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Property

Image extracted from submitted plans. See full documents in the attachments section below.

PB26-0815

1775 COLLINS AVENUE

LDR AMENDMENT

The following summaries were generated by AI from the official documents linked below. They may contain errors. Please refer to the original documents for authoritative information.

Proposal

A new property owner at 1775 Collins Avenue (the Raleigh Hotel site) is requesting amendments to the Land Development Regulations and Comprehensive Plan to increase the maximum Floor Area Ratio (FAR) from 2.0 to 2.5 for RM-3 zoned oceanfront properties within the Miami Beach Architectural District that have a lot area greater than 100,000 square feet and contain an existing contributing building as of January 1, 2026. The proposed FAR increase of 25% would result in approximately 66,418 additional square feet of floor area and is intended to facilitate the preservation and restoration of three contributing historic buildings on the site. In practice, only the applicant's property currently qualifies under the proposed criteria, making this a narrowly tailored amendment.

From the Letter of Intent

The applicant seeks to amend Section 7.2.6.3a of the Miami Beach Resiliency Code to increase the maximum allowable Floor Area Ratio (FAR) for the Property from 2.0 to 2.5 for RM-3 oceanfront lots greater than 100,000 square feet containing a contributing historic building as of January 1, 2026. The Property encompasses three historic hotels - the Raleigh, Richmond, and South Seas - located at 1751, 1757, and 1775 Collins Avenue, totaling approximately 132,836 square feet. The FAR increase would yield approximately 66,264 additional square feet to support a mixed-use redevelopment including a residential tower, pavilion, and expanded programmatic space within the historic structures.

  • Amend Section 7.2.6.3a of the Resiliency Code to increase maximum FAR from 2.0 to 2.5 for qualifying RM-3 oceanfront lots
  • Addition of two (2) floors to the approved residential condominium tower
  • Enclosed program space within the pavilion at the Northeast portion of the site
  • Expanded programmatic space within the South Seas and Richmond historic structures
  • Partial demolition, renovation, and restoration of three contributing historic buildings (Raleigh, Richmond, South Seas Hotels)
  • Construction of 52 residential units (reduced from 84 previously approved)
  • Continuation of 60 hotel units, 690 restaurant seats, and 206 square feet of commercial retail space under existing Master Permit BC2116998
  • Historic preservation and restoration of the Raleigh Hotel
  • Historic façade restoration of Richmond and South Seas Hotels
  • Beautification and landscaping of 18th Street with access points for hotel, residences, and beach club
Staff Recommendation
APPROVAL

Compliance Findings:

✗ Sea Level Rise: Addressed ✗ Comprehensive Plan: Consistent ✗ Land Development Regulations: Compliant
Key Issues
  • FAR increase from 2.0 to 2.5 (25% increase) resulting in approximately 66,418 additional square feet of floor area
  • Amendment is narrowly tailored - no other properties currently qualify under the proposed criteria besides the applicant's property
  • Potential increase in load on public facilities and infrastructure due to higher FAR
  • Traffic impact partially mitigated by overall reduction in residential units compared to the approved 2020 project
  • Property was unified after November 14, 1998 and therefore ineligible for the existing 3.0 FAR provision available to similarly sized lots
  • Revised project design will require review and approval by the Historic Preservation Board
  • Site is located in an area vulnerable to sea level rise impacts in the long term
  • Construction is currently underway under the previously approved 2020 permits
  • Proposal is partially consistent on traffic/light-and-air criteria, raising minor concerns
  • Comprehensive Plan amendment requires expedited state review process under Section 163.3184(2), Florida Statutes

Documents

Property Details
Lot Size Greater than 100,000 square feet
Applicant New owner of 1775 Collins Avenue (name not specified in document)
Meeting

Tuesday, July 7, 2026

09:00 AM

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