5445 & 5501 Biscayne blvd - HIGH-VISIBILITY BISCAYNE BLVD DEVELOPMENT Lot • Terrain commercial • 0,88 Acres • 11 760 175 $ CAD • Miami, FL 33137

The site consists of two adjacent corner parcels totaling 38,471 SF, unified under a recorded Covenant in Lieu of Unity of Title (ORB 33339 PG 2572). Plans have been designed by DBLewis Architect, with land use counsel provided by Bercow Radell Fernandez & Larkin, one of Miami's preeminent zoning firms. The approved program contemplates two MiMo-styled buildings totaling 31 residential units and approximately 10,579 SF of ground-floor commercial space, connected by a Level-3 pedestrian sky bridge with a shared rooftop amenity terrace.
A buyer acquires entitlement certainty, a designed and approved program, and an estimated 18 to 30 months of saved entitlement timeline versus an unentitled site.
APPROVED ENTITLEMENTS
- Zoning Waiver PZ-19-2220, approved 10/24/2024
- HEPB-R-19-057 Historic & Environmental Preservation Board approval
- HEPB Resolution PZ-19-4393
- Recorded Covenant in Lieu PZ-20-8875 / ORB 33339 PG 2572
- 2013 Rezoning T3-R to T4-O (File ID 13-00866zc)
- Building Department Construction Document submittal BD20-0261-46001
WAIVERS GRANTED
- Setback waivers: 0' principal front (Biscayne Blvd), 0' secondary fronts, 5' side. Oversized pre-existing lots preserved.
- 30% parking reduction granted under the transit corridor waiver. 52 spaces provided versus a 79-space base requirement.
- 10% access aisle width reduction (23' to 22').
- Lodging-Inn use approval for 25 of 31 residential units, permitting short-term-rental operation.
- Level-3 pedestrian sky bridge over public right-of-way approved in concept.
These entitlements are bound to the property by recorded covenant and are not recreatable for new MiMo projects under current Miami 21 standards. The Lodging-Inn designation in particular is a meaningful value driver, as the City of Miami has materially tightened new short-term-rental entitlements since 2023.
APPROVED PROGRAM
North Building (5501 Biscayne):
- 21,801 SF parcel (0.50 AC)
- 3 stories, 19 residential units (lodging-inn enabled)
- Ground-floor commercial and F&B
- Shared rooftop amenity terrace
South Building (5445 Biscayne):
- 16,670 SF parcel (0.38 AC)
- 3 stories, 12 residential units
- Ground-floor commercial and retail
- Connected to north building via Level-3 pedestrian bridge
Total program: 31 residential units + 10,579 SF ground-floor commercial. Approximately 51,000 SF of total buildable area. 52 on-site parking spaces.