Residential tower advances on scarce Midtown land

A development planned for one of the last undeveloped parcels in Miami’s Midtown neighborhood is moving forward.

A mixed-use residential tower at 3001 NE First Ave. is proposed by owner-developer PPF AMLI 3001 NE 1ST Avenue LLC.

Under the Miami 21 zoning code, approval of a Major Use Special Permit (MUSP) would allow the construction of a 31-story mixed-use development containing 389 residential units and 28,000 square feet of retail.

The city previously approved a MUSP for the site, but now the developer is requesting a warrant for minor modifications to the MUSP.

The city’s Urban Development Review Board has unanimously recommended approval of the new plan.

Midtown is a fast-growing urban neighborhood hugged by the Design District, Wynwood and Edgewater.

The latest project site is east of Northeast First Avenue, north of Northeast 30th Street, and west of E Coast Avenue.

Javier F. Aviñó, an attorney representing the developer, wrote of the project, “The development of the Project will advance the vision created by the Midtown Miami East Special District, which was intended to ‘promote neighborhood redevelopment through medium to high density mixed use development,’ pursuant to Miami 21.

“The Project’s residential component will help drive additional activity to Midtown, while the retail component will enhance the ground-floor pedestrian experience in the neighborhood, both of which are central goals of the Midtown Miami East Special District,” he wrote.

The project entails modifications to the previously approved Midtown 6 and 7 Major Use Special Permit.

The Midtown 6 portion of the MUSP at 3101 NE First Ave. was fully constructed in 2020.

This latest application is to modify the previously approved Midtown 7 design.

Mr. Aviñó said, “The minor modifications requested as part of this Warrant application will improve the design of the Project and further advance the purpose of the Midtown Miami East Special District as described above.

“The proposed design modifications include greater articulation and increased programming of space along the frontages, creating an improved aesthetic character and pedestrian experience, in accordance with the design review criteria laid out in Miami 21 …” he wrote.
The modifications include:

■The MUSP approved 386,779 square feet of floor area for Midtown 7. The applicant requests a modification to increase the floor area to 421,101 square feet. The project also slightly reduces the ground-floor retail space from the previously approved 30,709 square feet to 28,000.

■The original MUSP design contemplated a height of 31 stories and 309 feet. The applicant currently proposes maintaining the 31 stories with a 330 feet total height.

■Although the MUSP was approved with 391 dwellings in Midtown 7, the applicant proposes to reduce this unit count slightly to 389.

■The applicant requests a slight reduction in parking spaces from 505 to 501. Nonetheless, the modified design exceeds the 452 parking spaces required by Miami 21.

■The previously approved Midtown 7 design included 30,745 square feet of open space. The applicant proposes a slight reduction to 30,179.

The project is designed by Arquitectonica.

“This is an excellent project, a huge improvement from the original … a great job,” said Chairman Ignacio Permuy.

Board member Ligia Ines Labrada said, “It is a beautiful project … the extension of the canopy makes a statement and draws people into the building.”

Board member Anthony Tzamtzis called it a well-executed building.

“A very nice building. Well done,” said board member Fidel Perez.

Board member Gia Zapattini said, “Great project. I like the movement and articulation of the façade.”

Board member Willy Bermello said, “This really is a great improvement … you have different treatments to break up the massing.”

He made the motion to recommend approval of the project, and when called during the roll call vote, Mr. Bermello responded, “Absolutely yes.”