Administrative site plans have been filed with Miami-Dade County planners for Sunshine Residence, a 5-story transit-oriented mixed-use building proposed for 4110 Northwest 22nd Avenue in the Model City Urban Center District of Brownsville, Miami. Designed by Ricardo Muñiz-Guillet of MUVE Architecture and developed by Red Octopus LLC led by Walter Rua and Yanina Mauro, the approximately 57-foot-tall development comprises 22,938 square feet of space including 20 dwelling units and 3,122 square feet of commercial space; 3 units would be set aside for workforce housing. Plans were filed on July 20, 2022, and may be considered for review on August 15, 2022.
The 5,650-square-foot vacant interior lot is generally located along Northwest 22nd Avenue near the intersection with Northwest 42nd Street, with Northwest 41st Street on the south-end of the block. The property is located near the Earlington Heights Metrorail Station and Florida State Road 112. The property was acquired by White Owl LLC, an entity managed by Yanina Mauro of Red Octopus LLC, for $220,000 back in May 2022 with the intent of developing a mixed-use property. Miami International Airport is roughly a 5-minute drive, and Downtown Miami is 18 minutes away.
Subject Location. Courtesy of Red Octopus LLC.
The ground floor is divided into several commercial/retail spaces, which are further described by the developer as two retail establishments on the front-end of the building and a larger office space on the rear. Floors 2 through 4 follow the exact same floor plan, with the large two-bedroom units facing Northwest 22nd Avenue, and the studio/one-bedroom units on the opposite side. There would be no parking included, and floors plans show no signs of any amenities. To qualify as workforce housing, the project will provide two units at 110% and one unit at 140% of the Area Median Income (AMI).
Floor Plans. Courtesy of Red Octopus LLC.
Front & Rear Elevation. Courtesy of Red Octopus LLC.
Demolition permits will not be necessary as the property is vacant.
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A major study should be undertaken to learn why Cinderella projects like this are not more common, and all unreasonable barriers to their creation be removed. Luxury developments are destined to be empty half the year and hardly make a dent in the real-world housing crisis.