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Board backs amended plan for 5‑story, 52‑unit workforce housing project at 1116 Palm Avenue
Summary
The Planning and Zoning Board on Sept. 24 recommended approval of an amendment to permit a 5‑story, 52‑unit multifamily building at 1116 Palm Avenue, replacing a previously approved 8‑story plan, subject to conditions including a $30,000 one‑time parking mitigation payment and required documentation of public‑art and multimodal improvements.
The Planning and Zoning Board on Sept. 24 recommended approval of an amendment to a previously adopted ordinance to permit a 5‑story multifamily development with 52 residential units at 1116 Palm Avenue, replacing an earlier approval for an 8‑story, 48‑unit building. The board’s recommendation was unanimous at the hearing.
Staff explained the applicant seeks to modify Ordinance 2023‑1124 (the MBD overlay approval) to reduce building height from eight stories to five while increasing units to 52 and amending previous unit‑size variances. The revised proposal requests new variances to allow up to 92% of units to be under 700 square feet and up to 25% of units to be as small as 500 square feet, to allow 22% pervious area where 30% is required, and to mitigate six parking spaces per the code’s mitigation provision.
The applicant’s representative said the development will offer workforce housing (proposed to be committed to Miami‑Dade County definitions of workforce housing through a recorded declaration), include a 2,062‑square‑foot lobby, about 2,248 square feet of on‑site amenity space, a bike room, trash room and back‑of‑house space. The site plan shows 52 parking spaces (including three ADA spaces) at the rear and a covered terrace and a bus‑stop improvement along Palm Avenue. The applicant proffered using the NBD incentive points program for multimodal and public‑art improvements but staff said the submitted plans must be revised to depict the proposed artwork and transportation improvements for staff to award the incentive points.
Staff recommended approval with conditions: enter a declaration of restrictions to develop per signed plans by Robert Morissette, AIA, dated 08/14/2025; submit $30,000 one‑time parking mitigation for six spaces at site‑plan/concurrency; show proposed artwork and transportation/multimodal improvements on the site plan; and provide unit rental‑price details that validate workforce‑housing commitments. The board voted to recommend approval with those staff conditions and will forward the recommendation to City Council for final action.
Council will consider the ordinance amendment and the variances at the council hearing; staff noted that parking, pervious‑area reductions and incentive‑point documentation must be provided before final approvals.
