Southern Miami-Dade is nothing short of low density. The region is home to a seemingly equal population of agricultural products and people alike, with newly developed subdivisions in walking distance from farms. But neighborhoods such as Naranja, Princeton, or Goulds have been facing a large transformation in recent years. Driven by limited land within Miami-Dade’s Urban Development Boundary and growing housing demand, developers have rapidly built medium density apartments, filling nearly every lot available along the South Miami-Dade Busway. But one developer is taking this transformation to another notch: RSS Developers. Rather than following the trend of 5-8 story buildings, the company is planning to build a 25 floor building on a wedge-shaped 1.42 acre lot.
The highrise, designed by Modis Architects, will include 300 residential units, with a mix of studios, one, two, and three bedroom apartments. One bedroom units are the most common typology, making up 37% of the total inventory. This level of high density development is only made possible by the Live Local Act, which actually allows more units at a maximum of 320. In exchange for the added density, 120 units will be set aside as workforce housing, priced at or below 120% of the Area Median Income.
The ground floor will oversee a range of uses, including 5,919 SF of commercial space, a lobby/leasing area, a bike parking room, and other miscellaneous uses. One of the most significant changes to the current site is the addition of wide sidewalks and enhanced landscaping. This transformation is beneficial for pedestrians who currently rely on a thin strip of sidewalks to traverse the busy and notoriously dangerous South Dixie Highway.
The development will also provide a total of 290 parking spaces, split between on-street parking and spaces within its 6-story podium. This total accounts for several parking reductions available to the property, such as a 25% reduction for workforce housing and a 30% reduction for being within a quarter-mile of a bus stop, among others.
As for the building’s height, the 25-story tower is set to reach 262 FT, which complies with current regulations. For instance, Live Local Act developments are permitted to match the maximum height allowed within a one mile radius. In this case, a nearby property located 0.57 miles away permits buildings up to 25 stories tall, enabling this project to follow suit.
The entirely vacant lot at the corner of S Dixie Hwy & SW 214 St requires little site work before construction can begin. If the tower breaks ground, it will be a moniker not only for future development in South Miami-Dade, but also the lengths development under the Live Local Act can go.
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Good afternoon, the address is unfortunately only logged on google map services under 11011 SW 170th Terrace, Goulds, which can generate some confusion as certain browsers show it as 11011 SW 170th Terrace, Miami instead. To clear up confusion between the two addresses, the article has been changed.
Please edit the article to reflect the accurate location of the proposed development. It is at the intersection of SW 214th Street and South Dixie Highway. There is no assigned address as yet.