After gaining final approval for their flagship Ojus/Aventura project coined ‘The Gateway Residences’, Group P6 is resubmitting the project with plans for higher density and other benefits under the Live Local Act. Group P6 is not alone in the rush to secure land or approvals amid the Live Local Act’s impact. In fact, dozens of Live Local Act projects have been submitted in Miami proper alone. Newly submitted plans for ‘The Gateway Residences’ by Idea Architects call for the development to have 365 residential units, 4,300 SF of retail/co-working space, and 443 parking spaces.
Units will range from studio, 1 bedroom, 1 bedroom+den, 2 bedroom, 2 bedroom+den, 3 bedroom, and 3 bedroom+den orientations. The majority of the building will be composed of 1 bedroom and 2 bedroom units, making up more than half of the units proposed. As per Live Local Act requirements, the developer must make 40% of the units affordable, hence at least 146 units will have their rents priced at or below 120% of the Area Median Income.
This marks a significant change from the original 2023 proposal, which included 195 residential units, 453 parking spaces, more than 18,000 SF of retail space, and approximately 100,000 SF of office space. The revised plan nearly doubles the residential density while significantly reducing the commercial footprint. Thanks to the Live Local Act’s provision allowing developers to apply zoning regulations from within a 1 mile radius, the project could update its tower massing closer to NE 26th Avenue. Previous massing were restricted to the east side of the property, as that side was under relaxed density restrictions unlike the west side. Below shows a comparative analysis of massing changes.
The revised development proposal now envisions a 21-story tower reaching 227 FT in height, slightly exceeding the original plan of 17 floors and 208 FT. While current zoning permits high-rises up to 15 stories, the project qualifies for an additional six floors by meeting specific criteria. Likewise, the ground floor which prioritized retail and other uses now features co-working space, a lobby, and more. The project’s pedestrian activation like wide sidewalks and sufficient greenery remained consistent between both proposals.
Before moving forward, Group P6 must demolish the existing properties at 2630 NE 203 St and 2600 NE 203 St and gain approval for the project. If built, it will rise among higher density projects currently sprouting in Ojus, Miami-Dade.
