First and Fifth Back to the UDRB with a New Design Following Board Rejection
When multiple developers geared up to showcase their projects to Miami’s Urban Development Review Board last year, approval was not only on the minds of developers: but also architects. One of which was First and Fifth, designed by ODP Architects and led by Oak Row Equities. Yet when presentations concluded, the board rejected the project with the ultimate concern being the lack of cohesiveness between the podium and the building’s main facade. The podium, drawn by inspiration from Salvation Army Citadel’s Venetian Gothic Style, was described as “not even close to that” by Anthony Tzamtzis, a board member of the UDRB. ODP is now back to the drawing board with an updated podium, completely dismantling the tower’s unique arches along the podium. “The simplified arches of the historic building have been reimagined to carry a modernized orthogonal geometry in our proposed design”, “the metal screen’s design abstracted from the historic windows of the Citadel, serves both aesthetic and practical purposes” reflected by Kurt Dannwolf, president of ODP architects. The colors and materials used on the new garage screen create a visually cohesive development, drawing inspiration from Miami’s historic past while still retaining separate identities between the old and the new. Despite minor changes in the design, the skyscraper includes the same plans: a height of 517 FT measuring 45 floors. Likewise, it’ll include 526 units, 161 parking spaces, 530 bicycle parking spots, and 6,637 SF of commercial space, virtually unchanged from the previous submission. Elevations on the other hand have changed to reflect the newly unified podium and facade, as well as showcasing the tower’s homage to the Salvation Army Citadel. The project will subsequently face the board again on January 15th, 2:00PM with hopes of approval. However, it’s worth noting UDRB approval isn’t vital to a project’s overall approval. The project’s location is 49 Northwest 5th St, Miami.
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.
‘The Helm’ Planned in Miami’s Design District With Mixed-Income Units & Office
Helm Equities is planning a 36-story mixed use building in Miami’s Design District according to CityBiz. The development will replace the previously proposed Parterre 42 project, which recently started leasing class A office space at 4201 Northeast Second Avenue. The new building will consist of 278 residential units, 83,338 square feet of office space, 620 parking spots, and approximately 45,000 square feet of retail space. The project will cost 500 million and encompass about 500,000 SF of usable SF. CityBiz also cited a recent Kimley-Horn traffic study, which found a reduction of about 29% to 37% of traffic compared to the previous office space planned. Since the development is taking advantage of the Live Local Act, regulations require that 40% of the units be priced at 120% of the Area Median Income. As a result, the project will have 116 rental units on the lower floors, with condominiums on the upper levels. If the development utilized existing code, the max height would be 5 floors. While official elevations or site plans are not available, the project will add wraparound retail and 35,000 square feet of open space at the ground level to enhance the building’s base. In addition, the tower is split into two sections, with an office portion and a residential portion linked by a courtyard. The building will join a plethora of other developments in Miami by achieving LEED Gold and WELL gold certifications. The Real Deal noted that construction will likely begin in the fourth quarter of 2025, but the date isn’t set in stone. Cube 3 is the official architect. The site is located at 4201 Northeast Second Avenue.
Construction and Tree Permit Filed For 2900 Terrace in Miami
Permitting is progressing for 401 NE 29th St (formally known as 2900 Terrace) in Miami’s growing Edgewater neighborhood. The project filed for a site work permit on October 7th and a tree permit on October 4th. Both permits will prepare the site for vertical construction, likely to commence next year if plans progress smoothly. As per a previous UDRB filing, the tree permit will remove 15 trees of the existing 18 on site. Replacement trees include 38 palms and trees varying from large to medium sizes. Shrubs will be planted as decorative landscape, encapsulating 710 native to imported flora. The project is especially unique in Edgewater due to its emphasis on landscaped open space. While code requires only 6,091 SF of open space, developers intent to build 13,185 SF of landscaped open space. The filed site plan permit will handle excavation, foundation piles, and soil improvements. The general contractor for the project is Coastal Construction. In addition, all permits filed are in the approval process, incorporating both the tree and site plan permit and an additional construction and phased permit. Progress for the tree and site work permit last had activity around Dec 12, 2024. The project was approved by UDRB staff on November 15, 2023, set to feature 324 units, 504 parking spaces, 52 bicycle spaces, and ample retail space in a 32 floor tower. The developer for the site is LNDMRK Development & Oak Row Equities, while the main architect is Arquitectonica.
‘One W12’ Moves Forward With Submission to Miami’s UDRB
Property Markets Group is progressing with plans for One W12, a residential tower set to redevelop an entire block of vacant land in Overtown, previously used to house construction equipment for nearby infrastructure projects. The property was originally granted a City Center MUSP for a 25 floor tower containing 412 residential units and 23,000 SF of retail space. Presently, developers will amend the MUSP to instead feature a 22 floor tower with 372 dwelling units, 208 micro units, 816 parking spaces, and 380 bicycle parking spaces. The development will additionally include an immense array of ground floor uses including town home-style units, bike storage, amenity space, a lobby, and 4,892 SF of commercial space. The original MUSP included three waivers that will be continued onto this project. Of the waivers, most notably is a waiver for a 30% reduction in parking. However, the developer is using none of the benefits because a 30% reduction in parking would mean 196 parking spaces required: the developer is adding more than 800. Elevations feature a 246 FT highrise, shorter than previously approved. The tower’s podium will measure 8 floors of the 22 existing floors. Likewise, the design of the podium is attempting to break up its immense mass by adding a diverse selection of materials, colors, and visual breaks pictured below. Large sidewalks along the project will adorn native greenery and reduce the imposing effect of the podium. Miami planners originally called for balconies, but the architects politely declined, citing balconies reducing the overall feel of the project. The site is located at 1129 NW 1st Court with proximity to the metrobus, the metrorail, the metromover, and the brightline station all within walking distance. Cube 3 is the main architect on record.
36 Floor Highrise Proposed in Edegwater With an X-Bracing Design at 422 NE 29th St
Black Salmon is proposing a 36 floor residential building in Edgewater, all atop a decently sized 44,491 SF lot adorning abandoned parcels, homes, and a church. The church, constructed in 1997 and coined Mission San Francisco and Santa Clara, will be preserved for future use according to site plans. The developer will also purchase a Bonus Floor Area to build the 552,326 SF project that exceeds applicable FLR. When developers purchase Bonus Floor Area, they must contribute to Miami’s Public Benefit Trust fund, which aims to improve infrastructure, transit, affordable housing, or parks. Likewise, the developer is planning density above permitted use. The applicant will pursue excess density via the Attainable Mixed-Income Housing Transfer of Development Density Program. The project will feature 229 residential units, 4,416 SF of retail space, and 397 structured parking spaces. Units range from 1 bedroom, 2 bedroom, 3 bedroom, and 4 bedroom configurations. According to site plan drawings, the church will maintain surface parking while lobby and retail space will front NE 29th St. Although the tower is a generous 36 floors, heights will rise even taller with the highest measurable point reaching 406 FT. The tower’s design is unique with its cross-bracing design extending across the entire facade. Unfortunately, the project proposes a hefty podium with little architectural or artistic flare. Black Salmon is proposing 4 waivers, including a waiver to reduce frontage, side, and rear setbacks above the tower’s 8th story; a waiver to allow parking within the 2nd layer on the principal frontage; and a waiver reducing spacing of vehicular entires, specifically lowering it from 60 feet to 23 feet. The project’s main architect is Arquitectonica. The address is 422 N.E. 29TH ST Miami.
Eight Floor Apartment Building Proposed in Princeton, Miami-Dade
Aconcagua Developers, LLC is proposing a new apartment building in Princeton under a recent pre-application request. The development, designed by Caymares Martin, will measure 8 floors and include 162 units and 307 parking spaces, although only around 209 are required without reductions. The development is proposing no waivers or conditional use permits to increase density, instead solely utilizing the zoning already on the site. After the pre-application is completed, an administrative site plan review will take place. The 2.7 acre lot is located under Miami Dade’s “Princeton Community Urban Center District (PCUC)”, formed to promote density in the growing South Miami-Dade region. Lawmakers adopted the PCUC in 2006 following calls for increased walkability, sustainable development, and residential growth to meet the expanding population. The PCUC and this development itself is safely in the County’s Urban Development Boundary (UDB), which conserves agricultural land to create a buffer between urban areas and the Everglades for environmental conservation and smart development. Because the lot is zoned into two portions, R (lower-density up to 2 floors) and RM (higher density of up to 12 floors), a 2 floor parking garage will be on the R portion and an 8 floor building will be on the RM portion. According to site plan drawings and elevations, the tower will rise 78 floors and include a fairly uniform facade with glass balconies extending about 6 FT. Large sidewalks will also be included, generously extending 28 FT from the lobby to the street. Native greenery will line the sidewalks and street parking. Units range from 2 bedroom or 1 bedroom configurations shown below. The property is located at 12867 Southwest 248th Street, Miami-Dade.
Miami Beach’s “First Street & South Pointe Stormwater Improvements Project” Progresses to Bring Much Needed Flooding Relief
Miami Beach is continuing their progress on a comprehensive stormwater improvements project in the South of Fifth Neighborhood. The project was recently highlighted in a Hybrid Meeting on November 12, 2024 to discuss the latest developments, along with updates on the project’s development phase. The First Street & South Pointe Stormwater Improvements project originally began when its conceptual layout was proposed in 2022. Since then, multiple public meetings were held to incrementally present the design to the community. The design is now mostly complete, with construction commencement likely happening soon. The goal of the project is to decrease flooding while enhancing the walkability, safety, and aesthetics of the neighborhood. A PowerPoint from April, 2024 highlights such improvements for Washington Avenue and 1st Street. An underground water treatment and pump station will be constructed at the intersection between Washington Avenue and First Street. By the pump station will be a newly-built station for above-ground electrical components, such as a generator in case of power outages. All electrical components will be shielded from the public via an enclosure wrapped in greenery and perforated metal. 1st Street will be entirely reconstructed, both for pedestrian safety and road raising. The road will be raised by around 1.5ft to protect homes and businesses from rising waters, while widened sidewalks and native greenery will be included for expanded pedestrian improvements. As per a graphic from early 2024 that’s likely been updated, the road will be cut to 2 lanes: a 50% reduction from the original amount of lanes. Parking will not significantly reduce for 1st Street or for the adjacent Jefferson Ave. In total, proposed infrastructure improvements include 4 drainage wells, with 2 along Alton road and 2 along Washington Avenue. Pictures below show the improvements done to flooding after construction is completed. Ideally, once all planned South of Fifth Neighborhood upgrades are completed, flooding will cease to exist. The project will begin in 4 phases, with the first phase including the underground pump station for $80M, the second phase constructing improvements for 1st street at $24M, and phase 3 and 4 building improvements to both Washington Avenue and Alton Road at $34M and $40M respectively. The total construction timeline is 51 months, or 4 years and 3 months, with the longest phase being phase 4. Construction on 1st Street will close westbound traffic, though one eastbound lane will remain open during the work.
New Design and Specifications Revealed at Earlington Heights Workforce Housing
Earlington Heights, a transit-orientated development in Brownsville, is moving forward with new facade treatments and floor plans. The development was originally proposed in June of 2024 by Vivian Dimond, a principal at Bayshore Grove Capital. Plans showcased two 15 floor towers containing 856 workforce units, 33,827 SF of retail space, and 0 parking spaces due to transit reductions. The development is working to keep most of the original specifications, but with changes to the retail space and parking. The updated plans are reducing the retail space to 29,009 square feet. Reduced retail space derives from lowering the grocery store from 23,590 SF to 20,063 and replacing a front-facing retail space with a leasing center. Included among retail is a daycare center and space for a non-profit. Additionally, there will be 41 additional parking spaces. The 856 units are still 100% workforce, ranging from studios, 1 bedrooms, 2 bedrooms, and 3 bedrooms. Workforce Housing according to Miami-Dade is housing that’s within 60% to 140% of the county’s area median income “($42,600 to $99,400, respectively, for a family of four)”. Elevations showcase two 175-foot, 15 floor buildings that underwent some value engineering. Rather than incorporating large floor-to-ceiling windows along parts of the facade, with white and brown accents, the development will feature a new color palette of white, gray, and red. Both buildings are designed in a U-shape, framing around a central courtyard that hosts a swimming pool and other amenities.The park-and-ride garage, used also by the two towers, will keep its original design. The garage will be wrapped in a facade of blue and purple, along with red stairwells and added landscaping. The development is extremely transit-orientated, flanked by a metrorail station leading to Downtown Miami and a Metrobus depot. Unfortunately, the amount of bus drop-off stations at the depot will be slashed by around half, reduced from 15 to 6, creating future dents in bus-ridership near the Earlington Metrorail station. In all, the developer is hoping housing nearby the Earlington Metrostation will spur not only transit ridership, but further capital investment in the area. The development is designed by Arquitectonica. The location is 2100 NW 41 Street.