Significant new housing is coming to Miami’s Overtown neighborhood in the form of a 25-story building with 413 multi-family apartments.
Developer RNG Overtown LLC plans to build the project, Overtown Block 19, at 105 NW 11th Terrace.
The city’s Urban Development Review Board recommended approval of the project.
Along with the new apartments, the building will offer more than 23,000 square feet of ground floor retail, together with off-street parking, and an extensive amenity program including a landscaped pool deck.
Marissa Neufeld, an attorney representing the developer, said the property is within the Southeast Overtown/Park West Community Redevelopment Agency (CRA) area of the city and is currently unimproved land.
The site is within a Transit Oriented Development (TOD) area.
The property fronts Northwest 11th Terrace to the south, Northwest First Court to the west, Northwest 12th Street to the north and Northwest First Avenue to the east.
The project was first approved more than a decade ago by the city as a Major Use Special Permit (MUSP), but never built.
The project was redesigned and the developer is back asking for what it described as minor modifications.
The review board first heard the updated project in February. Several members had concerns about the project, saying the application package was incomplete and the proposed modifications were more than minor.
The original proposal was for a 27-story building and 340 apartments. Some board members said the rise in residential units to 413 is more than a minor modification.
Ms. Neufeld had pointed out the plan presented in February did have more residential units but the overall floor area was reduced from the original plan.
The project stalled on two 3-to-3 tie votes. City rules dictate that a tie vote requires the case to come back to the board at its next meeting.
Ms. Neufeld said the latest presentation last week addressed issues brought up in February, and afforded the board a chance to do a side-by-side comparison of the original MUSP and the new project dimensions.
“We heard your concerns and we took it to heart,” she told the board.
The project is designed by Nichols Architects of Coral Gables.
One of the architects pointed out several changes that were made after the February meeting, including: redefining the entrance; adding more glass to the corners; repositioning the parking podium to align better with the floors above; adding more landscaping, and more.
In a letter to the city Ms. Neufeld wrote, “The proposed Development incorporates modern design with a high level of on-site amenities. This will create a new, active community. The on-site commercial use will draw people to the area and enliven the streetscapes.”
She said the project will help improve the neighborhood “by targeting commercial and cultural ventures that will provide life sustainable jobs to residents in the Overtown community. The Development will create construction jobs, as well as permanent jobs for on-site facilities maintenance, and the commercial use.”
The developer is requesting waivers allowing for:
■Up to a 30% reduction of required parking for a development within one-half mile of a TOD or one-quarter mile of a Transit Corridor.
■Above ground-floor parking to extend into the second layer of the primary frontage above the first story.
■Above ground-floor parking to extend into the second layer beyond 50% of the length of the secondary frontage or height of the pedestal.
■The substitution of one industrial loading berth for two commercial loading berths.
“Thank you. You’ve done a lot of work in a short time. Nice presentation,” said Chairman Ignacio Permuy.
Board member Anthony Tzamtis said the presentation was much clearer, and “I like what I see. I can understand the changes that you did. I am supportive of your project.”
Board member Ligia Ines Labrada said, “I have the same sentiment … the emphasis to the lobby, now you do have a main entrance.”
Board member Agustin Barrera said, “It’s a great improvement.”
Board member Gia Zapattini agreed the plan was improved overall, saying “the aesthetics are much better … very cohesive.”
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