Early Live Local Plans Released for ‘Azul at Blue Lagoon’ near Miami International Airport
Keystone Holdings has released preliminary plans for apartments blocks away from Miami International Airport. The development was filed on January 6th, 2025 under a pre-application request. As per a written statement and multiple detailed plans, the plans will progress pursuant to the Live Local Act and Miami-Dade’s Workforce Housing Development Program, adding at least 114 workforce units out of the 284 proposed. The units will range from studios, 1 bedroom/1 bath, 1 bedroom/1 bath + den, and 2 bedrooms/2 baths. The smallest unit size is a 464 SQFT studio. Among the 284 proposed units is 266 parking spaces reduced from a required 439 spaces via a 25% parking reduction. This parking count is entirely possible due to the property being within 660 FT of a smart corridor. In addition, the development includes no retail space or office space, although it’s worth noting the plans are still extremely early regarding stages of design. The developer is requesting 4 administrative changes, ranging from increases in lot coverage from 40% to 50%, to a reduction in the number of parking spaces lower than the 25% reduction already filed. Lastly, elevations and site plans showcase a development measuring 16 floors to 156 FT, with lobby space fronting NW 57th Avenue. These elevations feature a parking podium wrapping around the entire base, totaling 3 floors. The property is positioned at 1200 NW 57 Avenue, Miami, Florida 33126. The official architect is FORMGROUP.
80 Floors in Miami’s Omni District From the Live Local Act? The CITT Annual Workshop Weighs in.
Miami’s long-awaited ‘Citizens Independent Transportation Trust’ held its municipal workshop last month. Attendees discussed a plethora of topics including Miami’s SMART Program, biking networks, and future projections. However, one agenda item stood out the most due to its unique findings: the impact of the Live Local Act on Miami. Background on the Live Local Act The Live Local Act was passed on March 23, 2023 but later updated in 2024. It seeks to supersede local government regulations concerning height, density, and zoning to improve housing costs by streamlining the development of workforce and market-rate housing. This is accomplished by applying the existing zoning from a property located one mile away to the new site. The law has also removed rent control, intending to instead utilize city-owned, commercial, or industrial properties for appropriate workforce housing development. Developers who choose to build upon underutilized land may qualify for expedited building permits, reduced parking requirements, or even tax credits. To qualify, plans must allocate 40% of existing units as affordable and ensure that over 65% of usable square feet is designated for residential use. According to state law, affordable housing is considered to be at 120% of the area median income, which some critics argue is still too high to be really considered ‘affordable’. What Did They Find? A PowerPoint presented last month revealed that Miami currently has 23 Live Local projects already submitted, a number likely to have increased since then. The heights of these projects range from 8 to 45 floors, totaling 8,723 units and 9,669 parking spaces. Most units are clumped near Wynwood and Edgewater, but developments go all the way to city boundaries. A context map taken from Arquitectonica’s 2110 N Miami Avenue presentation shows that large areas in Edgewater and the Omni District are set to benefit from heights of up to 80 floors, with potentially unlimited floors via added benefit heights. Although 80 floors can’t be built due to FAA regulations, neighborhoods such as Overtown and Wynwood will still reap significant advantages, as existing height limits restrict higher development. Even the newly named ‘Wynwood Norte’ neighborhood can see developments rising up to 36 floors with a 24-floor bonus height, with FAA height limits at 500 FT and 450 FT at the end of the neighborhood. From 24 Floors to 80 Floors Take 1361 NE 1 Avenue in the Omni District as an example. Current zoning under ‘Urban Core Transect T6-24‘ permits a maximum height of 24 floors. With the live local act and T6-80 lots (lots that permit 80 floor buildings) less than a mile away, the property now gains from almost unlimited height. Despite the heights being misleading because of FAA regulations allowing a 649 FT maximum height, that still encapsulates about 64 stories which is much higher than any other existing building in the neighborhood. For example, Art Plaza built by the Melo Group is a 32-floor building recently completed in the Omni District using T6-24 zoning. Located less than 50 feet from 1361 NE 1 Avenue, it’s restricted to a maximum height of 24 floors, or up to 48 floors if it meets certain city benefits. This 48-floor limit is considerably lower than the 649-foot height cap permitted by the FAA and the Live Local Act. The Live Local Act ultimately marks a shift away from local governments and conventional zoning, reshaping not just Miami but cities across Florida. Given the prospects of high-rise buildings detailed in this report, community stakeholders need to participate in discussions that balance density with the quality of life. Additionally, the increase in workforce housing alongside a greater housing supply will ultimately help alleviate Miami’s housing crisis.
Cymbal Proposes Mixed-Used Tower in Miami With 239 Affordable Units
Cymbal Development is proposing a new mixed-used tower in Miami’s Midtown neighborhood designed by Arquitectonica. Like many other developments, the property is planning to utilize Florida’s recently passed Live Local Act, which allows sites to have added density, height, and parking reductions if 40% of the units remain affordable for 3 decades. According to the site plan, the development will include 598 units, although 1,357 units are permitted. 239 units will be affordable (120% AMI) and 359 will be market rate. All affordable units will be studio apartments ranging from 420 SF to around 470 SF. Also included is 18,108 SF of retail space and 4,547 SF of office space. Miami 21 code mandates that the development has to provide 815 parking spaces. Nevertheless, the developer has the option to request a waiver for a 30% reduction, which would bring the required number down to 570 spaces. They plan to use only part of this waiver, leading to 654 spaces instead. This exceeds the suggested 1:1 ratio between units and parking needed to ensure sustainable development in Miami. The developer is proposing 3 waivers in total, the parking reduction waiver is not part of that. Site plan drawings reveal adequate pedestrian activation such as units lined along the podium, a more than 20 FT sidewalk, greenery, and outdoor seating. Elevations indicate the tower to be 35 floors or 400 FT to the elevator, making it the tallest tower if built in Midtown. The property is located at 3466 N Miami Avenue. It’s well within multiple bus stops and the awaited Northeast Corridor rail project.