Commission OKs two 10‑story towers at 130 Ninth; alley vacation approved

The North Miami Beach City Commission approved a consolidated public hearing and separate votes Tuesday to allow a planned development of two 10‑story apartment towers totaling up to 293 units east of Biscayne Boulevard and to vacate a 10‑foot unimproved alley that the applicant said had been unused for decades.

The commission voted 6–1 to approve the development site plan and a variance to allow a building height slightly above the municipal maximum to accommodate mechanical equipment. Commissioner Smuckler cast the lone “no” on the site plan. The separate request to vacate the alley passed 7–0.

The project site sits between Northeast 40th Street and North Highland Drive. Applicant representatives told the commission the parcel was constrained by historic lot configurations, that they are providing a 9‑level parking structure with 419 spaces and that the design provides 35% open space (well above the zoning minimum). Architect Jose Guerra described the buildings as “L‑shaped” with pedestrian‑level setbacks and two landscaped greenway strips.

Community Development Director Zafar explained the procedural sequence: the alley vacation precedes incorporation of the alley into the development parcel. Applicant Vanessa Madrid said the North Miami portion of the historic 20‑foot alley had been unused and that the property owner already paid taxes on the strip. She also said the developer will provide more than required parking and bicycle storage and that the project exceeded many design standards in the city’s mixed‑use code.

Multiple residents spoke during public comment, raising traffic and parking concerns in neighboring Highland Village. Traffic consultant Adrian Dzepkowski said the project was studied with committed nearby development and that the study found the site would generate about 90 net new peak hourly trips; he said most project traffic would use 1 Fortieth rather than the Highland Drive signal. Commissioners and staff said additional traffic mitigation measures and coordination with Miami‑Dade County would be required during permitting.

Mayor Michael Joseph and several commissioners said they supported the design and the added development and revenue for the city, while acknowledging neighbors’ concerns. City staff and the applicant agreed to bring any subsequent contract or design agreements back to the commission for final approval.

The record shows the commission approved the alley vacation under Resolution R2025‑109 and the site plan under Resolution R2025‑110. The project will return for required building permits and any negotiated agreements following finalization of the feasibility/contract terms and county approvals.