A Miami review board has recommended approval for two residential projects aimed at increasing affordable and workforce housing in the city. The Cornerstone Group and Brookstone Partners received support for a development in Little Havana, while Atlantic Pacific Companies gained approval for the next phase of its Culmer Place project in Overtown.
The urban development review board’s recommendations now await final decisions from the Miami planning director, who holds ultimate authority over these projects.
Cornerstone Group and Brookstone Partners, both based in Hollywood, plan to build an eight-story structure with 354 workforce rental units on a 2.4-acre site at 805 West Flagler Street in Little Havana. The project will include about 5,000 square feet of retail space intended for a mini-market or pharmacy, as well as amenities such as a rooftop pool deck and two large courtyards—one featuring a dog park.
After failing to secure approval during their first attempt last November, Corwil Architects revised the building’s design. Updated renderings show curving balconies and other changes that were generally well-received by board members. However, Vice Chair Gia Zapattini noted ongoing concerns about the length of the building’s façade along Flagler Street: “The goal is really for a pedestrian to not experience an almost 400-foot long façade,” she said.
Alberto Cordoves of Corwil Architects responded that breaking up the massing was central to the redesign and indicated further improvements could be made by adding more glazing. Board member Manuel Gustavo Gallardo questioned whether the planned retail space was sufficient for a grocery store or pharmacy. In response, Melissa Tapanes Llahues, attorney for the developers, stated that “this will be a mini-market because demand doesn’t support a full grocery store due to recent additions nearby such as the Block 55 project.”
The board’s recommendation includes conditions to further break up the façade facing Flagler Street, explore different balcony railing options—especially on ground-floor units—and provide more landscaping details.
Atlantic Pacific Companies’ Culmer Place V project in Overtown also received conditional approval despite some reservations from board members regarding its design. The seven-story building is planned to have 375 apartments; 94 will be reserved for extremely low-income residents and most others for households earning up to 80 percent of Miami-Dade’s area median income (AMI). According to data from Florida Housing Finance Corporation, Miami-Dade’s annual AMI stands at $87,200 but is subject to change later this year.
Culmer Place V follows previous phases at 801 Northwest Seventh Avenue where Atlantic Pacific recently completed 239 affordable units and received temporary certificates of occupancy late last year. The company leases nearly 14 acres from Miami-Dade County under a long-term agreement and is phasing construction partly to prevent displacement of current residents. As is standard with public housing redevelopments in Miami-Dade County, existing renters are given priority when new apartments become available.
Corwil Architects also designed Culmer Place V. Some board members raised issues similar to those voiced about the Little Havana project regarding long façades and lack of separation between sections. Zapattini commented: “There’s another 376-foot long building, and I have a hard time seeing the separation. I know you changed the material, but I see a giant 400-foot long concrete block,” adding concerns about repetitive design elements.
Sergio Rodriguez of Corwil Architects said during his presentation that “special attention was given to the design of the façades … [adding] vertical and horizontal bands working in conjunction.” Board members also cited concerns about limited natural lighting in certain areas and lengthy corridors leading from parking garages that could present challenges for elderly tenants.
Conditions attached to Culmer Place V’s approval include additional measures to break up exterior walls visually, increase glazing near hallways adjacent to garages, add landscaping with benches, install double doors at some pedestrian entrances, enhance privacy for ground-floor units, and improve site signage. A representative from Corwil Architects confirmed willingness to implement these changes.
Separately on the agenda were two projects under Florida’s Live Local Act—legislation passed in 2023 allowing developers administrative approvals if they set aside at least 40 percent of units for households earning no more than 120 percent of AMI—which skipped board review after it was determined such hearings are not required by state law.
Among these projects is Crescent Heights’ proposal for two towers totaling over 1,300 apartments at 3180 Biscayne Boulevard: one tower would house market-rate rentals while another would offer workforce housing options. Another Live Local project led by an entity linked with Momentum Real Estate Partners seeks approval for a mixed-use building featuring nearly 200 residential units plus ground-floor retail space.
