AHF Breaks Ground on Little River Plaza, a 250-Unit Affordable Housing Community
In Miami’s Little River neighborhood, where housing affordability remains a growing concern, a new development is moving forward with the goal of expanding access to supportive housing. The Healthy Housing Foundation, a subsidiary of the AIDS Healthcare Foundation (AHF), recently broke ground on a 12-story residential project aimed at serving individuals and families in need of housing assistance, including those experiencing homelessness. The project, designed by Glavovic Studio, was marked by a ceremonial groundbreaking held on January 23rd between 10:30 A.M. and noon. The event took place at 7952 NE 3rd Avenue, the site where the building will rise. The 0.9-acre property was acquired by the AIDS Healthcare Foundation for $6 million in 2022 and was previously occupied by a single-story strip mall and surface parking lot. Demolition of the existing structures was completed in 2023, and recent activity on-site, including site work, signals the start of vertical construction. View this post on Instagram A post shared by AIDS Healthcare Foundation™️ (@aidshealthcare) Coined as Little River Plaza, the project will deliver 250 affordable housing units targeted to households earning up to 50% of Miami-Dade County’s Area Median Income and below. The unit mix will consist of micro-studios and one-bedroom residences, with sizes ranging from approximately 380 to 540 SF. The groundbreaking event was attended by Mayor Eileen Higgins, who noted ‘you will not meet anyone in Miami that doesn’t know someone who is struggling to pay the rent’. At the heart of the building, residents will share a large common space, designed as a multi-story open-air atrium. The space functions similar to a hotel-style courtyard, providing lighting and fresh air to circulate throughout the structure. At ground level, the high-rise will include a designated drop-off zone and a total of 205 parking spaces, including five on-street spaces reserved for guest use. In addition to parking, the project will include 2,888 SF of ground-floor retail space designed for a single tenant. While no retailer has been announced to date, the space will be supported by widened sidewalks, on-site landscaping, and other pedestrian-oriented improvements intended to activate the street frontage. Glavovic Studio approached the design with cost efficiency as a core principle, allowing the project to pencil out while maintaining affordability. Architectural elements such as balcony railings are repeated across the podium to limit the need for custom materials and reduce construction costs. The zig-zagging aluminum balconies and parking screens serve a dual purpose, helping to reduce solar heat while adding visual movement and texture to the facade. According to architectural elevations, the building is expected to rise 134 FT at its tallest point. Permitting activity at the site has been active, with a master construction permit, electrical permits, and other required approvals now being issued. Gomez Construction Company is listed as the project’s general contractor. Once complete, Little River Plaza will join a growing pipeline of new development in Little River, much of it centered on affordable and workforce housing. The site was selected in part for its proximity to transit and daily amenities, including direct access to a bus stop along the property frontage.
The Mark, a Long-Debated Student Housing Project Near UM Moves Forward Under County Control
A student housing proposal near the University of Miami that has drawn years of debate is moving again through the approval process, following a recent filing by Landmark Properties with Miami-Dade County. Planned for 1250 S. Dixie Highway in Coral Gables, the project calls for an eight-story student housing project located just steps from the University Metrorail Station. Designed by Behar Font Architecture, the development would mark Landmark’s second student housing project in the city if constructed. The latest submission, filed in mid-January, reopens long-running discussions surrounding allowable height, density, and zoning authority in the area. The proposal was first introduced in 2023 as a two-building concept on a 3.17-acre site, currently occupied by a mid-century shopping center and surface parking. Early versions were reviewed locally by Coral Gables’ Development Review Committee, but stalled amid growing concerns over the project’s scale. As city-level approval became increasingly uncertain, the development team shifted its attention for approval under Miami-Dade County’s Rapid Transit Zone. The designation, which was granted last year, transferred planning and zoning authority to the county, opening the door to higher-density development adjacent to major transit infrastructure, effectively pushing the project beyond the hands of Coral Gables politicians. In response, Coral Gables later pursued its own University Station transit overlay in an effort to retain local design review and architectural control along the corridor. However, by that point, the project had already transitioned into the county approval process, significantly limiting the city’s ability to directly influence the proposal’s scope or configuration. While the proposal has now been formally submitted under Miami-Dade County jurisdiction, the project’s overall density remains unchanged: a silver lining for some concerned residents. Plans first outlined in 2024 called for a total of 393 residential units, a figure that has been carried forward into the current submission. The unit mix will range from studios to five-bedroom residences, with four-bedroom units representing the most common configuration. Residents would have access to a comprehensive amenity program, including a pool deck with outdoor seating and lounge areas, covered terraces, a wellness suite, study lounges, a fitness room, and a centrally located courtyard. The project also proposes 680 parking spaces, despite county code allowing zero required parking for transit-oriented developments. In addition to serving student residents, the parking supply is intended to support eight ground-floor retail spaces totaling 14,960 SF. At street level, the development would introduce widened sidewalks, updated landscaping, and a vehicular entrance to the parking garage accessed from Madruga Avenue, a nearby residential street where most site-related traffic would be directed. One of the more notable changes tied to the county submission involves both the building’s form and height. The project has shifted from a two-building layout to a single, more unified massing. At the same time, the height has increased modestly, rising from the previously proposed eight stories (or 97 FT) to nine stories (102 FT) at its tallest point. Architecturally, the updated design adopts a contemporary palette of whites and light grays, incorporating stucco finishes, score lines, metal balconies, impact-resistant glazing, and trellis elements. The revised approach is a byproduct of the county’s design playbook, which places fewer constraints on setbacks and architectural style than Coral Gables’ code, allowing the project to move away from Mediterranean design requirements and toward a more modern proposal. While the project may be controversial, especially over its visual impact, there is little the city can do. That concern was raised months ago during public discussions, when Vice Mayor Rhonda Anderson warned that prolonged delays would push developers to seek county oversight instead. At the time, she warned that doing so would likely result in larger projects with fewer setbacks, weaker design controls, and diminished opportunities for resident input. With the proposal now firmly under Miami-Dade County’s jurisdiction, that scenario has effectively played out. Plans were submitted only yesterday (January 21st), meaning the approval process is still in its early stages and further design revisions remain possible. According to sources, the property is currently under contract but has not yet changed hands. The most recent recorded sale of the site occurred in 2015, when it sold for approximately $4.2 million.