UDRB approves 54‑story '7 Broadway' tower in Brickell after granting multiple waivers

The Urban Development Review Board on a vote of 3‑0 approved a 54‑story residential tower called "7 Broadway" at 41 and 75 Southwest 15th Road in the Brickell Village neighborhood, granting a package of waivers the development team requested.

Board members voted to allow the project to proceed with reductions in upper‑story setbacks and other dimensional waivers that the applicant said are necessary because of the site’s triangular shape, adjacent infrastructure and an FAA height‑cap transition across the property.

The project, presented by Iris Esquara for the applicant team and led on design by Jeffrey Kenoff (Cohen, Patterson, Fox) and Victoria Dushbu (KPF), would deliver 54 stories with 113 residential units and 193 parking spaces on a constrained, roughly triangular lot near Simpson Park and the Miami Metromover. Esquara told the board the site is tight—about 136 feet on one axis and roughly 75 feet on the smallest side—and that an FAA surface limitation bisects the parcel and sets two different height envelopes across the site.

Why it matters: The board’s waivers allow a taller, more vertical massing on a small infill site in a dense district. The approvals change required dimensional controls above the eighth story and reduce separation distances for vehicle access and certain parking dimensions; those adjustments affect how the building meets the sidewalk and how vehicles circulate at the curb.

What the board approved and why: The team asked for—and the board granted—multiple waivers the applicant said were driven by site geometry and operational needs: - Upper‑story front setback above the eighth story: reduced from 20 feet to 10 feet. - Upper‑story side setback above the eighth story: reduced from 30 feet to 25 feet. - Driveway/curb separation: reduced from the code‑required 60 feet to 24 feet to accommodate valet circulation and drop‑off. - Parking stall/drive depth relief: reduction of some stall depths from 26 feet to 22 feet to fit mechanical/stacker parking arrangements.

Architects said the design uses a continuous wrap to integrate the tower with three distinct urban edges—Simpson Park, South Miami Avenue and the water’s edge—and to hide the parking and mechanical systems behind a consistent facade treatment. The presentation noted coordination with the fire department and that an FPL (Florida Power & Light) vault occupies part of the ground floor plan; staff and the design team said those constraints informed the ground‑floor layout and service access.

Board discussion and procedure: Board members pressed the design team on fire‑department access, valet operations and how the project fits the sidewalk experience. Traffic engineer Adrian Dabkowski (Kimberly Horn—reported in the presentation) confirmed vehicles will back into car elevators at the ground floor and stackers will be used on the parking levels; the team said valet procedures and operator training would be required to ensure safe circulation.

A board member identified themself as part of the development team and excused themselves from deliberations; the roll call on the approval recorded three affirmative votes and the motion carried.

Ending: The board approved the waivers and the design as presented and closed the item; staff and the applicant will complete final submittals and permitting steps before construction permits are issued.