Little River project wins OK if shade trees replace palms

A developer plans to construct a new mixed-use residential project for a vacant site in Miami’s Little River neighborhood at 123 NE 79th St.

Owner-developer 123 NE 79 St Investments LLC intends to build River Haus, an eight-story structure with 154 apartments, ground floor commercial uses, and parking for 186 vehicles.

The city’s Urban Development Review Board unanimously recommended approval with two conditions: add a third elevator, and replace palm trees in the landscaping plan with shade trees.

Total floor area is 218,546 square feet. The residential units will range from 505 square feet up to 955, offering studios, one- and two-bedroom floorplans.

Brian A. Dombrowski, an attorney representing the developer, said the property consists of a total lot area of 44,896 square feet, or 1.03 acres, before right-of-way dedications.

He said the property has a land use designation of restricted commercial.

In a letter to the city Mr. Dombrowski wrote: “The proposed project is an urban core infill project fronting a highly traversed street. The project seeks to develop the existing site to provide multifamily housing and ground floor retail, which will activate the pedestrian realm along the commercial corridor.”

He told the review board, “We have 5,200 square feet of ground floor commercial space which will help activate the pedestrian realm. It’s not a terribly walkable area right now because there’s no real ground floor retail in that area.”

The project is designed with a lined garage along the street frontage. The project is along Northeast 79th Street, a designated transit corridor, and is within an Opportunity Zone.

The site is east of Northeast First Avenue.

He said the abutting transit corridor provides abundant mass transit options within close walking distance to the project.

The project provides bike parking to encourage cycling. It will also have a rooftop terrace, pool, cabana area and other amenities.

Loading access is from the existing alley.

Mr. Dombrowski wrote: “The project’s onsite parking is screened from view, while providing a level of parking appropriate for the tenant mix and the property’s proximity to a transit corridor.”

The developer is requesting two waivers to Miami 21 zoning:

■Up to a 30% parking reduction for residential uses within a transit corridor.

■Up to a 30% parking reduction for commercial uses for properties within a transit corridor area and opportunity zone.

Architect for River Haus is Anillo Toledo Lopez Architects.

Board member Dean Lewis said, “I think it’s a good project. I think it’s appropriate … This is the right way to do it. I think it will be a successful project.”

Board member Agustin Barrera said, “I think the project will be very welcomed in that neighborhood. I think it will definitely elevate the quality of residences in that area.

“I really like the way it’s articulated. I love the liners, (helps) bring the scale down. And I like the materials. Overall, I’ll be in support,” he said.
Board member Ligia Ines Labrada said, “I also think the scale is adequate, how you’ve articulated the elevations.”

She voiced concern about the number of elevators, two, and their placement in the building.

Ms. Labrada said, “You have a really long corridor, from one corner to the other. I know you have a horseshoe layout for your floorplate … it’s a long walk. I wouldn’t want to be the one carrying the groceries to the opposite end.”

Mr. Lewis agreed, saying the building “begs for a third elevator, which could also serve as a service elevator.”

Ms. Labrada concluded, “Other than that, I think it’s a nice addition to the neighborhood.”

Board member Gia Zapattini said, “I think it’s a very nicely articulated building and I agree … this is exactly what we were trying to suggest the previous presenter do, thinning the elements, making sure they have a good relationship to the rest of the building’s scale.

“You did a really good job of putting trees in the right of way; just please make sure they are not palms. They provide no shade. They are beautiful to look at but they are not really useful,” she said.

Ms. Zapattini added, “The amenity deck is very successful as well. It’s very well designed and has the amenity components next to the pool.”

Ms. Zapattini also suggested adding another elevator. “That’s a lot of units for only two elevators … other than that I think it’s a great building.

Beautiful materials. Timeless. Great job.”

Board Chairman Ignacio Permuy said, “I think you’ve done a wonderful job in the design, in breaking up the massing. Beautiful articulation. You’ve dealt with the pedestrian realm very well. I think it will be a great addition to the area.”