Plans have been filed for an eight-story mixed-use development at 805 West Flagler Street in Miami, advancing the redevelopment of a multi-parcel assemblage within the city’s urban core. The project is being developed by The Cornerstone Group through its affiliate, Brookstone 805 Flagler, LLC, and is designed by Corwil Architects. The proposal is scheduled for review by the City of Miami Urban Development Review Board on January 21.
The development site consists of a 2.36-acre assemblage totaling approximately 103,008 square feet and includes properties located at 860, 852, 842, 834, and 826 NW 1 Street; 861, 853, 843, 835, 827, 815, and 805 West Flagler Street; and 26 NW 8 Avenue. The assemblage is currently vacant, with only a limited number of previously occupied structures cleared. The site fronts West Flagler Street, a primary east-west corridor connecting LoanDepot Park, the Miami River, and Downtown Miami.
Subject Property Map. Credit: Corwil Architects.
The proposed urban infill development will contain approximately 535,916 square feet of floor space, translating to roughly 591,700 square feet of total building area. The project includes 354 residential units and approximately 5,000 square feet of ground-floor retail space intended for a neighborhood-serving grocer or pharmacy. All parking is accommodated within the building envelope, with 500 proposed parking spaces and 26 on-street parking spaces.
Elevations. Credit: Corwil Architects.
The residential program is distributed across eight floors and includes a mix of studio, one-bedroom, and two-bedroom units. The overall unit mix consists of 38 studios averaging 514 square feet, 170 one-bedroom units averaging 737 square feet, and 146 two-bedroom units averaging 1,081 square feet.
In April 2024, the Miami City Commission adopted Ordinance No. 14273, amending the Future Land Use Map designation for the assemblage from Medium Density Restricted Commercial to Restricted Commercial. The same action modified the zoning map, resulting in two transect designations across the site. Parcels fronting NW 1 Street and one lot along NW 8 Avenue are zoned T6-8-O, while the parcels fronting West Flagler Street are zoned T6-12-O. Although the Flagler Street frontage permits heights of up to 12 stories, the project has been designed with a uniform eight-story height to provide a transitional scale relative to the surrounding development east of the Miami River.
Massing Diagrams. Credit: Corwil Architects.
The assemblage is located within a quarter-mile Transit Corridor radius and directly abuts Metrobus stops along West Flagler Street and NW 8 Avenue. Available routes provide direct access to Government Center and Brickell Metrorail stations, supporting a transit-oriented development approach and informing the project’s reduced parking request.
The project’s design emphasizes pedestrian activity along all three public frontages. Ground-floor conditions include frequent pedestrian entrances, continuous sidewalks, landscaped edges, and internal courtyards and paseos. Structured parking levels are fully lined with residential units along street-facing elevations to minimize visual impact and maintain an active streetscape.
805 Flagler. Credit: Corwil Architects.
805 Flagler. Credit: Corwil Architects.
The eight-story massing is articulated through a contemporary architectural language, with increased articulation at primary pedestrian entrances. A prominent aluminum-clad canopy frames the main residential lobby and retail frontage at the primary intersection, while textured stucco columns rise vertically to meet a feature roof canopy. Portions of the ground-floor structural framework are omitted to create unobstructed pedestrian access. An elevated amenity and pool deck is located above the podium level.
805 Flagler. Credit: Corwil Architects.
805 Flagler. Credit: Corwil Architects.
As part of the application, the developer is requesting one exception and three waivers under Miami 21. The exception would allow a lot size exceeding the 40,000-square-foot maximum within the T6-8-O transect, as the applicable portion of the assemblage measures approximately 44,995 square feet. Waivers are also requested to permit a 10 percent reduction in required parking, a 10 percent reduction in required side setbacks above the fifth story where the project abuts T5 zoning, and increased spacing between pedestrian entrances at the northeast corner of the site due to the concentration of loading access and utility functions.
805 Flagler. Credit: Corwil Architects.
Project materials state that the requested deviations represent the minimum necessary adjustments to address the assemblage’s irregular configuration, lack of alley access, and operational constraints, while remaining consistent with the intent of the T6 Urban Core transect and the guiding principles of Miami 21. The inclusion of a neighborhood-serving grocer or pharmacy is cited as addressing a documented lack of such uses within a half-mile radius of the site.
The proposal is scheduled for review by the City of Miami Urban Development Review Board on January 21
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It’s actually nice for a filler elsewhere, but for Flagler Street in Little Havana/Riverside, I would expect something more Mediterranean Revival-inspired. Shouldn’t Miami21 better address that then some nonsense over “operational constraints?”
I must disagree: there’s nothing nice about it. Love the ‘hood, hate this design.
I’ve seen far worse in this town…
Too true…
Its infinity better than whats there currently…