Miami-based B Developments is proposing a major mixed-use project bringing multi-family residential units and more than 35,000 square feet of ground-level retail space to a high-profile intersection in the Little River neighborhood of Miami. Applicant LGE 79 LLC plans to build the 12-story dual tower development, 7880 Biscayne Boulevard, on property at 516 NE 79th St. and 7800, 7810, and 7880 Biscayne Blvd. Designed by Stantec Architecture Inc., the development will be home to 355 residential units, ground floor retail, and a parking podium for up to 589 vehicles. The city’s Urban Development Review Board unanimously recommended approval, with one condition: Eliminate a proposed vehicle exit drive onto 79th Street. Attorney Christopher A. Penelas, representing the developer, said the property is composed of four lots on the west side of Biscayne Boulevard between Northeast 78th and 79th streets. The site is just north of the Little River. In a letter to the city Mr. Penelas wrote, “The property is within the developing Little River area, where an array of new commercial and residential uses have been developed or are being planned to create a diverse, walkable environment. However, much of the development in the area has been focused on the NE 2nd Avenue corridor and the project would expand on the neighborhood with a high-quality mixed-use development that incorporates multi-family housing and ground level retail. “The property is located on the corner of NE 79th Street and Biscayne Boulevard which are two major commercial corridors with grocery stores, food service establishments, retail stores, medical offices and other uses. “Further, the location offers easy north south mobility via Biscayne Boulevard as well as access to North Bay Village, Miami Beach and I-95 via NE 79th Street … the property is along two transit corridors with mass transit within walking distance of the property including Metrobus routes 3 and 203. The increasing walkability due to redevelopment, its proximity to transit options, and ease of access to the Urban Core, North Bay Village, and Miami Beach make the property an ideal location for this mixed-use development,” he wrote. Attorney Neisen Kasdin, also representing the developer, told the review board, “This is a real development that will transform this neighborhood … It fits in very well with the neighborhood. It’s not a massive project … the neighborhood is in desperate need of this project.” Mr. Penelas said the project is designed to interact with pedestrians along the Biscayne and 79th Street corridors with commercial activations planned along those frontages. The project includes two residential towers that are in line with the existing urban form along Biscayne Boulevard and 79th Street. The larger tower is at 79th and Biscayne while the smaller tower is on the southwest corner of the property in line with the neighborhood’s existing transitions. “As such, the scale and massing of the project is positioned towards the intersection with the most vehicular activity,” he wrote. The developer is requesting several waivers to the Miami 21 zoning code that would allow: ■A 10% reduction in required residential parking. ■A 10% reduction in required commercial parking. ■A10% reduction in required guest parking. ■A 10% increase (from 30 feet to 33 feet) for the loading entries along 78th Street Road. ■A reduction in the distance between the two loading dock entries along 78th Street Road from 60 feet to 40 feet. In a statement, the developer said Stantec is providing architectural, interior, and landscape design. It is also providing structural, mechanical, electrical, plumbing, and fire protection engineering. Residences will offer unit types ranging from studios to three bedrooms. Each residence is to have access to a wide range of amenities, including a personal gym, fully shaded pet area, outdoor dining terrace, semi-private garden rooms, and individual garden access from private residential terraces. The pool area is to feature a sun deck, cabanas, and beach entry pool. The developer said planned sustainable and green strategies include proper orientation and placement of massing to optimize daylight and access to the outdoors, use of local materials, and detailing to showcase efficient construction techniques. Board member Robert Behar said, “I’m going to make it very simple; I like the project. There are a lot of very good things about it.” He did, however, voice concern over a design exit drive to 79th Street from the parking levels. “I think that should be eliminated. It should just be a pedestrian access. That drive on 79th Street is not necessary. “Otherwise, I think it’s going to be a great project for the area. I think everything you’ve done, the way you articulated, the way you address every street, is good. I will be in support of the project,” said Mr. Behar. Board member Fidel Perez said, “I do like the project very much too … you’ve done a great job. You’ve broken the building the way it should be broken.” He said he agreed with Mr. Behar’s comment regarding not needing the exit drive onto 79th Street. Board member Francisco Perez-Azua said it is a long site but “you’ve done a great job breaking up the massing.” Board member Anthony Tzamtzis said, “I like very much the articulation of the building, the playfulness of the facades.” Board Chairman Ignacio Permuy said, “I really like the project. I think you’ve done an exceptional job in the massing, articulation, the pedestrian realm … I want to see this built. It’s going to stimulate the immediate area; it’s going to be a centerpiece.” Mr. Permuy also said he believes this project will “trigger” even more improvements to that area of the city. 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