Miami Beach Rejects Southgate Towers Redevelopment Plan
Planning officials denied a proposal to replace existing towers with two 38-story buildings due to zoning conflicts.
Updated on Oct. 30, 2026 in Commercial
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Miami Beach planning officials rejected a proposal to replace the Southgate Towers with two 38-story buildings. The redevelopment application was denied because the site is zoned for residential use, while the Live Local Act specifically targets industrial, commercial, and mixed-use districts.
Why it matters
This decision limits the potential for high-density expansion at the 910 West Avenue property, maintaining the current scale of the two existing 14-story residential buildings. It highlights how strict local zoning laws continue to shape the feasibility of state-level housing initiatives in high-density areas.
The proposed 38-story redevelopment would have included 264 condominiums and 178 workforce rental apartments. Current zoning at the 910 West Avenue site does not meet the requirements for Live Local Act projects, which mandate designated affordable units for households at 120 percent of the area median income.
The players
Blackstone Real Estate
An international investment firm that manages large-scale property portfolios and acquired the Southgate Towers owner in 2024.
Southgate Towers LLC
The property management entity that filed the unsuccessful redevelopment application for the West Avenue site.
The details
The city planning director rejected the application because the site is currently zoned exclusively for residential use. The Live Local Act, which incentivizes developers to include workforce housing, only applies to properties located in industrial, commercial, or mixed-use districts. The developer can pursue an administrative appeal to the city board of adjustment to challenge this determination.
Timeline
Late 1950s and early 1960s: Original construction of the Southgate Towers complex.
2023: Air Communities purchased the Southgate Towers property for $250.5 million.
2023: The Florida Live Local Act was initially approved.
2024: Blackstone Real Estate acquired Air Communities.
October 8, 2026: Southgate Towers LLC submitted the formal redevelopment application.
The Home Front
The rejection reflects a broader tension between local residential zoning controls and state-level density mandates designed to address housing affordability. It underscores how existing neighborhood land-use designations can override state initiatives intended to incentivize high-rise workforce housing.
Residents of Southgate Towers at 910 West Avenue should monitor upcoming city board of adjustment hearings for updates on the developer's next move. Property owners in the surrounding area should stay informed about potential land-use changes that could affect local density and infrastructure.
The takeaway
The denial of this 38-story plan means the current 14-story towers at 910 West Avenue will remain as they are for now. Residents should note that the developer still has the option to appeal this ruling through the city's board of adjustment process.
Further reading
Learn more about local land-use developments in the Miami Beach Commercial section.
Source note: This article includes information reported by The Real Deal New York.
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