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Board approves amendment to Ordinance 2023‑124, endorses 5‑story, 52‑unit project with conditions
Summary
The board recommended approval of a modified plan for 1116 Palm Avenue to replace an earlier 8‑story plan with a 5‑story, 52‑unit multifamily building, subject to site‑plan revisions, a $30,000 parking mitigation payment and documentation of workforce‑housing rents.
The Hialeah Planning & Zoning Board voted to recommend approval of a modification to Ordinance 2023‑124 that would allow a 5‑story multifamily building with 52 residential units at 1116 Palm Avenue in the Hialeah Downtown urban center overlay. The amended plan reduces height from the previously approved eight stories to five while increasing the unit count to 52 one‑bedroom units averaging about 622 square feet.
Staff said the original ordinance (20‑23‑124, adopted 12/12/2023) allowed an eight‑story development with variances; the applicant now seeks to repeal earlier variances and request new ones for reduced unit sizes (up to 92% of units below 700 sq ft, and up to 25% as small as 500 sq ft), 22% pervious area where 30% is required, and mitigation for six off‑site parking spaces. Staff proposed conditions including a declaration of restrictions, a one‑time $30,000 parking mitigation payment for six spaces at site‑plan/concurrency, and submission of unit rent levels for workforce‑housing proffers.
Representatives for Uni Capital (the developer) described the site as a vacant parcel previously improved with commercial and automotive uses and said the project will add ground‑floor amenity space, a covered terrace, and improvements to the bus stop at Palm Avenue and 11th Street. The applicant committed to depict proposed public‑art and multimodal improvements on revised site plans in order to claim incentive points under the neighborhood business district (NBD) regulations. Staff reiterated that incentive points must be supported by depicted improvements on the site plan before the points are applied.
Board members asked about commercial uses on the ground floor; staff and the applicant confirmed the design includes an active ground floor and amenity space but no retail. After discussion, a motion to approve the modifications with staff conditions passed; the item moves to City Council for final action.
