A low-profile eight-story residential rental project called Evolve Wynwood 35 is planned for property at 535 NW 35th St. to be home to 141 dwellings, an amenity deck, a partially covered pedestrian walkway and a ground-floor café.
MPW Holdings II LLC is the owner-developer of six parcels at 535, 543, 553, 579, 583, and 585 NW 35th St., in the Wynwood Norte Neighborhood Revitalization District (NRD-2) and the T5-O Urban Center Transect Zone.
The City of Miami’s Urban Development Review Board recommended approval with conditions: change palm trees in the landscaping plan to more traditional shade trees, and add shading canopy structures on the upper floors.
Attorney Carli Koshal, representing the owner and developer, said the mid-block lot is on the north side of Northwest 35th Street, just east of I-95 and west of Northwest Fifth Avenue, and in a transit corridor quarter-mile radius. The 41,025 square feet are currently developed with single-family and duplex structures.
Overall, the project plans about 198,185 square feet of floor area.
In a letter to the city, Ms. Koshal wrote: “The project includes 141 residential dwelling units with 202 on-site parking spaces, where 183 parking spaces are required. The project brings much-needed residential units to an area that is well-served by transit and transportation options and is compatible with the Wynwood Norte NRD-2 rezoning’s vision for the area.”
The developer is requesting a warrant and a waiver related to an up to 10% increase in lot coverage.
Also, requests for waivers to the Miami 21 zoning code would allow a cross-block passage, where a pedestrian paseo is required; up to 30% parking reduction for residential uses; and up to 10% reduction in drive aisle width.
Ms. Koshal wrote, “The property has only a single, primary frontage; that frontage includes habitable space and features a unique design treatment that is compatible with the character of the neighborhood.
“The façade features landscaping designs, colorful patterns painted on stucco, glass, and a yellow chrome abstract tree,” she wrote.
She said the project will provide micro-retail space comprising at least 25% of ground floor commercial habitable space.
The developer is providing a pedestrian paseo of the required 10-foot width, but a portion of the paseo is roofed. The regulations permit cross-block pedestrian passages, not paseos, to be roofed for 100% of their length. Cross-block pedestrian passages are permitted by waiver, in lieu of a required cross-block pedestrian paseo.
“The project includes much needed residential units, in proximity to transportation and transit options,” Ms. Koshal concluded. “The density and residential use of the project will facilitate walkability and promote transit use. The scale and mass of the building reinforces and enhances the existing streetscape and neighborhood character by serving as a transition from the density and intensity of NW 36th Street to the lower scale residential character of the Wynwood Norte neighborhood.”
Specifically, she said, the eight-story project will serve as a transition and visual buffer for the lower-scale neighborhood, to the 13-story structure at 500 NW 36th St. to the north and the noise and bustle of I-95 to the west.
All building elevations visible from the public realm include architectural elements and materials that complement the character of the area and create a cohesive architectural composition, according to Ms. Koshal.
Project architect Kobi Karp told the board, “We worked with a number of artists. That’s why the colorful façade. They looked at and saw the inspiration for the collage of the building, the detail on it. We have a whole façade that is our art gallery lounge on the street.”
Board member Agustin Barrera said jokingly, “I’m so used to seeing high-rises that, where’s the rest of the building?”
Mr. Karp responded, “This is a low rise.”
Mr. Barrera asked if the green wall is natural vegetation.
Mr. Karp answered, “Yes. That’s the intent. What is preference of board, natural?”
Mr. Barrera said, “Yes. I believe in real vegetation. I’m not one for plastic.” Other board members expressed the same view.
Mr. Barerra continued, “I like the way the building steps back and has different layers, that has something positive to it. The art adds a lot of color and character. That’s what we see in Wynwood.”
Mr. Barrera said, “Overall, based on location and scale, you accomplished the goal, add some life and interest to the Wynwood community.”
Board member Dean Lewis said, “I think the overall workings of the planning, scale, on an urban level, works for a tight, infill site such as this … Overall, we can’t ask more than the building and the site and the program can offer. The pedestrian passage is nice to break up of the overall block.”
The project is to include a swimming pool, gym and spa.
Board member Francisco Perez-Azua called it a good plan.
“I appreciate the liner units. It’s nice to see. I have a little concern, it looks very warehousy … I love the canopies, the shade structure over the entrances. Can you have any other devices for the top level? Maybe have another shading device on the upper floors. Subtle,” said Mr. Perez-Azua.
Board member Gia Zapattini said, “I really like the artwork personally, I think it’s really fun and funky … I like that fact it’s all about the artwork; if taken away, it’s flat.” She asked to make sure the screening on the parking levels blocks views of the vehicles.
She suggested shade trees in place of native palms. “It will help a lot with walkability of the area. Overall, I think it’s a very youthful, fresh, funky Wynwood project and I like it.”
Board Chair Ligia Ines Labrada said she echoes a lot of the board’s comments.
“When I first saw the project, it reminded me of New York lofts. I think the way you scaled the project is very well suited … I would do a more subdued color, but that’s just a personal taste. Other than that, I think it’s a successful project.”
After the board vote, Mr. Lewis said, “Thank you for making a difference in our beautiful city.”
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