Miami International Airport height rules limit Flagami project

A developer is proposing a mixed-use residential project near Miami International Airport, in Miami’s Flagami neighborhood.

The city’s Urban Development Review Board voted unanimously to recommend approval, with one recommendation for the developer to explore increasing the height of the ceiling for the ground floor retail.

Rilea Management LLC is listed as the development representative of owner and applicant Atlantic Voyager LLC for the project with a working title of Airport Site, planned for 4301 NW Seventh St.

The property is southeast of the airport, at the northwest corner of Northwest 43rd Avenue and Northwest Seventh Street.

The plan calls for a six-story building housing 162 residential units and about 7,800 square feet of retail.

Javier F. Aviñó, an attorney representing the applicant, wrote of the project: “The immediate surrounding context is characterized primarily by commercial and multi-family residential uses. The proposed project will complement the neighborhood through the introduction of needed residential and retail uses, while keeping within the context and scale of the area.”

As a result of proximity to Miami International Airport, the design must accommodate height limitations imposed by the FAA and does not maximize development capacity, said Mr. Aviñó.

The developer is requesting waivers from conditions imposed by the Miami 21 zoning code.

“Several of the requested waivers … help to alleviate the practical design challenges created by these height limitations,” wrote Mr. Aviñó.

The waivers ask for:

■A reduction in drive aisle width from 23 feet to 22.

■A 10% reduction in required parking. “Applicant seeks to reduce the square footage dedicated to off-street parking within the project and instead dedicate that space to uses that more positively contribute to the neighborhood, such as ground floor retail, which will improve the pedestrian experience at street level, and residential units lining the garage, which will add housing and improve the aesthetic character of the building,” says the request.

■An increase in maximum lot coverage. It reads, “The project’s height is limited due to its proximity to the airport. In order to offset the development restrictions caused by this reduced height while still providing an activated mix of uses along the ground floor, maintaining proper internal circulation, and meeting all required setbacks, the applicant requests an increase in the permitted lot coverage from 80% to 88%.”

■A loading berth substitution, one commercial loading berth with two residential loading berths.

■An increase in above-ground parking frontage.

The project was designed by architectural firm Anillo. Toledo. Lopez, LLC.

There will be two entrances to the garage on the north and south, with two levels of parking.

Board Chair Ignacio Permuy said, “Looking at the ground floor elevation, you did a beautiful design. I think you did a real nice job.”

Board member Ligia Ines Labrada complemented the design of a prominent entrance to the building that will create “a lot of activation to that area, which is desperately needed.”

She also said she likes the scale of the interior courtyard.

“I agree, you designed a very pleasant building,” said board member Anthony Tzamtzis.

He asked the height of the ceiling in the retail level, and was told 11 feet.

“That’s a little low – we like to see 15,” he said.

Board member Willy Bermello asked the total building height and was told 60 feet 11 inches.

Board member Gia Zapattini said the long, closed-in corridors without daylight would be really dark, even with artificial lighting. She asked the developer’s team to consider redesigns near the stairs to bring in daylight on all floors.

Board member Fidel Perez said, considering the restraints of that site, “you guys have done a good job.”

But Mr. Perez was critical of a planned courtyard and swimming pool.

“The pool and courtyard doesn’t work … no sun, a lot of noise … maybe you can do better,” said Mr. Perez, suggesting the courtyard be open to the exterior of the site.

He said overall it’s a nice project, “It’s a shame you can’t go higher.”

The building will be a market rate rental.