Project OK’d for Overtown to include micro-dwellings

A real estate developer plans to bring more housing to Miami’s Overtown/Park West community, including micro-dwellings.

Block 19 Owner LLC plans to construct ONE W12 residences at 1129 NW First Court, a 22-story mixed-use tower, home to 372 residences, about 4,892 square feet of commercial space, and a parking podium for more than 800 vehicles.

The city’s Urban Development Review Board unanimously recommended approval of the project, with these conditions:

■Developer to make some effort to improve the visual quality of the top deck above the parking podium, using landscaping or having amenities on top, for a more pleasant view for the residents looking down.

■Rethink the material choices used on the podium.

■Reconsider the design of an eyebrow element to bring more continuity to the façade.

Under the city’s Miami 21 zoning code, micro dwellings are allowed with approval of a warrant. The minimum unit size is 275 square feet and the maximum is 400 square feet.

In adopting the amendment that permits micro units, the city commission noted that the smaller units have stronger occupancy rates than typical apartments and that individuals are attracted to micro dwellings because of a desire to sacrifice space for lower per unit cost and proximity to transit, employment, and vibrant mixed-use neighborhoods.

Attorney Javier F. Aviñó, representing the developer, said the property occupies an entire city block, and is bounded by Northwest 12th Street to the north, Northwest First Avenue to the east, Northwest 11th Terrace to the south, and Northwest First Court to the west.

The surrounding area is characterized primarily by vacant lots, some residential and commercial uses, and the Brightline passenger rail, Metrorail, and I-395 rights-of-way nearby.

The property is in the Southeast Overtown/Park West Community Redevelopment Agency area (CRA) and one of the city’s Transit Oriented Development (TOD) areas.

In a letter to the city Mr. Aviñó wrote, “The project will complement this urban neighborhood through the introduction of greater residential density, in addition to a mix of commercial and office uses within the building that will serve residents and visitors alike. The project will strengthen the dense, mixed-use, and walkable nature of Miami’s urban core.”

He said first story uses will include a residential lobby, resident amenity space, ground-floor retail, bike storage facilities, and eight townhouse-style residential units on the northwest corner. These varied ground-floor uses will activate the pedestrian realm and screen the interior vehicular uses, he said.

On the second through eighth floors, the project will include a garage containing 816 parking spaces screened with an architectural treatment.

Mr. Aviñó said, of the 372 residences, 208 will be micro dwellings. A residential amenity deck is proposed for the roof of the tower.

The property consists of nine separate parcels, about 1.37 acres.

Another project was first planned for the site, and in 2011 the city commission approved a Major Use Special Permit (MUSP) on the property known as the “City Center MUSP.”

That plan, which was not pursued, involved a 27-story mixed-use building with 340 residences and about 3,130 square feet of retail.

This latest application is a minor modification of that MUSP, a warrant for micro dwellings.

The developer is also requesting waivers to Miami 21 that would allow:

■Up to a 30% reduction in required parking, as planned within a TOD area.

■Above-ground parking in second layer on primary frontage.

■Above-ground parking in second layer on secondary frontage.

Mr. Aviñó said the project will incorporate public art components that will greatly enhance the aesthetic character of this section of Overtown. The project was designed by CUBE 3.

An architectural narrative reads; “Located in a vibrant urban district, ONE W12 is an eye-catching 22-story development that seamlessly merges modernist design with a functional urban environment. This project addresses the multifaceted needs of the contemporary city, offering a dynamic space that serves as both a residential and commercial hub.

“Residents can enjoy a range of amenities, including a lush rooftop pool deck with panoramic city views, a state-of-the-art fitness center, and a central bicycle hub … The building’s architecture is defined by its clean lines, and the combination of glass and steel, while the lively garage podium incorporates an artistic screen and a sophisticated louver system of varying heights, creating an energetic presence at the street level.

“The sleek tower design provides an elegant transition in scale, linking the less densely populated neighborhood to the west with the bustling downtown district to the east,” it reads.

Board member Anthony Tzamtzis said, “I like the project. I think it’s a project that would be of great use in that area. I like the micro units.”

He added, “In my mind, there’s sort of an intense seriousness of building. The building is very sober. I wish it was more playful. It has the appearance of an office building and it’s not.”

Board member Francisco Perez-Azua said, “I agree with those comments. I like the idea of the townhouse units. I think those are great … the residential units look very commercial; there’s no difference from the commercial levels and the residential units. There should be a difference.”

Mr. Perez-Azua said further, “I think it’s an attractive project (but) maybe give it a little more lightness in the massing. I’d also like to see a setback on west elevation from the podium.”

Board Chair Ignacio Permuy said, “You’ve done a very good job with the programming, the circulation, works very well. As for the podium, there’s a little … disconnect from the tower. I do like the anchoring of the tower all the way down to ground level.”