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Planning Board defers Subtext student‑housing project after concerns about massing, bike parking and deliveries
Summary
The board heard a large presentation for a proposed off‑campus student housing project across from the University of Miami but deferred action so the applicant can resolve floor‑plate variances, loading/delivery arrangements, bicycle parking and streetscape/sidewalk details. Staff said the design currently falls short on some TSDD technical items and a variance will be required.
The Planning Board deferred action on a large off‑campus student‑housing proposal on Southwest 57th Avenue, asking the applicant to address multiple design and technical issues before the project returns to the board.
Staff described PB‑2‑And20 as a 2.73‑acre proposal in the Transit Supportive Development District across Red Road from the University of Miami, with the applicant proposing roughly 235 units (about 766 bedrooms) and a primarily structured parking garage organized to limit vehicle access to neighborhood streets. Staff noted outstanding items including open space (presented as 9% vs. required 10%), bicycle parking shortfalls, glazing and vertical‑variation concerns on certain facades, and large 5th/6th‑floor plate sizes that will require a variance at a later hearing (Mark Alvarez, planning staff).
The applicant team (Mario Garcia Serra for Subtext, Ryan Bohm, Architectonica, Kimley Horn) said the project had been revised to respond to comments, clarified parking counts and bike parking locations, and proposed a west‑side public open space and dog park to buffer neighbors. Architect Sherry Gutierrez described internal bicycle storage, approximately 57 perimeter bike racks and ground‑floor cafe and lobby spaces.
Neighbors urged caution: public commenters said Red Road and 57th Avenue already experience heavy congestion during morning and afternoon peaks and pressed for stronger assurances about parking management and relocation assistance for tenants of the existing fourplexes that would be removed. After extended board questions about massing, amenity placement facing single‑family homes, delivery/trash circulation and the need for a variance to exceed permitted floor plate sizes, a motion to defer passed so the applicant could return with clarified plans and the advertised variance.
Next steps: staff will work with the applicant on the variance and on the design issues the board flagged; the applicant expects to return to the Planning Board and then to Commission with modifications.
