's affordability crisis and could shutter local shops.

• Developers flocked to the neighborhood after a 2017 voter referendum upzoned the area around 71st Street.

State of play: There are at least nine private development projects slated for North Beach, with some still in the planning phase and one already open for business.

Stunning stat: It had been five years since North Beach had a new condo development until 72 Park, a 22-story luxury project, opened this month at 580 72nd St., according to the Real Deal.

• The developer, Lefferts, is also planning three more condo buildings: the Palma Miami Beach Residences at 600 71st Street, 72 Carlyle at 600 72nd St and a four-story mixed-use project at 880 71st St.

Zoom in: The area's highest-profile project is developer Terra's proposed upzoning and redevelopment of the former Deauville Beach Resort, which was demolished in 2022 after sitting vacant for five years.

• The proposed condo-hotel would rise about 400 feet tall, higher than the original Deauville's 185 feet, and have an expanded buildable area. (It would also include a near-replica of the historic hotel.)

Friction point: After Miami Beach voters rejected a similarly upzoned Deauville redevelopment in 2022, the City Commission gave the project preliminary approval in a 6-1 vote last week.

What they're saying: Most residents and city leaders supported the Deauville project at the March 19 meeting, but North Beach activist Blake Young tells Axios he's disappointed the City Commission went against the will of the voters.

• He says he's concerned that property owners and developers in the future will ask the city for similar upzoning to maximize height and project size.
• "I think it's gonna spill over to everything, I just don't like the precedent of it."

The other side: Terra CEO David Martin wrote in a statement that he believes "development is a privilege — not a right," so Terra has been working with city planners, community leaders and residents for over a year to make sure the Deauville project enhances North Beach without "compromising its unique character."

• "Our goal with the Deauville site is to contribute to the North Beach neighborhood in a meaningful, responsible way," Martin said. "That involves collecting the feedback of residents and stakeholders who are vested in the future of North Beach."

Here are some other projects we're watching

Ocean Terrace: The mixed-use luxury condo project, approved by the Miami Beach Historic Preservation Board in 2021, would redevelop nearly an entire city block between 74th Street and 75th Street, along Ocean Terrace and Collins Avenue.

• The project calls for the partial demolition and restoration of existing buildings, along with the construction of a 5-acre public park, according to the Real Deal.
• The project encompasses 7409-7449 Collins Avenue and 7400-7450 Ocean Terrace.

Ella Miami Beach, a planned 10-story condo building at 6940 Abbot Ave., broke ground in February and is scheduled for completion next year.

The Crystal Beach Suites Miami Oceanfront Resort (6985 Collins Ave.) and the neighboring Normandy Plaza Hotel (6979 Collins Ave.) are proposed to be demolished for a 19-story condominium, per the Real Deal.

Developer Russell Galbut filed a Live Local Act application to redevelop the vacant lot at 7425 Harding Ave. into a 20-story mixed-use workforce housing project, but the city has so far denied it and several other of his applications, per the South Florida Business Journal.