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South Miami planning board backs Verve student‑housing project and variance, with neighborhood conditions
Summary
The Planning Board recommended approval of a large‑scale student housing project at 6404–6504 SW 57th Ave and a related variance to floor‑plate rules, forwarding both to the City Commission after adding conditions including lighting and amenity‑deck hours, tenant relocation assistance, and design changes intended to reduce neighborhood impacts.
The City of South Miami Planning Board on April 14 recommended approval of a paired large‑scale special‑exception application and a variance for Verve, a proposed student‑housing development at 6404–6504 Southwest 57th Avenue, and sent both items to the City Commission with conditions and board comments.
Mark Alvarez of the Corradino Group, presenting for city planning staff, told the board the 2.73‑acre site fronts Red Road opposite University of Miami properties and complies with the Transit Supportive Development District (TSDD) objectives for transit‑oriented density. Alvarez said the project meets bulk and height requirements (the building steps down to three stories at the neighborhood edge) but, because of an internal garage layout, the 5th and 6th floors produced a contiguous habitable floor area that exceeded what the existing code treats as allowable without a variance.
“We do and I’ve said all this already, but we do have the transition,” Alvarez said, adding the project provides 11% open space, additional landscaping and screening, and complies with architectural standards. He recommended the board find the five variance criteria in section 20‑5.9 are met in this instance and support the large‑scale special exception.
Applicant representatives said they revised the design after prior staff and board comments. Attorney Mario Garcia Serra said the team removed noisy amenity uses, redesigned facades facing single‑family homes, widened sidewalks and improved landscape buffers. Ryan Baum of Subtext, the developer, said the property owner had been phasing out existing tenants and the applicant will provide $35,000 in relocation assistance and coordinate with Miami Homes for All to help remaining residents secure comparable housing.
Several nearby residents who spoke during the public‑comment period urged the board to prioritize workforce housing and protect neighborhood character. Del Travis Williams, a former board member, said, “We don't need no more student housing in our neighborhood,” and several others warned about traffic, noise, and the visual effect of a 5–6‑story structure immediately adjacent to single‑family homes.
Board members acknowledged neighborhood concerns but noted the project largely conforms to the code and that many design changes were made in response to public comment. Members asked for specific mitigation measures — including stronger lighting controls to prevent spill, restricted hours for the amenity deck, and enforcement provisions tied to professional property management.
The board voted to recommend approval of the large‑scale special‑exception application with staff recommendations and board comments and separately approved the requested variance. Both actions will be forwarded to the City Commission for final consideration.
What’s next: The City Commission will consider the board’s recommendation and the variance request; the project team and staff will incorporate the board’s suggested conditions into materials for the commission hearing.
