A developer is proposing a mixed-income housing project in Fontainebleau under Florida’s Live Local Act, continuing a trend of residential developments emerging in commercial and industrial zones. Keystone Holdings plans to build the multi-story high-rise on commercial land near Midway Crossings, a major shopping center home to high traffic and zero high density residential. The project, named Keystone Midway, is making use of improved density, quicker approval times, and other benefits like parking reductions associated with the Live Local Act. If built, the development hopes to establish a mixed-use environment in an environment currently dominated by commercial uses.
The development will include the construction of 477 units, with at least 40% of the units designated as “affordable/workforce” housing. This translates to 191 affordable units, priced at or below 120% of the Area Median Income. Units will range from 1 bedroom, 1 bedroom/den, and 2 bedroom apartment orientations. Based on rent cap data from Bilzin Sumberg, developers are allowed to price one-bedroom units at $2,788 and two-bedroom units at up to $3,345, which heightens concerns regarding the true affordability of all Live Local Act projects, not just Keystone Midway. Because the development utilized the Live Local Act, density boosted from an allowable 125 dwelling units per acre to an allowable 250 dwelling units per acre.
To house said units, located within the tower’s podium are 639 parking spaces, reduced from the 792 required spaces under code. This reduction was made possible through a 25% parking reduction waiver for workforce/affordable units in Miami-Dade. All parking spaces will be masked from the public with the inclusion of podium-lining units, allowing for enhanced pedestrian activation and aesthetics. The property is also fronted by a bus station, giving residents mobility options.
While the plans are still a draft, the developer is proposing a range of uses on the ground floor, from 8,624 SF of retail space to residential amenity space like a pool, hot tub, and more. Existing sidewalks of around 5 FT will be expanded to a maximum width of around 30 FT. Although greenery is not included in the site plan, the developer will likely provide it given code requirements.
Lastly, elevations provided by FORMGROUP Architecture, the architect responsible for prelimintary drawings, showcase a tower rising 18 floors or measuring 183 FT. This height not only eclipses the nearby building, but rises akin to a residential tower at 9595 Fontainebleau Blvd: the current tallest in Fontainebleau, FL. Although the Live Local Act allows for increased height limits, this benefit is not needed on this property as current code actually allows for unlimited building height.
As of now, no permits have been filed for the site: none for demolition, building, or site planning. While the developer is required to obtain all of these before breaking ground, if this project moves forward, it could become one of the first examples of Live Local development actually taking shape in Miami-Dade, especially in areas farther west where no such projects have broken ground to date.