Massive Miami Makeover? 5,000 Affordable Apartments Proposed for Aging Industrial Area (Little River)
A gargantuan redevelopment proposal by a prominent Miami developer would dramatically reshape a nearly mile-long stretch of the city’s Little River and Little Haiti neighborhoods, bringing big-box stores, a new Tri-Rail station and nearly 5,000 affordable and workforce apartments to a hardscrabble area in dire need of new housing and jobs but leery of gentrification.
Unlike much of the redevelopment now enveloping Miami, which is focused on high-income people and luxury apartments, the plan spearheaded by Coconut Grove-based developer Swerdlow Group is aimed squarely at low-income and middle-class Miamians who are now finding it increasingly unaffordable to live in the city, especially in the urban core.
The project, proposed by Swerdlow, is a massive $2.6 billion redevelopment in Miami, covering 65 acres of land. Initially aimed at rebuilding four public housing projects, the plan now extends to creating a mixed-income, walkable neighborhood with shops, jobs, and amenities. Swerdlow is partnering with AJ Capital Partners for the project.
The development, one of Miami's largest, requires county approval and is expected to take nearly 10 years. It spans a two to five-block wide area from west of Interstate 95 to Northeast Second Avenue. The developers aim to offer apartments at various price points, emphasizing diversity and accessibility.
As part of the plan, a new Tri-Rail commuter line station is proposed, which could significantly improve transportation options for residents. The project area includes old warehouses, industrial buildings, and auto-body shops, along with a longstanding neighborhood of single-family homes to the north.
LITTLE HAITI IN TRANSITION
The area we're talking about has been called Little Haiti since the 1980s when Haitian refugees moved into a neighborhood originally known as Little River. Even though the city officially considers it part of Little Haiti, which has been one of the poorest neighborhoods in Miami, some people have started using the name Little River again. This has caused tension with longtime Haitian residents and activists who are worried about gentrification and people being forced to leave.
There's a big redevelopment plan proposed by Swerdlow, but not many people know about it. The county asked for ideas to improve the area, and Swerdlow submitted his plan in November. The county officials haven't officially responded yet, but Swerdlow thinks his plan follows all the rules.
Swerdlow insists that his plan won't force anyone out of their homes. It focuses on creating affordable housing for middle-class and low-income people. The county wanted proposals for a program that turns old public housing into modern communities for both low-income and middle-class residents. The goal is to make sure people already living there don't have to leave involuntarily.
The county's request included Victory Homes, an old housing project built for World War II veterans, and New Haven Gardens, an aging project with 82 units. Swerdlow's plan aims to replace and expand these old projects with new mid-rise and high-rise apartment buildings, providing around 1,400 affordable units for people with low incomes. Existing residents would move into the new housing at the same rents and in the same location once construction is finished.
RESIDENTS HAVEN’T SEEN DETAILS
Some public housing residents are aware of redevelopment plans, with opinions varying. Ruben in New Haven Gardens supports redevelopment due to the current poor conditions. On the other hand, Victory Homes residents, like Kaleena, are content but concerned about construction disruption.
Developer Swerdlow plans 3,500 workforce apartments, affordable to those earning up to $90,000 yearly. These apartments will have rent limits for 30 years and might be marketed as condos. Swerdlow emphasizes a high-quality design and amenities, distinguishing them from typical affordable housing.
Swerdlow is buying properties near I-95, with Home Depot interested. He envisions a pedestrian-friendly street connecting different properties. The proposed development is near St. Mary’s Cathedral and its school, supported by the Catholic Archdiocese. Oolite Arts has started construction on its new headquarters in the area.
This redevelopment is part of the county-supported Rental Assistance Demonstration (RAD) program. Another RAD project in Liberty Square by the Related Group is transforming an old project into a mixed-income community, with completion set for 2026, considered generally successful.
NEW TRI-RAIL STATION
If the Little River proposal gets approved, it would be even bigger and more extensive than the Liberty Square project. The developer, Swerdlow, is experienced and has worked on significant projects like Dolphin Mall and Sole Mia in North Miami. He also developed a project in Overtown, providing 578 affordable apartments for seniors, including Target, Ross, Aldi stores, and offices for MSC Cruises.
Swerdlow, along with partners Alben Duffie and Stephen Garchik, has already secured financing commitments for the Little River project. To fund affordable housing, federal tax credits will be used. The plan also involves creating a special taxing district that uses property taxes from new construction to fund modern infrastructure like water and sewer lines, streets, sidewalks, and a proposed Tri-Rail station.
The Tri-Rail station is a crucial part of the plan, acting as a midpoint stop between Hialeah’s Market Station and downtown Miami Central Station. The station's approval from the rail spur's owner, FECR, is necessary. This station is vital for achieving the required height and density. Special county rules allow the county to override local zoning around transit stations, permitting significant increases in height and density.
If the proposal is approved, the complete master plan, created by Miami architectural and planning firms Arquitectonica and PlusUrbia, is expected to take about eight years to build.
Source: @MiamiHerald