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Property

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

PB26-0816

1775 COLLINS AVENUE

COMPREHENSIVE PLAN 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 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 renovation and restoration of three contributing historic buildings on the site - the Raleigh, Richmond, and South Seas hotels. In practice, the amendment would apply exclusively to the applicant's property, as no other properties currently meet all qualifying criteria.

From the Letter of Intent

The applicant seeks to amend the City of Miami Beach Comprehensive Plan to increase the maximum allowable Floor Area Ratio (FAR) for the Property from 2.0 to 2.5 for RM-3 oceanfront lots exceeding 100,000 square feet with existing buildings as of January 1, 2026. The FAR increase would yield approximately 66,264 additional square feet of floor area to be allocated across two additional tower floors, enclosed pavilion space, and expanded programmatic space within the South Seas and Richmond structures. The Proposed Project includes 52 residential units, which is a 38% reduction from the 84 units previously approved by the Historic Preservation Board in 2020.

  • Amend Policy RLU 1.1.7 of the Comprehensive Plan 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 hotel structures
  • Partial demolition, renovation, and restoration of three contributing historic buildings (Raleigh, Richmond, South Seas Hotels)
  • Historic preservation and structural restoration of the Raleigh Hotel
  • Historic façade restoration of the Richmond and South Seas Hotels
  • Beautification and landscaping of 18th Street
  • Creation of access points along 18th Street for the Raleigh hotel/pool and Raleigh Residences and Beach Club
  • Integration of an art program featuring local artists throughout the property
Staff Recommendation
APPROVAL

Compliance Findings:

✗ Sea Level Rise: Addressed ✗ Comprehensive Plan: Consistent (as proposed to be amended concurrently) ✗ Land Development Regulations: Compliant (as proposed to be amended concurrently)
Key Issues
  • The amendment is narrowly tailored and effectively applies only to the applicant's single property, raising spot-zoning considerations
  • Proposed FAR increase from 2.0 to 2.5 results in approximately 66,418 additional square feet of floor area
  • Potential increase in load on public facilities and infrastructure due to higher FAR, partially offset by reduction in residential unit count
  • Traffic and mobility impacts from increased FAR, though mitigated by fewer residential units than the approved 2020 project
  • Property is located in a sea level rise-vulnerable oceanfront area
  • The property was unified after November 14, 1998, making it ineligible for the existing 3.0 FAR provision available to similar large oceanfront lots
  • Criterion 8 (traffic congestion) and Criterion 9 (light and air) were rated only 'Partially Consistent'
  • Criterion 12 (substantial reasons why property cannot be used under existing zoning) was rated only 'Partially Consistent'
  • Changes to project design require Historic Preservation Board review and approval
  • Comprehensive Plan amendment requires state agency transmittal and 30-day review period under Florida Statutes Section 163.3184(2)

Documents

Architectural Plans
FAR Plans 06-02-26
20.29 MB
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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