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An entire city block in Brickell that’s remained vacant more than a decade is targeted for a large three-tower mixed-use development.
With a current project name of 1420 S Miami Avenue, the owner-developers are promising more than 2.7 million square feet of floor area and 1,255 residential units, a mix of condos and rental apartments.
The project was considered Feb. 16 by the City of Miami’s Urban Development Review Board, which voted unanimously to recommend approval.
Along with three residential towers and two abutting podiums, the project is to include about 18,969 square feet of commercial-retail uses and parking for 1,646 vehicles and 3,753 bicycles.
The city’s Miami 21 zoning code calls for a minimum open space of 12,011 square feet and the developer is providing 21,806 square feet.
The tallest tower is to be 938 feet 8 inches, the shortest 604 feet 4 inches.
The developer earned review board praise for the design, one member calling it exceptional.
Mast Capital is identified as applicant. The owner is listed as 1420 S Miami Acquisitions CP LLC, 1420 S Miami MF Tower 1 Owner LLC and 1420 S Miami MF Tower 2 Owner LLC.
The property is about 2.76 acres, bounded by South Miami Avenue on the east, Southwest 14th Terrace on the south, Southwest First Avenue on the west, and Southwest 14th Street on the north.
The site has four frontages, with principal frontage on South Miami Avenue and secondary frontages on First Avenue, 14th Terrace, and 14th Street.
Arquitectonica is designing the sweeping skyline project.
Attorney Iris Escarra, representing the owner-developer, said plans confirm the project is “as of right” and complies with Miami 21 without the need for any waivers.
A couple of review board members acknowledged how rare it is that a project this size comes without waiver requests.
Board member Willy Bermello said, “That’s kind of nothing short of extraordinary. I’ve been here more than 20 years, and I don’t think we’ve seen a project of this magnitude without waivers. I congratulate the team. Not bad.”
“That’s correct, it is all as of right, but it has challenges,” said Bernardo Fort-Brescia of Arquitectonica about the site.
Those include being close to the Metromover’s elevated guideway, a street configuration forcing all driveways onto three of the four streets, and a site that is not a perfect rectangle, he told the board.
The pillars of the Metromover to the north negate curb cuts on that side, he noted. The project is also not entitled to any parking reductions.
One goal of the project is to extend further active commercial uses along South Miami Avenue, with nice deck areas in front for food and beverage businesses that flow into the exterior, and to expand retail on that street, said Mr. Fort-Brescia.
In a letter about the project, Ms. Escarra said the property is the site of the previously approved Capital Brickell Major Use Special Permit (Capital MUSP), which expired in 2015.
The property has since changed hands, she said, with Mast Capital recently closing on the land.
“The project proposes three total residential towers above two abutting parking podiums. The project has a frontage length exceeding 340 feet and a cross-block pedestrian passage is provided … All vehicular access is from secondary frontages and the project provides various civic space types throughout the property, which serve to create gathering areas for residents and the public,” Ms. Escarra wrote.
She said the project provides the required numbers of vehicle and bicycle parking spaces, with no required reductions. “Please note that the project utilizes (a zoning ordinance) provision allowing up to 20% of the required vehicular parking spaces to be substituted for bike parking racks at the rate of six bike spaces for each required parking space,” she wrote.
“You’ve done a commendable job. Well done,” said newly elected Chairman Ignacio Permuy. “It will have an instant positive impact to the city there. Congratulations.”
Mr. Permuy asked if the owners considered bringing the towers on the northeast all the way down to anchor at street level.
Mr. Fort-Brescia responded, “There is a setback requirement for the tower. Unfortunately, the code reads that way. Yes, it’s pretty tight in there. It is a limitation we faced.”
Mr. Bermello said, “Yes, it’s one of the problems with Miami 21. Towers always are sitting on a podium and never touching the ground, and it messes with the design. I wish it was anchored to the grade.”
Mr. Permuy asked if the development will rise in phases.
Ms. Escarra said there will be two building permits but the work is to occur at the same time.
“You’ve done a great job in the massing. The circulation is very clear … the pedestrian experience, it works … you did an exceptional job,” said Mr. Permuy.
Board member Neil Hall said he wanted to congratulate the developer’s team for a design that needs no waivers. “It’s a wonderful project.”
https://www.miamitodaynews.com/2022/02/22/3-tower-brickell-residential-blockbuster-wins-quick-ok/
