Development Archives | Page 29 of 43

Jul 20 No Comments

Miami Beach Asks Office Developers To Bid On Sites Near Lincoln Road

Author: Admin

Categories: Commercial News,Development,Miami Beach,Offices

Miami Beach has officially launched a request for proposals process to find office developers for several city-owned properties north of the famous Lincoln Road retail strip.

This presents opportunities for one or more developers to build Class A office buildings at a time when an increasing number of wealthy individuals — and their companies, in some cases — are relocating from high-tax states to the city, where office rents are nearing record levels.

There’s the potential to build about 400,000 square feet of office space, plus ground-floor retail, on these properties, said Ken Krasnow, vice chairman of institutional investor services at Colliers International South Florida, which is helping Miami Beach market the RFP.

The properties the city is fielding interest in total 1.38 acres at 1664 Meridian Ave., 1.12 acres between Lenox Avenue and Michigan Avenue, 0.85 acres at the southwest corner of 17th Street and Lenox Avenue, and the parking garage on 2.9 acres at 640 17th St. The parking garage is across from the Miami Beach Convention Center.

The bids will be ranked by a city evaluation committee and then the city commission would vote on the winning bids from one or multiple developers. However, the 99-year lease or leases would require approval from voters in a public referendum because of Miami Beach’s rules on selling city property. The parking lots would need 50% voter approval while a parking garage would need 60% of voters to agree, Krasnow said.

Bids are due by Nov. 15. Interested parties can obtain more information about the proposal here.

Click here to read more about this story.

Jul 19 No Comments

Wynwood OKs Unique Public-Private Deal To Bring An Apartment Building Devoted To Affordable Rental Units

Author: Admin

Categories: Commercial News,Development,Wynwood

A unique public-private partnership has assembled and will bring an apartment building to Wynwood’s southeastern corner devoted entirely to affordable rental units, atop ground floor retail.

Wynwood Works is proposed by Wynwood Works LLC, an affiliate of Magellan Housing, the developer selected by the Omni Community Redevelopment Agency (CRA) to redevelop the property at 2035, 2037 and 2043 N Miami Ave.

The project was approved Monday by the Wynwood Design Review Committee with conditions on a 3-to-2 vote.
The site is in the Wynwood Neighborhood Revitalization District (NRD-1), and within the CRA’s boundary.

Wynwood Works is designed as a 12-story multi-family residential attainable housing project, including 120 units ranging from studios to two bedrooms.

The development will total 179,105 square feet of floor space, and offer 5,698 square feet of ground floor commercial space on North Miami Avenue, with five levels of on-site enclosed parking for about 108 vehicles, and a mix of amenity spaces to support the residents.

Project attorney Steven J. Wernick said the project is participating in the Wynwood Attainable Mixed Income Program, recently established within the NRD-1, with 20% of the units to go to households at or below 50% Area Median Income (AMI), including 10% to Extremely Low Income (ELI) households (at or below 30% AMI).

Mr. Wernick said the project has been submitted and reviewed by the City of Miami Planning Department and Office of Zoning.

Wynwood Works is a key project for the Omni CRA and Wynwood NRD, areas experiencing revitalization and in need of housing for those of modest income increasingly being priced out of Miami’s urban neighborhoods, Mr. Wernick wrote to the city.

The lot is irregular shaped with 25,628 square feet, with a single thoroughfare frontage on North Miami Avenue. With required right-of-way dedications, the net lot area is 17,946 square feet.

Mr. Wernick wrote, “The property has a unique lot configuration, shaped by its location in proximity to the FEC Rail Line, which forms the rear yard of the property running southwest towards the intersection of North Miami Avenue and NE 20th Street.”

He said Omni CRA acquired the property, former site of the Lowenstein galleries, in 2018 to redevelop it with the CRA’s objectives.

The property has two small warehouses, which have been unoccupied for several years, and an overgrown gated parking lot. To the north is a parking lot and FPL transformer lines. To the west is North Miami Avenue, and a part of Wynwood that has remained industrial and seen little redevelopment since the NRD-1 was adopted in 2015.

The 120-unit housing program includes 48 studios (445-plus square feet), 66 one-bedroom apartments and six two-bedroom apartments. The residential component starts on the sixth story, accompanied by a gym, business center and community room.

Mr. Wernick wrote, “The project will be one of the first affordable housing new developments in Wynwood in many years, at a critical time when housing costs have continued to rise, making it increasingly challenging for retaining Miami’s workforce, artists, and others essential for the continued revitalization and growth of areas like Wynwood, Omni and Edgewater.”

Jennifer McConney-Gayoso, principal at Studio MC+G Architecture, detailed for the committee the specifics of the proposed façades and the materials to be used. She also explained areas where artwork will be installed, including unique shadow art on the south side of the building, and a catwalk on the second floor.

The site at one end is limited to about 50 feet.

“It was a difficult site to develop. We squeezed the envelope on this project,” she told the committee.

Even with the tight site, the plan shows 14% open space, more than the 10% zoning code requires.

Several committee members commended the developer and design team for bringing much needed affordable housing into Wynwood.

“It’s surprising you can actually do that in Wynwood,” one member said.

Some were critical of the building’s cake layered look, saying the components need more articulation and the art needs to come down into the ground floor level.

Committee member Erik Rutter said, “We do have to think more about the art, not just as a mural in a box. I like the shadow wall … Magellan is a great developer. This will be a great addition to the neighborhood.”

The committee’s motion to approve includes conditions: improve articulation and integration of the pedestal to the rest of the tower or accentuate/contrast against the rest of the tower; increase art treatments at ground floor level and increase articulation; address the east façade with art intervention; and conceal rooftop equipment.

Mr. Wernick said the applicant is wholly owned by Magellan Housing, an affordable housing developer active in Texas and Florida.

Magellan is developing Wynwood Works in partnership with the Omni CRA. In addition to owning the land, the CRA is providing financial support towards development costs.

Source: Miami Today

Jul 12 No Comments

Developers Propose Nearly 1M-Square-Foot Project In Miami’s Wynwood

Author: Admin

Categories: Commercial News,Development,Multifamily,Offices,Retail

The 29N project would be one of the largest developments in Wynwood at 964,693 square feet.

The Wynwood Design Review Committee will consider on July 12 plans for the project at 95 N.W. 29th St.

L & L Carpe Wynwood Holdings, a joint venture between New York companies L&L Holding Co. and Carpe Real Estate Partners, has nine parcels there under contract, combining for three acres. It’s directly east of the Gateway at Wynwood office building, which is currently under construction.

Designed by San Francisco-based Gensler, 29N would have buildings of 12 and eight stories with a pedestrian paseo between them to connect Northwest 29th Street, Northwest 30th Street and Northwest First Avenue. The building would feature 523 apartments, 200,618 square feet of offices, 26,372 square feet of retail and 668 parking spaces. There would be amenities on floors seven through nine. The apartments would range from 504-square-foot studios to two-bedroom units of 1,093 square feet.

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Jul 05 No Comments

Mana Buys In Downtown Miami Again With Plans To Expand Flagler District Project And Tech Hub

Author: Admin

Categories: Commercial News,Development,Multifamily,Offices,Retail

Moishe Mana is expanding his footprint in the Flagler District, downtown’s envisioned tech hub.

The Israeli-born developer and billionaire bought a parking lot at 49 NW First Street, across from the Miami-Dade County Courthouse and a single-story building with a handful of eateries, according to a statement provided to the Miami Herald. The approximately $12.4 million sale closed on Friday. Mana is ironing out details for a new project on the site.

The site gives the developer greater scale for his Flagler District project. More than five years ago, Mana started acquiring buildings and lots in downtown, with a concentration especially along West Flagler Street. He now owns a total of 60 buildings and vacant lots. He continues to lead an overhaul of the street named after Florida’s railroad pioneer Henry Flagler by gutting and renovating existing buildings along the corridor and supporting the makeover of the area’s streetscape, which began in May. Though many of his storefronts are now empty, Mana has announced plans to build offices, retail and housing.

“We’re committed to reviving the Flagler District through sustainable revitalization,” Mana said in the statement. “We are using the existing structures to preserve the character of the neighborhood while building a tech ecosystem that prioritizes the community’s needs.”

Mana covered the cost of the project design and mix of taxes from the city and county, parking fees and bond dollars are funding the construction. Property owners are also taxing themselves to help pay for the project.

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Jun 28 No Comments

Largest Development Site Available In Downtown Miami Sells For $46 Million

Author: Admin

Categories: Commercial News,Development

As downtown Miami continues to attract investors from all over the world, Colliers’ Urban Core Division facilitated a $46 million sale of Miami Center.

Known as the ‘Burdines property,’ it is the last significant development site remaining in downtown Miami’s Central Business District (CBD). The 92,972-square-foot development site, which is located at 16 SE 2nd St in downtown Miami, is currently home to a parking lot.

Colliers’ Executive Managing Director Mika Mattingly and Cushman & Wakefield‘s South Florida Vice Chairman Robert Given represented the seller, Wharton Equity Partners and Cross Lake Partners, in the transaction. The buyer, Enrique Manhard, was represented by Estrella Perez of EP Realty Group Inc..

“This is a pivotal site for the future of downtown Miami because it is a major location connecting downtown to Brickell,” Mattingly said. “This deal represents the voracious appetite for downtown assets. We currently have 10 land deals under contract to close by year’s end, and there is little inventory left for the first time ever. This is unbelievable given the fact the downtown market went silent in 2019 and during the pandemic. The demand is being fueled, in part, by all the transformative projects that are just beginning to take shape in this area. It could not be a better time to invest in the future of downtown Miami.”

Based on the site’s T6-80 zoning, this is one of the largest land sales in downtown Miami. The zoning designation allows several uses, including residential, hotel, office and retail. The maximum height permitted at the site is 80 stories with unlimited height available through public benefit bonuses. Because the development site is right in the middle of Brickell and downtown, it will provide future residents the opportunity to live, work and play in a highly walkable, urban environment.

South Florida has continued to see an influx of residents from New York, California and other states seeking lower taxes, better weather, and a higher quality of life. Greater Downtown’s population was 92,235 people in 2018, a jump of 38% since 2010, according to a study from Miami’s Downtown Development Authority (DDA). Downtown and Brickell have also emerged as the top choice for the largest technology and financial firms. According to a recent report from the DDA, at least 700 new jobs are expected in the area over the next few years.

Jun 23 No Comments

Rilea Group Closes On Development Site In Wynwood For $22 Million As Location For 225-Unit Rental Community

Author: Admin

Categories: Commercial News,Development,Multifamily,Wynwood

Rilea Group announced the closing of a 1.5 acre development site in Wynwood for $22 million as the location for their upcoming mixed-use rental community known as MOHAWK at Wynwood.

Gridline Properties’ brokers Alfredo Riascos and Yonatan Missika represented Rilea Group in the off market transaction located at 56 NE 29^th Street. This is the development firm’s first venture in Wynwood and the first in the neighborhood to be largely funded by crowdfunding. Earlier this year, Rilea Group tapped the Los Angeles based crowdfunding platform, RealtyMogul to raise an initial $10 million through their robust network of investors. Rilea Group’s goal was surpassed, raising an estimated $12.5 million in record time.

The seller is 29^th Street Warehouse LLC, managed by Lombardi Properties.

“In recent years, we had been approached many times by different developers to sell this significant site. We never really felt comfortable until we met the Ojedas, said David Lombardi,” Principal and Broker of Lombardi Properties. “We are confident they will execute an incredible project worthy of this site,” continued Lombardi.

Located at the crossroads of Miami’s trendy and burgeoning Wynwood and Midtown neighborhoods, the site was presented by Gridline Properties as the ideal location for Rilea Group’s first development in Wynwood. Future residents will be walking distance from neighborhood destinations such as Wynwood Walls, The Shops at Midtown Miami and a short five-minute drive to the Miami Design District and I-95. The site is also one block away to the north from the proposed Trader Joe’s Midtown location and a block away to the south of the potential Wynwood Brightline Station. The project comes at a time of a continued mass migration of California and New York residents to Miami, causing a surge in demand for housing. Gridline Properties sourced the site in the Fall of 2020 – meaning this transaction was negotiated during the height of the pandemic and put under contract early this year. Amidst the uncertainty brought on by COVID-19, Rilea Group was able to see beyond the chaos and seized a unique opportunity while taking advantage of less competition caused by the pandemic.

“We were thrilled to find the ideal location for MOHAWK at Wynwood and are excited to see this uniquely-designed development come to fruition,” says Riascos, Principal and Broker of Gridline Properties. “This transaction continues to prove that Wynwood is one of the most resilient neighborhoods in Miami and is a clear indicator that the trendy neighborhood has emerged much stronger post pandemic,” he continued.

“MOHAWK at Wynwood was created to meet the demand of this new wave of Miami residents and was entirely conceptualized based on the needs of consumers living in a post COVID-19 world,” says Diego Ojeda, President of Rilea Group.

The 12-story, 225-unit, multi-family apartment building will consist of 215,430 square feet of leasable property which will include 22,000 square feet of prime ground floor retail and 3,500 square feet of private, for-rent offices for the work-from-home crowd, sitting on a total 65,700 square feet (1.5 acres). The community will provide tenants with a state-of-the-art gym with peloton bikes, a private park and dog park, kid’s playroom, rooftop pool and bar, resident’s lounge as well as exquisite art and murals adorning the building.

“These newcomers are seeking design-forward living spaces that fit the needs of their current lifestyles. With the incorporation of unique amenities that cater to those needs and an exquisitely designed space, MOHAWK will provide residents with a turn-key home in this new age,” Ojeda continued.

Designed by Javier Barrera of Miami-based Deforma Studio, the building’s architecture will draw inspiration from the industrial feel of New York’s SoHo and Meatpacking districts with an added Miami flair – combining exposed brick, steel and concrete with various murals on the building’s façade in true Wynwood fashion. Stylish interiors will feature original artwork from artists such as Jean Michel Basquiat and Marco Grassi as well as fine photography encapsulating the developer’s vision.

“MOHAWK at Wynwood is a next generation residential community inspired by the strength of sophisticated architecture and the boldness of a creative culture that chooses to live on the edge. MOHAWK is the pinnacle of cool,” says Ojeda.

Rilea Group has a 40-year track record of successful developments in South Florida such as JP Morgan Tower – 1450 Brickell, One Broadway and the Sabadell Financial Center among many others. Most recently, the firm completed The Bond, a residential project in Brickell that became 100 percent sold-out during construction.

RealtyMogul has a community of over 200,000 individual investors across a $3.1 billion portfolio that includes over 17,000 multi-family units, making them the ideal crowdfunding partner for Rilea Group.

“The MOHAWK project had an incredibly strong reception with our investor base. In fact, we twice increased the amount of capital to be raised on the platform – as investors had been attracted to MOHAWK based on the strength of sponsorship, the growth and strength of the Miami market and the potential returns based off an investor-friendly waterfall,” said Jilliene Helman, CEO and Founder of RealtyMogul.

Next year, investors will have another opportunity to invest in this project for the construction phase, for which Rilea Group will need to carry out additional fundraising. Rilea group has agreed to allow RealtyMogul the opportunity to source an additional $10 million.

Construction of MOHAWK at Wynwood is expected to begin in 2023.

Jun 01 No Comments

Developers Move Fast To Meet Miami’s Growth Needs

Author: Admin

Categories: Commercial News,Development,Multifamily,Trends,Wynwood

As Miami continues to rebound from the pandemic, developers are making their mark by building new towers and infrastructure to meet the current and future needs of the city.

Rishi Kapoor, “Best of Miami: Leading Residential Comeback” nominee and founder and CEO of Location Ventures, said one leading developer worthy of recognizing is Terra Group, headed by CEO David Martin.

This past year, the group has hit a number of milestones, including breaking ground on mixed-income transit-oriented housing project Grove Central and securing a $64.8 million construction loan for the development of 27-acre multifamily development Natura Gardens. Two of the greatest achievements, Mr. Martin said, were the deliveries of condominium buildings Eighty Seven Park in North Beach and Park Grove in Coconut Grove, both of which promptly sold out.

Authenticity, Mr. Martin said, is key in development, and Terra wants to build projects that make neighborhoods better and give residents pride. In 2021, he said, a big goal for the group is to focus on market research centered on post-pandemic needs and trends that will inform later development decisions and innovations.

Having grown up in Miami, Mr. Martin said, he has a lot of pride in his community and tries to stay active in multiple ways by taking an interest in cultural, children’s and health issues. Currently, he said, he serves on the boards of Nicklaus Children’s Hospital and The Bass.

“There’s a lot of organizations I’ve taken an advisory role in,” he said, “and also a lot that we support financially.”

One issue Mr. Martin said he hopes Terra can help address is that of affordable housing in Miami-Dade. Roughly 90% of the built environment in the county, he said, is zoned for single-family housing.

“A lot of people look to solve affordability by creating subsidies which, in our view, is not sustainable,” he said.

“My view,” he continued, “is that affordable housing should be sprinkled throughout our entire county, not only in certain pockets. And we have an idea on how to build affordable housing in a more cost-effective way without requiring subsidies.”

Jorge Pérez, chairman of The Related Group, philanthropist and champion of the arts, also said this is an issue developers and officials must consider as the county moves into the future.

“Miami should not and cannot become a city solely for the 1%,” he told Miami Today via email. “We are going through one of the most exciting times in the history of the city; however, we cannot forget there are still countless families and individuals in need of opportunity. Officials must leverage the lessons of the globe’s other major metropolitan areas to build a Miami everyone – no matter their background or socioeconomic circumstances – can feel proud of.”

Mr. Perez and The Related Group were cited by Ron Shuffield, president & CEO of Berkshire Hathaway HomeServices EWM Realty, for their accomplishments and contributions to the Miami-Dade community not just this year but over a handful of decades.

“It’s his mark that established the style of the “new Miami,” Mr. Shuffield said. “When you look at the architecture of our landscape, so much of that Jorge had a hand in. It was his vision that could see what would become a dynamic downtown area.”

“I founded Related in 1979 with the goal of building an even better Miami,” Mr. Perez said. “More than four decades later, Miami has been totally transformed and is well on its way to becoming one of the world’s great cities. Nevertheless, each one of our jobs continues to be built with that original goal in mind, no matter the price point or target demographic.”

From including museum-quality art in developments to building community green spaces, he said, Related is always trying to deliver on that mission and improve the neighborhoods it builds in. The Group has expanded since its founding decades ago, and now has over $2 billion worth of inventory planned and under construction across the nation.

Last fall Jon Paul Perez, son of Jorge Perez, took the reins as company president. Being able to pass the crown to a relative, Jorge Perez said, is a great achievement in itself.

“I’ve been very fortunate to have been able to achieve a great deal over the course of my life and career,” he said, “but nothing beats building a family that shares my passion for making a positive difference.”

“Driving around the city and seeing just how far neighborhoods have evolved brings me great joy,” he continued. “But knowing that the next generation of the Perez family will continue my lifelong efforts is my ultimate legacy. I truly wish I could see the new heights Miami will reach and the role Related will play.”

The group’s focus, he said, is not just on development.

“Through The Related Group Philanthropic Foundation,” he said, “we are providing support to a variety of causes, from health and wellness to social equity. We are also proud supporters of a variety of Miami-Dade organizations, including FIU, The National YoungArts Foundation and many more.”

As Miami-Dade continues to set its sights on becoming a tech and finance hub, Mr. Perez said he would work to support that goal.

“I am committed to supporting elected officials and the private sector as they continue to attract national and international businesses to the city,” he said. “This influx of capital and talent goes far beyond real estate sales, it is about setting the city and region up for the next stage in its growth. From day one, I knew Miami/South Florida had the potential to be a hub for business, culture and lifestyle – and that vision is becoming more and more real with every day.”

Two other developers that deserve recognition for their work this year, Mr. Martin said, are Goldman Properties, which has developed a number of properties in Wynwood, and Dacra, headed by President and CEO Craig Robins.

Source: Miami Today

May 31 No Comments

LIVWRK In Contract To Buy Wynwood Assemblage From East End Capital

Author: Admin

Categories: Commercial News,Development,Multifamily,Offices,Retail,Wynwood

LIVWRK, a Brooklyn-based development firm, is making its first foray into Miami commercial real estate, The Real Deal has learned.

The company, led by founder and CEO Asher Abehsera, is under contract to buy a 2.5-acre assemblage in Wynwood, according to sources. East End Capital is selling the properties at 2400 and 2500 North Miami Avenue in Miami. LIVWRK will partner with the neighboring property owner at 48 Northwest 25th Street

Abehsera confirmed that the deal is under contract. A source said the price is about $25 million, and the sale is expected to close in about a month and a half.

Abehsera said his company is interviewing architects from around the world to “do something that’s more elevated from a design perspective” than what has been built in Wynwood so far.

The assemblage could be developed into more than 650,000 square feet with a mix of residential, retail, hotel or creative office, Abehsera said.

East End Capital had planned to develop the North Miami Avenue properties into two mixed-use projects with co-living, micro units, coworking and traditional office space. The New York and Miami-based firm, led by founder Jonathon Yormak, secured approvals for the projects last year.

The other parcel is owned by 3 CI Holdings LLLP, an entity managed by Catherine DeFrancesco, owner of Sol Yoga, and Andy DeFrancesco. Alex Karahkanian and Cahane sold the office and retail building on that site to the DeFrancesco entity last year for $17 million.

In March, East End Capital sold a Wynwood retail property that was in foreclosure to Cahane’s Forte Capital Management and Jon Krasner’s 7G Realty for $11.8 million.

East End and its Australian investors were recently ordered to pay back a $5.5 million deposit tied to a failed sale of their office tower in downtown Miami.

In Brooklyn’s Dumbo neighborhood, LIVWRK and CIM Group are in contract to sell the rental portion of their luxury development at 85 Jay Street to RXR Realty for $220 million.

Source: The Real Deal

May 26 No Comments

Downtown Miami Dev Site Zoned For 80-Story Tower Hits Market

Author: Admin

Categories: Commercial News,Development,Multifamily

A downtown Miami investor is looking to sell his assemblage near Miami Dade College’s Wolfson campus.

The 1-acre assemblage at 222 Northeast First Avenue, and 50 and 60 Northeast Third Street, hit the market unpriced. The three lots are zoned T6-80-O, which means they can be developed into an 80-story tower, or even taller in exchange for public benefits.

Property records show entities managed by investor Daniel Stone own the three properties. The parking lots are next to Miami Dade College and across the street from the David W. Dyer Federal Building and U.S. Courthouse.

Rani Hussami of Apex Capital Realty has the listing. According to a zoning study by architect Kobi Karp, the property could be developed into more than 1 million square feet of residential, hotel and office space with 80 percent, or 36,000 square feet, of the lot covered.

Records show Demeris Inc., led by Stone, paid $2 million for the two lots on Third Street in 2006, and another Stone-led LLC paid an undisclosed amount for the larger property immediately south in 2008.

Two blocks north, a similarly sized lot at 49 Northwest Fifth Street recently hit the market. That property, across from Brightline’s MiamiCentral station, is unpriced, but could trade for more than $40 million, according to the listing brokers.

Also nearby on Northeast Third Street, Grand Station Apartments recently launched leasing. Rovr Development built the 30-story tower on top of the existing Courthouse Center garage. Retired baseball superstar Alex Rodriguez invested in that project.

Source: The Real Deal

May 24 No Comments

Allapattah’s ‘Authentic Bario’ Feel Makes Way For Increased Development

Author: Admin

Categories: Allapattah,Commercial News,Development,Retail,Trends

When she came from Boston in the late 90s to study at the University of Miami, Mileyka Burgos-Flores quickly got homesick. She missed the food and flavor of her Dominican family and she was desperate for a Dominican hair salon. The cafeteria workers she’d befriended at school had the answer: we’ll take you to el barrio, they told her.

That’s how Burgos-Flores, executive director of the Allapattah Collaborative, got to know the neighborhood built up by Black Miamians and immigrants from the Caribbean and Central America. She soon picked up on Allapattah’s distinctive features. The breezy porches where neighbors actually talked to each other across the fence. The cosmopolitan bodegas and the street vendors residents knew by name. And of course, local watering holes like Club Típico Domínicano, the 1980s restaurant that shimmies into a nightclub with live music on the weekends.

“It’s a very warm and welcoming neighborhood,” said Burgos-Flores, whose work entails preserving the neighborhood and helping its small businesses thrive. “People don’t just go into local businesses to get their hair done, or to eat or to do their taxes. They go to hang out; they know each other and they keep an eye out for each other.”

That kind of pride among local residents is what drew art collector Mera Rubell to the area in 2019. Along with her husband Don and son Jason, the family converted a warehouse complex that previously housed a wholesaler of rice, beans and other food items into the Rubell Museum, previously located in Wynwood. The site sits cradled by the metroline and railroad tracks.

“This was a new frontier,” Rubell said. “Our dream was to create a kind of concentrated destination for culture. What’s nice is we’re not displacing anybody. These were old buildings that can no longer accommodate the heavy warehouse use it needs.”

The museum is just one of a collection of art spaces in the area, which runs from State Road 112 south to the Miami River and west from Interstate 95 to Northwest 27th Avenue. Jorge Pérez’s El Espacio 23 has also called industrial Allapattah home for the last two years. The newest addition to the art scene, Superblue, across the street from the Rubell, turned a warehouse into an immersive art space in May. The private museums are neighbors with a massive wholesale grocer; across the street, an open-air fruit market sells tropical fruit juices, coconut water and varieties of mangoes and bananas that swing from an awning.

Other recent additions have drawn people to the neighborhood through their bellies. Even on a weekday at lunch it can be hard to snag a parking spot at Hometown Barbecue, a New York transplant whose Brooklyn location is considered one of the country’s best barbecue spots.

It’s all quickly snowballing to turn Allapattah into Miami’s newest “it” spot. Burgos-Flores’ friends in the neighborhood share sightings of limousines ferrying partygoers to underground nightlife in the area. The charm that caught her eye two decades ago is still present; Allapattah remains a place where the word “authentic” still rings true. But there’s no denying things are changing.

New rentals are popping up and just as quickly evaporating due to demand from those who want to be close to the Miami Health District.

The latest is 14-story No. 17 Residences, on Northwest 17th Avenue. Renters — primarily medical and graduate students and health district employees quickly snapped up apartments, according to Lisette Calderon, CEO of developer Neology Life Development Group. Apartments start at $1,300 per month for a one-bedroom, one-bathroom layout.

“What I see that is exciting is the neighborhood being reimagined,” Calderon said.

Housing-wise, four other projects are in the pipeline.

The highest profile project on the books is a collection of eight buildings — many rising on stilts — designed by Danish star architect Bjarke Ingles for developer Robert Wennett. The project, at Northwest 12th Avenue, called Miami Produce Center, will include residential units, hotel, office, retail space and a trade school on nine acres formerly home to a produce market. Permits have not yet been drawn, and the timetable is not yet set, said Javier Aviñó, Wennett’s representative for the project and Bilzin Sumberg partner.

Already underway is a senior affordable housing community at 1396 NW 36th St. The 13-story Mosaico should open by January 2022, said Jake Morrow, a principal at developer Interurban.

Along with No. 17 Residences, Neology is planning another 14-story rental nearby at 1625 NW 20th St., dubbed Allapattah 16.

Also in permitting is a third 14-story rental building, Allapattah 14, at 1470 NW 36th St.

For Burgos-Flores, whose work entails helping local mom and pops thrive, taking the foot off the accelerator just a bit seems wise.

“We love all this development that could potentially happen in the area, but we want it to be inclusive and equitable,” she said.

Small businesses she helps in the neighborhood are frequently priced out by rising rents, she said. The average resident is unlikely to be able to afford the luxury units coming up in the area. The median household income in the 33127 zip code is $34,510, according to the county demographic data from this year. Around 31% of the residents live below the poverty line. Displacing a community of people – many of whom first arrived via displacement after refugee crises in their home countries – would shred the neighborhood’s identity, Burgos-Flores said.

“People who live here want to stay,” she said. “And if they go, they want to go because they want to, not because they’re pushed out. They want to have the opportunity to stay and the opportunity to own here.”