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."

Go deeper: Other projects we're watching

The Miami Heat blew out the Golden State Warriors 112-86 last night in Jimmy Butler's first game back in Miami after being traded last month.

Why it matters: The Heat (31-41) have struggled since trading the disgruntled star, losing ten straight games at one point, and fans were looking forward to the nationally televised reunion.

• Miami is now 6-17 since trading Butler.

State of play: Bam Adebayo, who dunked on Butler early in the game, led the Heat with 27 points.

• Butler, who was booed whenever he touched the ball, scored 11 points.
• Stephen Curry missed the game for the Warriors with a pelvic injury.

The big picture: Miami is the 10th seed in the Eastern Conference and, if the standings hold, will be in the Play-In Tournament fighting for a spot in the playoffs.

What's next: The Heat play the Atlanta Hawks on Thursday at the Kaseya Center.

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🔋 The Trump administration rolled back more than $4.7 million worth of electric vehicle charging station projects in Miami-Dade, along with plans to create a national interconnected charging network. (Miami Herald)

⚖️ A Miami-Dade Republican is sponsoring a bill in the Florida legislature that would allow batterers' intervention programs to include more faith-based components and ideology, which is currently prohibited. (WLRN)

⚾ J.C. Escarra, a Hialeah native and former FIU baseball player, was named to the New York Yankees' Opening Day roster, becoming the 19th player in the program's history to make it to the Major Leagues. (WSVN)

Gen Zers have begun to break into Miami's home market, new data shows.

Why it matters: High housing costs and a supply crunch have made it harder, especially for younger people, to become homeowners.

The big picture: Gen Z represented 13% of U.S. home mortgage applications in 2024, up from 10% in 2023, according to an analysis by CoreLogic, an industry data provider.

• In the Miami metro area, where the median home price is $512,000, Gen Z homebuyers represented an estimated 6.9% of mortgage applications.

Between the lines: Gen Zers, those roughly ages 12–28 today, are expected to make up a bigger piece of the homebuying pie as they get older.

• CoreLogic researchers analyzed 2024 mortgage applications, accepted or not, and they excluded investors, second-home buyers and cash buyers.

Keep reading: Many young buyers get parental help

Ahead of last night's Heat game, Margie visited the updated team mural at 3550 NW Fifth Ave., where a few new faces are featured.

• Congrats to reader Rosa M. for guessing correctly!

Notably, the mural, painted by artist Kyle Holbrook, no longer includes ex-star Jimmy Butler.

• In his place are Nikola Jović, Kel'el Ware and Andrew Wiggins, who the Heat acquired in the Butler trade and wears his former #22 jersey.
• The mural also includes Kyle Anderson and Davion Mitchell, the other two players the Heat received in the Butler trade.