Sears site beside Gables targeted for 1,050 residences in three buildings

A developer has plans to redevelop the Sears store property in Miami’s Coral Gate neighborhood, bringing new retail and affordable housing to a high-profile area.

RK Associates #5 Inc LLC proposes three new eight-story mixed-use buildings offering 1,050 residential units and related amenities, paseos, courtyards, and parking for about 1,924 vehicles for property at 3655 SW 22nd St.

The city’s Urban Development Review Board recommended approval with two conditions for the developer: study the intersection of Coral Way (Southwest 22nd Street) and Douglas Road (Southwest 37th Avenue) and aim for the architecture to be more exciting and prominent at that corner; also, break up the continuous façades of the two commercial buildings along Coral Way.

This is a Live Local Act project with workforce housing requirements.

The project will utilize the development bonuses described in a new state law, the Live Local Act, in order to incorporate additional height and density beyond what is permissible in the underlying zoning district.

Under the Live Local Act, a qualifying project is one which is in a mixed-use, commercial, or industrial zoning district and which commits to restricting a minimum of 40% of its units to serve residents earning up to 120% Area Median Income for 30 years.

The project also includes 1,070 bicycle parking spaces, and 29% landscaped open space, where 10% is required.

Mario Garcia-Serra, an attorney representing the developer, said the property is 8.1 acres and fronts on Coral Way, Southwest 37th Avenue, and Coral Gate Drive. The site is the intersection of the City of Miami and Coral Gables.

In a letter to the city, Mr. Garcia-Serra wrote: “In addition, the project will decrease its originally proposed 143,985 square feet of retail space and 160,000 square feet of office space to just 43,985.7 square feet of ground floor retail so as to minimize traffic impact and will increase the total amount of parking spaces from 1,422 to 1,924 parking spaces.

“The project is designed to be sensitive to the surrounding residential and commercial areas. As such, the southernmost building along Coral Way will be entirely retail along the ground floor, while the northern building will be entirely multi-family residential, with ground floor townhomes, and associated parking.

“A large landscaped open area with residential amenities will be located at the northernmost portion of the property to act as a buffer between the project and the single-family residential neighborhood uses to the north,” he wrote.

He said the project does not require any waivers, warrants, exceptions, or special permits of any kind.

Mr. Garcia-Serra added, “This area of the city, abutting Coral Gables, and one of the gateways into the City of Miami by Coral Way and 37th Avenue has been in a state of transition for some time.

“The construction of a new mixed-use building with much needed workforce housing at this particular intersection will be a great addition that will create a smooth and logical transition between the city and neighboring Coral Gables Central Business District and will make this area of the city a great place to live, work, and play.

“We look forward to working with you on this promising project and transforming this property from a run-down commercial building to a vibrant mixed-use project which will become a new gateway to the city,’ he wrote.

The project is designed by Behar Font & Partners. Review board member Robert Behar recused himself from hearing the case and stepped down from the dais.

Board member Gia Zapattini said the elevation along Coral Way is very long, “almost a football field … I think I would study bringing some of the vertical elements down, so you can break the (mass), just to add some movement, some interest in the façade. It’s very long and similar.

“Right now, it’s 300 feet of the same façade … it’s a very easy fix, add more volume and variety to the façade,” she said.

Acting Board Chairman Dean Lewis agreed adding, “Also, zero in on the corners and give them a bit more.”

Ms. Zapattini continued, “There’s nothing exciting on the corner. Maybe study doing something fun. This is a very prominent corner … and you’re showing the same language for 600 feet on Coral Way.”

A representative of the developer said the building widths are about 325 feet and broken by a paseo and passage between the new buildings.
“Celebrate that corner,” said Mr. Lewis. “We’ve come 700 feet, we want something that gives us a reception.”

One of the designers responded, “We all want this to become a beautiful building. We all want Coral Way to get really what it needs. Over time it’s kind of become the forgotten street once you cross 37th Avenue.”

Mr. Lewis said, “We just want you to amp up the experience, particularly on the corners, something unexpected … It’s a big building. It’s a big footprint. The courtyards are great.”

Mr. Lewis concluded, “Well appreciated is the scaling down of the project, we’re over 1,000 units, the internal street, the paseo, it has all the right elements. The façade articulation, the balcony work, is very consistent with the level of architecture your firm produces, and I’m comfortable with that. I think you just need to celebrate the corners more, add something exciting, mid-length.”

Three members of the public addressed the board. One man objected to the project fearing additional traffic impact on the neighborhood; two other residents supported the project, saying it will help to reactivate that area and bring much needed affordable housing.

New board member Francisco Perez-Azua seconded the motion to approve the project, calling it great.