{"id":205135,"date":"2026-03-25T07:56:09","date_gmt":"2026-03-25T07:56:09","guid":{"rendered":"https:\/\/www.newsbeep.com\/us-fl\/205135\/"},"modified":"2026-03-25T07:56:09","modified_gmt":"2026-03-25T07:56:09","slug":"live-local-act-alters-paths-of-allapattah-biscayne-boulevard-developments","status":"publish","type":"post","link":"https:\/\/www.newsbeep.com\/us-fl\/205135\/","title":{"rendered":"Live Local Act alters paths of Allapattah, Biscayne Boulevard developments"},"content":{"rendered":"

\tWritten by John Charles Robbins<\/a> on March 25, 2026<\/p>\n

\"www.miamitodaynews.com\"\/<\/a><\/p>\n

Advertisement\t\t\t\t\t\t<\/p>\n

\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t\"Live<\/p>\n

Florida lawmakers have been tweaking, clarifying and updating the Live Local Act since its enactment in 2023.<\/p>\n

Some of the major changes in 2025 removed local review and approvals, with the goal of encouraging more affordable housing.<\/p>\n

Developers can use the Live Local Act to incorporate additional height and density beyond what the underlying zoning district permits.<\/p>\n

Under the act, a qualifying project commits to restricting a minimum of 40% of its units to serve residents earning up to 120% Area Median Income (AMI) for 30 years.<\/p>\n

Legislative amendments to the act were designed to reduce the authority of local recommendation boards and committees by requiring administrative approval for qualifying affordable housing projects. These projects bypass public hearings and discretionary reviews by planning boards or zoning committees, accelerating development approvals.<\/p>\n

Gov. Ron DeSantis signed the latest amendments in 2025.<\/p>\n

This was explained earlier this year to the City of Miami\u2019s Urban Development Review Board (UDRB).<\/p>\n

Two of the first proposed developments for Miami that originally applied for consideration by the UDRB \u2013 but later withdrew to work directly with administrative review only \u2013 are detailed here.<\/p>\n

The first project is called Legends, a proposed dual tower venture, one reaching 50 stories, at 3180 Biscayne Blvd., from developers Crescent Heights and its affiliates.<\/p>\n

Attorney Ethan B. Wasserman, representing the development team, said the property is bounded by Biscayne Boulevard on the east, Northeast Second Avenue on the west, former Northeast 31st Street on the south, and Northeast 32nd Street on the north.<\/p>\n

In a cover letter for its application, Mr. Wasserman noted the site plan was prepared by RSP Architects.<\/p>\n

Mr. Wasserman wrote: \u201cAs detailed in the site plan, the project is a two-tower design fronting 32nd Street in between Biscayne Boulevard and Second Avenue. The ground floor contains active uses along all frontages of the development, including along the southern interior property line.<\/p>\n

\u201cAt the upper levels, the project contains 1,307 multi-family apartment units and ancillary amenities, and 1,163 off-street parking spaces. Note, the ninth floor in the podium also contains commercial space,\u201d he wrote.<\/p>\n

He said the project is thoughtfully designed with full residential liners along the podium\u2019s eastern and western frontages, fully concealing the garage in these locations.<\/p>\n

He wrote: \u201cIn between these frontages, the podium is designed with robust space for artwork to be installed to shield the garage. Additionally, within the podium the project contains 98,729 square feet of commercial uses, in addition to the residential units located on the east and west facade of the podium.\u201d<\/p>\n

The west tower will offer 527 income-restricted rental units within the maximum as of right height, he said, and the east tower will have 780 market-rate units (310 rental units and 470 condominium units).<\/p>\n

\"\"<\/p>\n

An architectural narrative said of the development: \u201cTwo refined and elegant architectural towers establish a strong presence along Biscayne Boulevard and Northeast Second Avenue, showcasing a sleek, contemporary design. Balconies and expanses of glass create a dynamic composition of horizontal bands, vertical cutouts, and articulated corner conditions that lend hierarchy and visual interest to the fa\u00e7ades.\u201d<\/p>\n

Both towers are unified by a shared podium clad in a perforated metal screen, featuring a large-scale mural inspired by organic patterns and commissioned from a local artist.<\/p>\n

It concludes: \u201cAt street level, a robust mix of active uses and storefronts animates the ground plane, enhancing pedestrian engagement and fostering a welcoming, vibrant streetscape.\u201d<\/p>\n

The second development that was scheduled for UDRB consideration but will now deal only with administrative review is a planned 12-story mixed-use residential building in Allapattah, for a site at 3516 NW Seventh Ave. and 725 NW 35th St.<\/p>\n

The project will offer 195 residential units, nearly 4,000 square feet of ground floor commercial-retail use, parking for 225 vehicles, and amenities including a large amenity pool deck in the center.<\/p>\n

Attorney Anthony De Yurre, representing owner-developer MREP Allapattah Owner LLC, said the property is at the corner of Northwest Seventh Avenue and Northwest 35th Street.<\/p>\n

In a cover letter for the application Mr. De Yurre wrote, \u201cThe project will bring new affordable housing stock to the Allapattah area.\u201d<\/p>\n

The architectural plans were prepared by Caymares Martin Architecture & Engineering Design Inc.<\/p>\n

In an architectural narrative, the designers listed the project name as Allapattah Momentum.<\/p>\n

It reads, \u201cRising within the evolving urban fabric of Allapattah, this 12-story residential building is conceived as a contemporary architectural statement that balances functionality, urban sensitivity, and expressive restraint. Drawing inspiration from the neighborhood\u2019s industrial heritage and cultural diversity, the design translates these influences into a refined and modern architectural language.<\/p>\n

\u201cThe building\u2019s base is composed of four levels of structured parking, thoughtfully integrated as an active architectural component rather than a purely utilitarian element. The parking fa\u00e7ades are wrapped with artistically arranged vertical panels of perforated metal mesh, creating rhythm, depth, and visual variation.<\/p>\n

\u201cAt street level, the project emphasizes pedestrian-scale engagement through a careful composition of materials, color variation, and transparency.\u201d<\/p>\n

The designers conclude, \u201cOverall, the project stands as a context-responsive architectural intervention that enhances the Allapattah streetscape through thoughtful variation in scale, texture, and materiality, contributing a contemporary presence aligned with the neighborhood\u2019s ongoing transformation.\u201d<\/p>\n","protected":false},"excerpt":{"rendered":"Written by John Charles Robbins on March 25, 2026 Advertisement Florida lawmakers have been tweaking, clarifying and updating…\n","protected":false},"author":2,"featured_media":205136,"comment_status":"","ping_status":"","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[9],"tags":[123,125,124],"class_list":{"0":"post-205135","1":"post","2":"type-post","3":"status-publish","4":"format-standard","5":"has-post-thumbnail","7":"category-miami","8":"tag-miami","9":"tag-miami-headlines","10":"tag-miami-news"},"_links":{"self":[{"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/posts\/205135","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/users\/2"}],"replies":[{"embeddable":true,"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/comments?post=205135"}],"version-history":[{"count":0,"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/posts\/205135\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/media\/205136"}],"wp:attachment":[{"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/media?parent=205135"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/categories?post=205135"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.newsbeep.com\/us-fl\/wp-json\/wp\/v2\/tags?post=205135"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}