City board rejects 166 Little Havana housing units

A development team is working to bring more affordable housing to Little Havana, utilizing the state’s Live Local Act. However, a city review board is critical of the plan.

The project is designed to include a 23-story mixed-use residential development, home to 166 dwellings, 403 square feet of commercial use on ground level, with associated amenities, with seven levels of parking.

The development site is at 521-531 SW Seventh St., between Southwest Fifth and Sixth avenues, and the applicant is architect Steven L. Cohen.

Miami’s Urban Development Review Board has unanimously recommended disapproval of the project, with several comments:

■The principal façade lacks articulation and changes in the depth of the façade plane compared to the other building elevations.

■The ground floor of the principal façade lacks glazing for enhancement of the pedestrian experience.

■The west elevation of the building has large blank wall areas and lacks architectural cohesion with the other elevations.

■The parking garage screening material does not sufficiently conceal the internal elements of the garage and the design of the screening panels is out of context with the neighborhood character.

The site comprises two lots totaling 22,500 square feet and is now occupied by three two-story residential structures on the 531 lot, and a vacant site on the 521 lot.

The number of vehicular parking spots provided is 214 parking stalls, with 74 bicycle rack spaces.

In a letter about the project Mr. Cohen wrote: “The proposed building showcases a bold architectural design that reflects the dynamic and vibrant spirit of Miami. The transparency integrated throughout the building adds lightness to the sharp edges and shifting floors that evoke a sense of motion to the residential levels as the building ascends.

“The social aspect is emphasized on the sixth level of the building featuring an expansive pool deck and amenity areas, situated on the northern side of the building. This thoughtful placement not only provides residents with an exclusive recreational environment but also ensures unobstructed, panoramic views of the city skyline to the east.”

He said the residential component, with 23 stories above the ground level, is carefully crafted to offer generously proportioned dwellings. The design prioritizes the infusion of natural light into the internal living spaces, creating an environment that seamlessly blends comfort and aesthetics, he said.

Mr. Cohen wrote that the unique architectural style is further defined by the selection of materials. The design incorporates floor-to-ceiling glazing along the façades to allow maximum natural light to infiltrate the residential units, amenity spaces, and commercial spaces.

“It also incorporates glass panels that serve as railings for the balconies,” he wrote. “This transparency is contrasted with the exterior stucco and sharped-edge shape decorative metal screening panels that wrap the east, west, and north façades of the parking garage structure, and the jagged balconies that further enhance the sharp edges characteristic of the building design.”

The developer plans to use development bonuses in Florida’s Live Local Act in order to add height and density beyond what the underlying zoning district permits.

Under the Live Local Act, a qualifying project is in a mixed-use, commercial, or industrial zoning district and commits to restricting a minimum of 40% of its units to serve residents earning up to 120% Area Median Income for a period of 30 years.