HomeMy WebLinkAboutCRA-R-26-0001 Backup - Sole ResponseExcerpts from RFP
and Sole Response
Christine King
Board Chair
James D. McQueen
Executive Director
REQUEST FOR PROPOSALS
4" AVENUE AFFORDABLE HOMEOWNERSHIP
DEVELOPMENT
RFP NUMBER
25-09
ISSUE DATE:
October 22, 2025
Non -Mandatory Pre -Submittal Meeting
November 4, 2025, at 10:30am
At:
SEOPW CRA Office
819 NW 2nd Ave., 3r'd Floor
Miami, FL 33136
RFP SUBMISSION DATE AND TIME:
No later than
November 25, 2025, at 11:00am
At:
The Office of the City Clerk
City of Miami
3500 Pan American Drive
Miami, Florida 33133
DESIGNATED CONTACT
Brian Zeltsman, RA
Director of Architecture and Development
Southeast Overtown/Park West
Community Redevelopment Agency
819 NW 2nd Ave, 3r'd Floor
Miami, Florida 33136
Phone: 305-679-6827
Email: bzeltsman@miamigov.com
Website: seopwcra.com
Christine King
Board Chair
James D. McQueen
Executive Director
PUBLIC NOTICE
RFP NO: 25-09
SOUTHEAST OVERTOWN/PARK WEST COMMUNITY REDEVELOPMENT AGENCY
NOTICE OF DISPOSITION AND REQUEST FOR PROPOSALS —
4r" AVENUE AFFORDABLE HOMEOWNERSHIP DEVELOPMENT
The Southeast Overtown/Park West Community Redevelopment Agency ("SEOPW CRA")
pursuant to Florida Statute 163.380(3)(a), is declaring its intent to dispose of its interest in property
owned by the SEOPW CRA located at 714 NW 4th AVE, 720 NW 4th AVE, 728 NW 4th AVE,
734 NW 4th AVE, and 402 NW 8th ST, Miami, FL 33136. The SEOPW CRA may sell, lease, or
otherwise transfer the parcels for uses in accordance with the 2018 SEOPW CRA Redevelopment
Plan Update ("Redevelopment Plan"). The SEOPW CRA is inviting proposals from private
developers, or any persons interested in undertaking the development of the property into
affordable home -ownership opportunities targeting teachers, healthcare workers, and first -
responders.
Completed responses must be delivered to the City of Miami - City Clerk's Office, 3500 Pan
American Drive, Miami, Florida 33133 no later than 11:00am on November 25, 2025. Any
Responses received after the above date and time or delivered to a different address or location
will not be considered.
The Redevelopment Plan may be obtained from the SEOPW CRA office at 819 NW 2nd Ave, 3rd
Floor, Miami, Florida 33136, or from the SEOPW CRA webpage at: seopwcra.com
RFP documents may be obtained on or after October 22, 2025, from the SEOPW CRA office at
819 NW 2nd Ave, 3rd Floor, Miami, Florida 33136, or from the SEOPW CRA webpage at:
seopwcra.com
A non -mandatory pre -submittal meeting will be held at the SEOPW CRA office on November 4,
2025 at 10:30am. It is the sole responsibility of all firms to ensure the receipt of any addendum
and it is recommended that firms periodically check the SEOPW CRA webpage for updates and
the issuance of addenda.
The SEOPW CRA reserves the right to accept any responses deemed to be in the best interest of
the SEOPW CRA, to waive any minor irregularities, omissions, and/or technicalities in any
responses, or to reject any or all responses and to re -advertise for new responses as deemed
necessary by the SEOPW CRA without notice.
For more information, please contact the SEOPW CRA office at (305) 679-6800.
SOUTHEAST OVERTOWN/PARK WEST
COMMUNITY REDEVELOPMENT AGENCY
819 NW 2°d Avenue, 3rd Floor I Miami, FL 33136
(305) 679-6800 I www.seopwcra.com cra@miamigov.com
3
Christine King
Board Chair
SECTION 1
1.0: INTRODUCTION
James D. McQueen
Executive Director
1.1 Invitation
The Southeast Overtown/Park West Community Redevelopment Agency, ("SEOPW CRA") has
publicly noticed its intent for disposition of real property and is seeking proposals for the
development of affordable home -ownership opportunities targeting teachers, healthcare workers,
and first -responders. The site is a 0.48-acre assemblage of contiguous land parcels within the
Overtown neighborhood in Miami, Florida.
1.2 Description of Property
The property consists of 5 parcels of land ("Property") currently owned by the SEOPW CRA
totaling 21,000 square feet, and further described as follows:
Parcel #
Square Footage
Address
Folio #
Current Zoning
1
3,000
714 NW 4th AVE
01-3137-028-0040
T5-O
2
3,000
720 NW 4th AVE
01-3137-028-0030
T5-O
3
5,000
728 NW 4th AVE
01-3137-028-0020
T5-O
4
5,000
734 NW 4th AVE
01-3137-028-0010
T5-O
5
5,000
402 NW 8th ST
01-0104-080-1010
T5-O
Improvements: The Property is being offered in its "AS IS, WITH ALL FAULTS" condition.
To any extent required by the City of Miami Zoning Code, the developer of the project shall be
responsible for the plat/re-plat of the development site.
All available information on the referenced property may be obtained from the SEOPW CRA at
819 N.W. 2nd Avenue, Miami, Florida 33136. For further information, please contact Brian
Zeltsman, SEOPW CRA Director of Architecture and Development, at (305) 679-6827 or
bzeltsman@miamigov.com. All interested parties are encouraged to inspect the Property.
SOUTHEAST OVERTOWN/PARK WEST
COMMUNITY REDEVELOPMENT AGENCY
819 NW 2nd Avenue, 3rd Floor I Miami, FL 33136
(305) 679-6800 I www.seopwcra.com cra@miamigov.com
4
Christine King
Board Chair
James D. McQueen
Executive Director
Legend
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SOUTHEAST OVERTOWN/PARK WEST
COMMUNITY REDEVELOPMENT AGENCY
819 NW 2nd Avenue, 3rd Floor I Miami, FL 33136
(305) 679-6800 I www.seopwcra.com cra@miamigov.com
Subject Property
and Surrounding
Context
(View looking
Southeast)
Property
Location &
Current
5
Christine King
Board Chair
James D. McQueen
Executive Director
1.3 Background
The SEOPW CRA is a public agency formed under Fla. Stat: 163.330 and is responsible for
carrying out community redevelopment activities and projects within the SEOPW CRA
Redevelopment Area. All development undertaken by the SEOPW CRA shall be consistent with
the 2018 Redevelopment Plan Update.
The SEOPW CRA envisions a successful response as one that provides the highest and best use
of the property in providing opportunities for affordable/attainable homeownership by residents of
Overtown which include working families, first-time homebuyers, and essential workers such as
teachers, healthcare workers, and first -responders. It is expected that workers and residents in this
category meet affordability levels in the range of 80% to 120% of the Area Median Income
("AMI"); however, this RFP sets no specific requirement for number or size of units, or for any
specific AMI level(s). On residential home -ownership developments, the SEOPW CRA typically
prefers projects that include a unit mix with 2-bedroom and 3-bedroom units, rather than 1-
bedroom and studio units.
Parking
All proposed projects must provide the necessary parking at a minimum to comply with applicable
codes; however, the amount of parking provided in this project is of greater importance with the
development being one of homeownership, rather than rentals.
Time is of the essence
The need for affordable housing in the Redevelopment Area has never been greater. Therefore,
the SEOPW CRA is seeking to deliver quality homeownership units as quickly as possible. A
successful response is one by a team that has a track record for executing projects successfully and
expeditiously.
Note: The SEOPW CRA will consider Proposals which incorporate neighboring parcels of land
where landowners are a component of the Proposer's team or Joint Venture. In the event that the
SEOPW CRA receives proposals which incorporate neighboring parcels of land contingent on
future purchase of said property, the Proposal will be scored accordingly with respect to the
benefit in development potential, feasibility of the financing plan, and potential impacts to the
project schedule. See Evaluation Criteria in Section 4.0 for more information.
SOUTHEAST OVERTOWN/PARK WEST
COMMUNITY REDEVELOPMENT AGENCY
819 NW 2°d Avenue, 3rd Floor [ Miami, FL 33136
(305) 679-6800 I www.seopwcra.com cra@miamigov.com
6
Christine King
Board Chair
SECTION 2
2.0: CONTENTS AND FORMAT OF SUBMITTAL
James D. McQueen
Executive Director
2.1 The Submittal
The goal of this RFP is to select a developer or a development team for the development of the
Property in a manner satisfactory to the local community and the SEOPW CRA. All proposals
must be consistent with the Redevelopment Plan and the Master Plan, both of which are available
at:
www.seopwcra.com
The proposals should present a comprehensive, well -articulated development for the Property,
complete with supporting documentation to include a development concept, financing plan,
developer's qualifications and experiences, current and comparable projects, and user
commitments and local community support. To that end, the following provisions shall be
applicable:
1. Cover Page
Show the proposer(s) name, address, telephone number, name of contact person, date, and
the proposal name and RFP number.
2. Table of Contents
Include a clear identification of the material by section and by page number.
3. Letter of Transmittal
Provide a letter which provides a brief history of the proposer's entity, summarizes the key
points of the response and is signed by an officer or employee of the respondent's firm who
is authorized to act on behalf of the entity. Please limit your transmittal letter to 2 pages.
4. Development Concept
The development concept shall include at least the following:
• A detailed description of the project, a site plan, and renderings;
• A demonstration on how the proposer's vision of the Property will create an
economically viable destination that will complement recent economic
development activity in the surrounding area, create jobs, and complement the rich
history of the Overtown community.
• A detailed parking plan, including public parking.
• A timetable for implementation of the project, from the execution date of a
development agreement through project occupancy, including a development
schedule with a timetable for review and approval of design and construction
documents, construction commencement date, occupancy date, and a phasing plan,
if applicable.
SOUTHEAST OVERTOWN/PARK WEST
COMMUNITY REDEVELOPMENT AGENCY
819 NW 2°d Avenue, 3rd Floor I Miami, FL 33136
(305) 679-6800 I www.seopwcra.com cra@miamigov.com
7
Christine King
Board Chair
James D. McQueen
Executive Director
• A proposed transaction structure for the project, i.e., purchase, lease, or ground
lease, specifying the financing structure, such as purchase price, lease payments,
etc.
5. Financing Plan
The financing plan shall include at least the following:
• Project budget/breakdown of all hard and soft costs required to implement project
including, but not limited to: property due diligence tasks, approvals, professional
fees, construction, marketing, legal fees, etc.;
• Sources, amounts, terms, and conditions of financing and proposers' equity
consistent with the project budget. If financing is not completely in place (for the
project or one or more of its components), proposer must provide letters of interest
from financing sources. If necessary, indicate status of fund-raising efforts and
schedule;
• Pro forma cash flow statements, with documentation of assumptions for a 15-year
period;
• Evidence of financing consistent with project budget;
• Evidence of financial capacity of lenders and equity sources; and
• Any public financing assistance that may be required.
The SEOPW CRA may request proposers to submit revised, updated, or a more detailed
financing plan as deemed helpful or relevant, in the sole discretion of the SEOPW CRA,
in evaluating the proposer or any aspect of its proposal.
6. Qualifications and Experience
The proposals shall provide a narrative statement describing all entities responsible for the
development and management of the project, including the following:
• A description of the proposer's qualifications and experience relevant to project
development, design, construction, and management. Include information on all
firms which comprise the proposer and their role in the project, as well as
experience working together on previous projects;
• An organizational chart;
• Demonstrate the experience and ability to successfully complete the project; and
• Identify key staff, including brief resumes that include length of time providing
such services and contact information (including location, phone and e-mail
address). The proposal should indicate each team member's responsibility for
project tasks; and
SOUTHEAST OVERTOWN/PARK WEST
COMMUNITY REDEVELOPMENT AGENCY
819 NW 2°d Avenue, 3rd Floor [ Miami, FL 33136
(305) 679-6800 I www.seopwcra.com cra@miamigov.com
8
Christine King
Board Chair
James D. McQueen
Executive Director
• Proposer(s) most recent reviewed financial statements including an audited balance
sheet and income statement prepared by an independent Certified Public
Accountant.
7. Current Developments & Comparable Projects
The proposal shall include a list of current related or relevant projects where the proposer
is either the owner and/or partner. Please list the financial structure of each project
including, but not limited to the public and private contributions. Include photographs of
the developments discussed herein and other developments completed in the past which
are relevant to the scope and scale of this proposed project.
8. Community Benefits
The proposals should address the community benefits to the Redevelopment Area
including, but not limited to the following:
• Coordination and partnerships with local small business;
• Job opportunities for local area residents and businesses to allow them to
participate in the construction of the development and local job fairs prior to the
commencement the project;
• Permanent job opportunities for local residents post -construction, including newly
generated trade and service jobs and local job fairs upon completion of the project;
and
• Opportunities for local subcontractors and professional services during the design
and/or construction of the project.
9. References
The proposals shall include 3 references of which at least 1 shall be from a financial
institution and the others preferably developmental references, all to include addresses,
telephone numbers, and relationships to the proposer(s).
SOUTHEAST OVERTOWN/PARK WEST
COMMUNITY REDEVELOPMENT AGENCY
819 NW 2°d Avenue, 3rd Floor I Miami, FL 33136
(305) 679-6800 I www.seopwcra.com cra@miamigov.com
9
Christine King
Board Chair
James D. McQueen
Executive Director
2.2 Submission Process
Proposer(s) shall submit 1 printed original, 5 printed copies, and 1 copy submitted electronically
on a USB drive storage device. All submittals must be on 8 1/2" x 11" paper, neatly typed on one
side only, with normal margins, and spacing. Handwritten responses will not be accepted. Said
proposal must be submitted in a labeled and sealed envelope and delivered only to the following
address:
CITY OF MIAMI
The Office of the City Clerk
3500 Pan American Drive
Miami, Florida 33133
Responses must be clearly marked on the outside of the package referencing:
RFP NO. 25-09
REQUEST FOR PROPOSALS
4" AVENUE AFFORDABLE HOMEOWNERSHIP DEVELOPMENT
Responses are due no later than November 25, 2025, at 11:00 am.
Note: Submissions will not be accepted at the SEOPW CRA's office, nor any other location.
Responses received after, the date and time stated in the RFP will not be accepted and shall be
returned unopened to the proposer(s).
SOUTHEAST OVERTOWN/PARK WEST
COMMUNITY REDEVELOPMENT AGENCY
819 NW 2°d Avenue, 3rd Floor [ Miami, FL 33136
(305) 679-6800 I www.seopwcra.com cra@miamigov.com
10
CITY OF MIAMI OFFICE OF THE CITY CLERK
BID SECURITY LIST
BID ITEM: 4th Ave Affordable Homeownership Development
ID NUMBER: RFP 25-09
DATE BID OPENED: November 25, 2025 TIME: 11:00 a.m.
BIDDER
(k "
BID TOTAL
AMOUNT
N/A
4✓ :: i.1 Cl��audr�J 6/4
BID BOND (ER)
CASHIER'S
CHECK
N/A
/ 7 C/ iC_ l r1 S' EVP
Person Receiving Bid(s)
On: / -2 a- ---- _.5'_
Today's Date
Received ( 1 ) bid(s) on behalf: Southeast Overtown/P. West CRA
Ci , Depa
PREPARED BY:
Deputy City Clerk
THE WALKER
AFFORDABLE HOMEOWNERSHIP AT HISTORIC OVERTOWN
80-120% AMI Mixed Income I 55 First-time Homebuyers
RFP No. 25-09
4th Avenue Affordable Homeownership Development
1NREA
1:1REA
DEVELOPMENTS
Cover Page
Proposer Information
Proposer : KREA USA LLC
Address : 231 SW 28th Rd, Miami, FL
Telephone Number : (786) 518-3888
Contact Person : Akrisht Pandey
Email: apandey@krea.us
Date : November 25, 2025
Proposal Name : 4TH AVENUE AFFORDABLE HOMEOWNERSHIP
DEVELOPMENT
RFP No.: 25-09
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DEVELOPMENTS
Letter of Transmittal
Proposal for Homeownership in Historic Overtown
November 25, 2025
The Office of the City Clerk I City of Miami
3500 Pan American Drive I Miami, Florida 33133
Attention: Mr. Brian Zeltsman, RA, Director of Architecture & Development
Southeast Overtown/Park West Community Redevelopment Agency (SEOPW CRA)
Re: Response to RFP No. 25-09 4th Avenue Affordable Homeownership Development
Dear Mr. Zeltsman:
It is a pleasure to submit, on behalf of KREA USA and affiliates, this proposal in response to the
Southeast Overtown/Park West Community Redevelopment Agency's Request for Proposals No.
25-09 for the redevelopment of CRA-owned parcels along NW 4th Avenue and NW 8th Street in
Historic Overtown.
Development Concept:
The Walker —will transform five CRA-owned parcels into a cohesive, mid -rise community of
approximately 55 homeownership units designed for families earning 80-120% of AMI. The
program includes 45 two -bedroom and 10 three -bedroom residences, each featuring efficient
layouts, natural light, and private balconies, complemented by 70 secure on -site parking spaces
and landscaped courtyards
Named in honor of Geder Walker, whose entrepreneurial legacy and family's Lyric Theater
symbolize Overtown's historic resilience, the project reinterprets that legacy through contemporary,
attainable homeownership. Its design integrates warm materials, shaded terraces, and the rhythm of
porches and stoops to reflect Overtown's character while introducing efficient, durable construction.
Qualifications & Relevant Experience:
KREA USA is a vertically integrated real estate development and construction firm with active
projects in Lauderhill, North Miami, and Ft.Lauderdale, totaling over 1500+ multifamily units in
various stages of design and construction. Our affiliate Casas KREA (Grupo KREA) brings over 20
years of international experience, having delivered more than 13,000 affordable homes across
Mexico, and was among the first to achieve IFC EDGE Zero Carbon certification for affordable
housing. This combined expertise in sustainable, cost-efficient construction demonstrates our ability
to deliver projects of similar scale and complexity.
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Fulfillment of CRA Redevelopment Goals:
The Walker directly advances the SEOPW CRA Redevelopment Plan by:
• Respecting the community's history and heritage through thoughtful architecture and
neighborhood -scale design.
• Expanding the neighborhood's tax base and contributing to the area's long-term economic
vitality.
• Meeting the strong demand for attainable homeownership opportunities for Miami's
workforce, an option currently scarce within the district.
• Enhancing the quality of life for residents by creating stable ownership housing, safe
streetscapes, and new landscaped open space that complements nearby properties.
Financing, Construction, and Delivery
The Walker is structured with equity from the developer, a construction loan, and the potential for
CRA participation to strengthen affordability and long-term feasibility.
• Financial Feasibility: The project's financial plan incorporates both private investment and the
potential for public support, ensuring feasibility without placing undue burden on CRA
resources. Cost-effective construction (including KREA's in-house concrete production and
aluminum formwork system) ensures affordability from design through operation.
• Timeline: From CRA approval, the project can be delivered within approximately 22 months,
providing families with ownership opportunities in a timely manner.
As a vertically integrated development company, KREA brings proven experience in affordable and
workforce housing delivery, including financing, design, construction, and long-term management.
Our South Florida pipeline includes more than 2,000 units under development, many of which have
leveraged public incentives and community partnerships. Our self -performing construction capacity
ensures speed, control, and quality from entitlement to handover. We are ready to bring that
expertise to Overtown with a proposal grounded in equity, feasibility, and public purpose.
We appreciate the opportunity to present this proposal and look forward to partnering with the
SEOPW CRA to bring The Walker to life as a model for attainable homeownership in Historic
Overtown.
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1. Overview - Homeownership in Overtown
1.1 Key Project Details
Key Detail
Project Name
Description
The Walker
Developer & Builder
Location
Zoning
Total Units
Unit Mix
KREA USA LLC and affiliates
714-734 NW 4th Avenue & 402 NW 8th Street, Miami, FL
33136
T5-O Urban Center Zone
55 Homeownership units
45 - 2-bedroom / 2-bath units;
10 - 3-bedroom / 2-bath units
Target Income Range
Parking
Estimated Monthly Cost for
Homebuyer (Incl. HOA &
Insurance)
Parking
Households earning 80% — 120% of Area Median
Income(AMI) including teachers, healthcare workers, first
responders and local families,
70 secured structured parking spaces (including ADA-
accessible spaces)
- 2BR: $2,000—$2,500
- 3BR: $2,500—$3,000
70 total spaces (including ADA-accessible spaces)
Construction Approach
Transaction Structure
Estimated Timeline
Self -performing structural concrete using aluminum
formwork and in-house concrete operations
CRA land participation + KREA equity + construction
loan financing
22 months total (pre -development to HOA handoff)
Sustainability
Energy -efficient design; cost -saving materials and systems
Community Benefit
Affordable homeownership, economic stability, prevention
of displacement, and community -rooted investment
Name Inspiration
Named in honor of Geder Walker, pioneering Overtown
entrepreneur and founder of the Lyric Theater
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1.2 Project Vision
A Catalyst for Community Growth and Generational Empowerment
The Walker is a transformative 55-unit affordable homeownership development designed to foster
long-term stability, economic empowerment, and community revitalization in the heart of Historic
Overtown. The initiative offers local families a pathway to homeownership, wealth -building, and
generational progress in one of Miami's most culturally significant neighborhoods..
55 80-120% 70
Homeownership
Units
AM I Parking
Homeownership is a cornerstone of economic mobility. By enabling families to build equity,
strengthen financial resilience, and remain rooted in their community, The Walker directly addresses
the critical homeownership gap for households earning 80-120% of the Area Median Income
(AMI)—a segment that is consistently underserved in Miami's housing market. Its central location
near major employment centers, schools, transit hubs, and the airport ensures that residents gain
access to attainable, high -quality housing without being displaced from Overtown.
Beyond individual benefits, The Walker serves as a catalyst for neighborhood revitalization,
advancing the goals of the SEOPW CRA by:
✓ Stabilizing the community through increased homeownership rates, reducing displacement risks.
✓ Enhancing local investment with new housing that respects Overtown's cultural and historical
significance.
✓ Strengthening local businesses by increasing the number of residents with long-term financial stakes in
the neighborhood.
✓ Fostering civic engagement, as homeowners are more likely to participate in local initiatives and
decision -making processes.
Architecturally, the project is designed with spacious layouts, high ceilings, and abundant
natural light, emphasizing comfort and functionality for families. Unlike luxury developments that
burden owners with high HOA fees, The Walker prioritizes efficient, durable construction and
cost-effective operations. A dedicated HOA will oversee maintenance to preserve both affordability
and quality. With 70 secure parking spaces, the development also meets the practical needs of
households who rely on personal vehicles for work throughout Miami -Dade County.
This initiative reflects a commitment to sustainable, inclusive growth —ensuring that future
generations can live, work, and thrive in Overtown. Through thoughtful planning, strategic
partnerships, and deep respect for the neighborhood's heritage, The Walker will contribute to a more
resilient and prosperous Overtown, where history is honored, families are empowered, and
homeownership becomes a lasting legacy.
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2. Development Concept
2.1 Project Narrative
The Walker is a 55-unit, mid -rise affordable homeownership development designed for families
earning 80-120% AMI. The project consolidates five CRA-owned parcels (approx. 21,000 SF) along
NW 4th Avenue and NW 8th Street into a cohesive residential building that fits the scale, character,
and intent of the T5-O Urban Center Zone.
The development includes 45 two -bedroom and 10 three -bedroom homes. Unit layouts prioritize
functionality and livability through efficient floorplans, high ceilings, and large window openings that
promote natural light and cross ventilation. Private balconies extend usable space while maintaining
a modest, family -oriented residential character.
The building's architectural massing establishes a defined urban edge along NW 4th Avenue while
maintaining a pedestrian -friendly streetscape through landscaping, lighting, and clear building
entries. Materials are selected for durability, ease of maintenance, and long-term cost efficiency to
support sustainable HOA affordability.
Two structured parking levels provide 70 secure spaces, exceeding typical ownership requirements
and meeting the needs of residents who rely on automobiles to access regional job centers. Parking
and vertical circulation are efficiently integrated within the podium to preserve continuous
residential floorplates and reduce long-term operational complexity.
Construction will utilize KREA USA's vertically integrated delivery model, including self -performed
structural concrete and aluminum formwork systems. This approach improves schedule control,
reduces escalation exposure, and supports consistent construction quality. The project is planned for
completion within approximately 22 months following CRA Development Agreement execution.
The Walker satisfies all applicable zoning and life -safety requirements under Miami 21 and the
Florida Building Code. Its development concept directly advances the SEOPW CRA's objectives by
converting underutilized land into attainable homeownership, enhancing neighborhood stability, and
contributing to the long-term economic resilience of Historic Overtown.
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2.2.1 Site & Zoning Information
The Walker is located on a 21,000-square-foot assemblage within Miami's urban core, formed by
five contiguous CRA-owned parcels situated at the following addresses:
• 402 NW 8th Street
• 734 NW 4th Avenue
• 728 NW 4th Avenue
• 720 NW 4th Avenue
• 714 NW 4th Avenue
These parcels lie fully within the Southeast Overtown/Park West Community Redevelopment Area,
presenting a rare opportunity to deliver attainable homeownership on publicly controlled land in a
central, historic neighborhood. The CRA's ownership of the site provides essential stability, enabling
the project to prioritize long-term affordability, family -oriented units, and community -oriented
design.
The property is zoned T5-O (Urban Center — Open) under Miami 21, a designation intended for
medium -density residential infill, active frontages, and pedestrian -oriented streetscapes. This zoning
allows a mid -rise building of up to five stories, with bonus height and density available for attainable
housing. The Walker's proposed massing, circulation, and program align directly with these
parameters, maximizing the site's potential while respecting its surrounding context.
The site's rectangular configuration and dual frontage along NW 4th Avenue and NW 8th Street
support an efficient building footprint, clear pedestrian orientation, and safe vehicular access. Its
north —south orientation enhances natural light and ventilation within the residential units,
contributing to a more sustainable and comfortable living environment. Existing utility
infrastructure around the site reduces the need for extensive off -site improvements and supports
cost-effective development.
Connectivity is a defining strength of this location. The site is within minutes of three Metrorail
stations—Overtown/Lyric Theatre, Culmer, and Government Center —and is walkable to both the
MetroMover and Brightline Miami Central. Immediate access to I-95 and SR 836 places major
employment centers such as Downtown Miami, Brickell, Wynwood, and the Health District within a
five-minute radius. Proximity to schools, parks, churches, and community institutions further
reinforces the suitability of the site for workforce homeownership.
Taken together, the site's configuration, zoning, access, and public ownership create an exceptional
opportunity to establish a durable, efficient, and context -sensitive homeownership community that
contributes meaningfully to neighborhood stability in Historic Overtown.
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Folio Address
01-0104-080-1010 402 NW 8 ST
5,000
Sq. Ft
01-3137-028-0010 734 NW 4 AVE 5,000
Sq. Ft
01-3137-028-0020 728 NW 4 AVE 5,000
Sq. Ft
01-3137-028-0030 720 NW 4 AVE 3,000
Sq.Ft
01-3137-028-0040 714 NW 4 AVE 3,000
Sq.Ft
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Neighboring Cultural Institutions
The Walker is surrounded by some of Miami's most iconic cultural destinations, offering residents a
unique opportunity to live within walking distance of world -class art, music, and history. Just
minutes from the site is the Perez Art Museum Miami (PAMM), a contemporary art museum that
showcases international works from the 20th and 21 st centuries along Biscayne Bay. Nearby, the
Adrienne Arsht Center for the Performing Arts —one of the largest performing arts venues in
the country —hosts ballet, opera, symphony, and theatrical performances year-round.
For entertainment and large events, the Kaseya Center (formerly known as American Airlines
Arena), home of the Miami Heat, is a short drive or transit ride away, hosting concerts and
community events. Residents can also explore the History Miami Museum, dedicated to
preserving and sharing the stories that define the region's identity. In the neighboring Wynwood
Arts District, the famed Wynwood Walls open-air museum features large-scale murals by globally
recognized street artists, making the area an internationally known art destination. These cultural
institutions enrich the living experience and reinforce the site's unique value as a home rooted in
heritage and creativity.
2.2.4 Honoring Geder Walker
The name The Walkeris a deliberate tribute to Geder Walker, a visionary Black entrepreneur
whose boldness and determination left an indelible mark on Historic Overtown. In 1913, Walker
built and opened the Lyric Theater, which quickly became more than just a stage it was a
beacon of culture, pride, and resilience for Miami's Black community. For decades, the Lyric stood
as a gathering place where families came together, artists found expression, and residents could
celebrate achievements despite the barriers of segregation.
By naming this development The Walker, we honor that legacy of empowerment and belonging. The
Lyric gave Overtown a cultural home; this project gives Overtown's working families the
opportunity to build a permanent home. Just as Walker's theater created space for identity and
pride, this development creates space for stability, equity, and generational wealth -building.
Importantly, the project will also include a publicly accessible display honoring Geder Walker's life
and contributions, ensuring that residents, visitors, and future generations can learn his story. This
educational and cultural element will connect new homeowners to the heritage of the community,
reinforcing that the development is not just about buildings, but about preserving Overtown's
history and carrying its legacy forward.
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2.3 Architectural & Urban Design Concept
The Walker is a mid -rise, multi -family homeownership development designed to provide high -quality,
attainable housing for working families in the heart of Historic Overtown. The project makes
efficient use of its 21,000-square-foot site, delivering 55 homeownership units with ample
parking, thoughtful design, and a housing mix tailored to the neighborhood's present and future
needs.
2.3.1 Residential Program & Unit Mix
The building includes four residential floors plus a ground level with a total of 55 ownership
units, broken down as follows:
• 45 Two -Bedroom Units
• 10 Three -Bedroom Units
Each typical residential floor will have:
• 9 two -bedroom units
• 2 three -bedroom units
• 11 units per floor
The ground floor includes a big amenity space that will have a gym and other spaces.
Why Only 2- and 3-Bedroom Units?
The unit mix at The Walker was intentionally curated to meet the needs of working families, multi -
generational households, and long-time residents seeking to transition from renting to ownership.
Two- and three -bedroom units offer:
• Greater long-term flexibility for growing families and shared households
• Support for multi -generational living, common in Miami -Dade households
• Adequate space for work -from -home or live -work setups
One -bedroom units were excluded from the design based on the community's desire to prioritize
family -sized housing and discourage speculative investment purchases that often target smaller units.
These homes are designed for residents who plan to live, grow, and stay in the neighborhood.
Four -bedroom units, while important in larger suburban settings, are not feasible on this site due
to spatial constraints, efficiency goals, and the need to keep unit prices within reach of households
earning 80%120% of Area Median Income (AMI). Instead, the project maximizes impact by
offering a higher volume of mid -sized, attainable homes that reflect real demand and financing
realities in Overtown.
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2.3.2 Design & Architecture: Form Follows Purpose —and Community
The Walker stands as a confident architectural statement in the heart of Historic Overtown—
modern, elegant, and entirely purposeful. The design draws from the neighborhood's rich
cultural legacy while responding to the climate, density, and affordability challenges of today's
Miami.
Clad in a light -toned palette with reflective glass, soft curves, and clean horizontal lines, the building
echoes the optimism of Miami modernism, updated with contemporary sensibilities. Its scale
and proportions reflect the neighborhood's urban fabric, stepping confidently into the 21 st century
without overpowering its surroundings.
An Urban Landmark with Civic Responsibiliy
Situated at the corner of NW 4th Avenue and NW 8th Street, the building anchors a highly visible
intersection —serving as both a gateway to Overtown and a statement of intentional reinvestment.
The corner tower, with its distinctive curves and hanging garden, creates a recognizable civic
silhouette, offering rhythm and variation to the streetscape.
The main facade is human -scaled, activated by vertical circulation cores and regular balcony bays,
breaking down the massing to relate to the pedestrian environment. Recessed glazing for the
amenities at the ground level introduces transparency and connects residents to the public
realm —an essential component in fostering neighborhood safety, vitality, and dignity.
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Durable, Affordable, and Elegant Materials
This is a building built to age gracefully —and remain affordable. Materials were selected for
resilience and low maintenance, including:
• Concrete structure formed with aluminum formwork for cost -efficiency and long-term
durability
• Impact -resistant glazing throughout the building for storm safety and energy savings
• Smooth stucco and weather -tolerant finishes designed for Miami's sun and humidity
• Efficient MEP systems that reduce long-term operating costs and support lower HOA
fees
Balconies feature metal railings and privacy fins, offering shading and visual contrast while
keeping construction costs in check.
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A Climate -Responsive Form
The Walker is oriented and articulated to respond to Miami's climate. Its layout encourages
cross -ventilation in residential units and features naturally ventilated corridors, reducing energy
usage in shared spaces. The massing provides overhangs and shadow, keeping solar gain low and
reducing reliance on mechanical cooling.
Greenery is integrated at the pedestrian level, where palm trees, planters, and shaded recesses
contribute to both walkability and curb appeal. These passive design strategies make The Walker not
just energy -conscious —but more comfortable to live in every day.
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A Design That Says: This is for You
More than an aesthetic achievement, The Walker is a design manifesto —an argument that
affordable housing can be dignified, durable, and architecturally refined. It proves that workforce
housing doesn't have to sacrifice quality, beauty, or civic contribution. It's not just a building to live
in —it's a place to feel proud of.
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2.3.3 Parking & Accessibility
70 total parking spaces are provided to serve both owners and guests:
• 25 spaces on the ground floor
• 41 spaces in a secure Mezzanine level
• 4 ADA-accessible spaces on the ground level
This ratio supports a walkable, transit -rich urban lifestyle while ensuring that residents who drive
have adequate accommodation.
2.3.4 Unit Layouts
Thoughtful, Family -Centered Unit Layouts for Long -Term Living
At The Walker, design begins with purpose: creating homes that serve the needs of families, essential
workers, and long-term community members. The building features a curated mix of two- and
three -bedroom ownership units, designed to accommodate the realities of life in Miami —not just
market trends.
Why Two- and Three -Bedroom Homes?
In Miami -Dade County, the average household size is 2.77 persons, with a significant share of
multi -generational and extended families, especially within Overtown and other historic urban
neighborhoods. According to Census and HUD data, most middle -income residents —those earning
between 80% and 120% of Area Median Income (AMI)—fall into professions and family types
that require more space: educators, public employees, healthcare staff, trade workers, and single
parents with children.
Unlike investor -driven developments that emphasize studios or one -bedroom units for short-term
tenants, The Walker was built around functionality and permanence. It provides the right space for
people to grow, work from home, raise children, and age in place —without being priced out.
Durability, Affordability & Lower HOA Costs
Unit interiors are designed not only for comfort but also for long-term performance. The Walker
uses:
• Concrete structure with aluminum formwork, reducing maintenance over time
• Impact -resistant windows for storm safety and energy efficiency
• Durable flooring and fixtures selected to lower replacement and repair cycles
These features are key to keeping HOA fees low —a critical factor for working families. HOA dues
are projected to be significantly below the city average due to reduced ongoing maintenance and
energy costs.
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Designed for Real Lives, Not Market Speculation
In a city increasingly dominated by luxury towers and short-term rentals, The Walker stands apart.
The unit mix was crafted to meet the housing realities of Miami's essential workforce: educators,
municipal staff, tradespeople, first responders, and families earning 80% to 120% of AMI. These are
homes for people who live here, work here, and want to stay here.
This approach ensures The Walker doesn't just create units —it builds homes where community
roots can deepen, families can grow, and long-term ownership is possible.
Unit Types & Floor Plan Highlights
Unit Type Size Key Features
2-Bedroom 864 Efficient layout with two bathrooms, open living/dining, ideal for
sq. ft. couples or small families.
3-Bedroom 1,041 Designed for growing families with open living/dining,
sq. ft.
3-Bedroom 1,188 Premium layout with corner orientation, enhanced light, and large
Corner sq. ft. common areas —ideal for multi -generational households.
All layouts maximize usability and livability:
Ideal Layout
2 bd/2 ba
3 bd/2 ba
1041 SF
3 bd/2 ba
• Floor -to -ceiling Windows in every bedroom and living space
• Open kitchens and dining areas to encourage family interaction
• Stacked washer/dryer hookups in -unit
• Efficient circulation to minimize wasted space
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2-Bedroom
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3-Bedroom
UNIT 3B
1041 SF
00
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3-Bedroom Corner
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2.4 Floor Plans
Designed for Livability, Functionaliy, and Long -Term Value
The Walker is more than just a collection of units it is a thoughtfully crafted building designed for
Miami's working families. Every square foot, from parking to rooftop, reflects a focus on
functionality, affordability, resilience, and resident comfort. The building is composed of a
basement parking level, an active and accessible ground floor, and four typical residential
floors, each with naturally ventilated corridors and optimized daylighting. The floor plans are
deliberately simple, efficient, and people -first.
Vertical Circulation & Accessibility
• 2 elevator and 2 staircases serve all floors
• Fully ADA-compliant access from ground level to all residential floors
• ADA units and parking included in compliance with Florida Building Code
• Efficient floor plates simplify construction and minimize maintenance over time
2.4.1 Meanine Level — Parking 2
Smart, Equitable Parking Strategy
The Mezzanine level houses 42 secure parking spaces, including 12 tandem pairs and 2 ADA-
accessible spaces next to the lobby, deliberately allocated to ensure each three -bedroom unit has
two assigned spaces. This feature reflects an understanding of the reality for multigenerational
households and working families who may rely on more than one vehicle.
Why Tandem Parking Matters:
• 5 Supports Larger Households: Three -bedroom units typically serve families with
multiple earners, adult children, or extended relatives. Two parking spaces per household
offer flexibility, and convenience.
• SI Cost -Effective & Space -Efficient: Tandem parking allows higher parking yield
without increasing the building footprint or sacrificing livable unit space —keeping costs
down and design compact.
• IS Enhanced Ownership Value: Double -assigned parking increases appeal and
functionality for families, offering a higher -quality living experience.
This strategic use of tandem parking enables The Walker to deliver 70 total spaces without
compromising open space, budget, or walkability. It's a pragmatic, resident -centered solution.
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Plan: Mezzanine Level — Parking 2
NW 8th STREET
11'- 4"N.G.V.D
- 2 1/2"N.G.V.D
NW 4tAVENUE
8' - 4 1/2"N.G.V.D
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2.4.2 Ground Level — Parking 1
Active Frontage, Flexible Living, and Community -Centered Design
The ground floor of The Walker is designed to be the most public -facing and flexible layer of the
building —a critical interface between the private residential experience and the surrounding
neighborhood of Historic Overtown. It plays a multifunctional role in delivering accessibility,
everyday convenience, and economic opportunity for residents, while contributing to the vitality and
safety of the public realm.
Active Street Frontage with Amenities
A defining feature of the ground floor is the inclusion of Amenity Space:
Main Lobby and Entry Sequence
The primary building entry is a welcoming, secure, and visible residential lobby located along
NW 4th Avenue. Features include:
• A fully ADA-accessible entrance, with gently sloped walkways and automatic doors
• Controlled access for residents and guests
• A mail room designed for modern delivery needs
• Direct vertical circulation to all floors via elevator and central stairwell
• Natural surveillance of the front sidewalk through lobby glazing
The lobby isn't just a transitional space it creates a clear identity for the building and supports
community interaction.
Parking Integration and Accessibility
The ground floor includes 28 structured parking spaces, two of which are ADA-accessible.
These are directly adjacent to the elevator and lobby, ensuring universal access for residents with
mobility challenges. A clear circulation path connects the parking zone to the mailroom, bike racks,
and residential access without requiring residents to exit the building or navigate exposed outdoor
areas.
Additionally, the secure refuse area, mechanical rooms, and building services are consolidated
buffered from the sidewalk using trees and shrubs ensuring that resident comfort and public
realm quality are preserved.
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Civic and Urban Design Benefits
The design of the ground floor:
• Reduces dead zones by placing active uses and transparent glazing along the sidewalk
• Creates eyes on the street, improving pedestrian safety and neighborhood surveillance
• Encourages a walkable, mixed -use environment that connects with nearby parks, schools,
and transit
• Buffers the residential experience from the street while maintaining openness
This aligns with the vision of the Southeast Overtown/Park West CRA to encourage human -
scaled, transit -friendly development that activates the public realm and supports community -
based economic development.
More Than Just a Floor
The Walker's ground floor isn't simply a base —it's a launchpad for community vitality, economic
mobility, and architectural dignity. By integrating protected parking, active urban frontage, and
efficient services, it creates a foundation for both the building and the neighborhood to thrive.
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Plan: Ground Level — Parking 1
NW 8th STREET
11' - 4"N.G.V.D
--- 11' - 31/2"N.G.V.D
MEP
ROOM
9' - 9"N.G.V. D
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- 7"N.G.V.D
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8' - 4 1/2"N.G.V.D
NW 40 AVENUE
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2.4.3 2nd-6th Floors:
Naturally Ventilated, Intelligently Stacked, Exceptionally Livable
The upper residential floors of The Walker represent the culmination of function, foresight, and
climate -smart urbanism. Spanning levels two through five, these floors are meticulously designed
to achieve the rare balance of efficiency, durability, daylight, privacy, and affordability, setting a
new standard for attainable multifamily housing in Miami.
This is not just a building —it is a blueprint for how housing should be designed: around the people
who live in it.
Elegant Simplicity in Layout
Each of the four upper floors contains:
• 11 thoughtfully arranged units per floor
o 9 two -bedroom units (ideal for couples, and small families)
o 2 three -bedroom corner units (designed for larger and multi -generational families)
The floor plates are stacked precisely —aligned from floor to floor —to optimize plumbing, electrical
risers, and HVAC systems, which lowers construction costs, reduces maintenance, and keeps
long-term HOA fees low. Shared walls are minimized, and circulation is clear, intuitive, and
unobtrusive.
Naturally Ventilated Corridors: A Passive Design Triumph
Rather than enclosing the corridors in conditioned air like most conventional buildings, The Walker
embraces its tropical context with naturally ventilated, open-air corridors on each residential
floor. These breezeways are designed to:
• Harness Miami's prevailing east -west trade winds
• Reduce energy use and utility costs
• Improve air quality in common areas
• Create a sense of openness, safety, and comfort
This strategy supports both environmental sustainability and health -conscious living,
particularly in a world where access to fresh air is more valued than ever.
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Every Unit Optimized for Light, Air, and Privacy
The building's narrow width and symmetrical core placement ensure that every single unit has
exterior -facing windows in key living areas and bedrooms —an architectural rarity in compact
urban buildings. This means:
• Ample daylight throughout the day
• Cross -ventilation for passive cooling and fresher indoor air
• Reduced utility costs, thanks to lower lighting and AC usage
• A psychological benefit of openness, connection to the outdoors, and increased comfort
Unlike many rental -oriented developments, there are no interior or "shaft -view" units. Every
home receives sunlight, fresh air, and privacy —essentials for long-term livability.
Circulation That Works for People
The upper floors are served by two elevators and two stairwells, ensuring safety, redundancy, and
ease of access for all residents. The layout supports:
• Simple wayfinding, especially for elderly residents or guests
• Easy integration of future accessibility modifications, if needed
The result? A clean, navigable, and user-friendly building that's just as easy for a senior resident to
live in as it is for a young parent with a stroller or a professional heading to work.
The Walker: Practical Design Excellence
In an era when many buildings are designed to maximize saleable/rentable area at the cost of
comfort, The Walker does the opposite. It demonstrates that you can:
• Build efficiently without sacrificing elegance
• Deliver affordable housing that feels dignified
• Use climate -responsive strategies to benefit both residents and the environment
• Create a sense of ownership and pride through architectural integrity
This is housing not just to live in —hut to live well in.
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Plan: 2nd Floor•
I
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Plan: 3rd-6th Floors
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2.5 Sus tainabili ty
DESIGNED FOR CLIMATE, COMFORT, AND COST EFFICIENCY
The Walker is not just built to last —it's built to breathe, respond, and perform. Every component of
the building reflects a climate -conscious approach to architecture, uniquely suited to Miami's
tropical context and affordability goals. The Walker aims to be NGBS Gold rated.
The building's open-air atrium, featured in the upper images, acts as the heart of a passive
cooling strategy:
• Stack ventilation allows hot air to escape through upper -level louvers while pulling cooler
air across the ground level
• Cross -ventilation corridors reduce heat buildup and eliminate the need for air-conditioned
common hallways
• Operable windows in every unit enable residents to adjust airflow and rely less on
mechanical cooling
HOT AIR
ESCAPES
THROUGH
LOUVERS
COOL AIR
IN THE
ATRIUM
CROSS
VENTILATION
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EAST FACING TO
ALLOW FOR SOFT
MORNING LIGHT
DOUBLE HEIGHT IN
AMENITIES FOR
NATURAL LIGHT
The building's footprint is compact, allowing for efficient energy use per square foot, while its
exterior materials —impact windows, light-colored finishes, and concrete structure —reduce
heat gain and ensure longevity in Miami's coastal climate.
Landscaping within the atrium and at the street edge adds more than visual appeal it cools
surfaces, filters air, and contributes to urban biodiversity. This approach not only reduces operating
costs and utility bills, but improves resident health, thermal comfort, and sustainability metrics.
Sustainable design is not a luxury —it's a necessity,- especially in workforce housing. Its
passive strategies help maintain long-term a FFordability by minimizing energy costs and
repair cycles while ensuring resilience in the face of climate volatility.
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2.5.1 Accessibility, HOA & Common Space philosophy
Designed for Dignity and Daily Living
The Walker's common spaces aren't just connective tissue between units —they are designed as
places of gathering, pause, accessibility, and pride. The photos showcase an open-air,
landscaped courtyard layered across multiple levels, creating natural moments of interaction
without compromising privacy or safety.
These spaces are:
• Fully ADA-accessible, with wide walkways, ramps, and elevator access to all levels
• Well -lit and naturally ventilated, reducing operating costs while creating inviting shared
zones
• Outfitted with durable, slip -resistant flooring, appropriate for aging -in -place and young
children alike
• Equipped with seating, greenery, and transitional shade, promoting passive use and
community ownership
These shared zones are designed not just to meet code, but to encourage culture and
community —from spontaneous conversations to small gatherings and intergenerational
interaction.
HOA fees are kept intentionally low by:
• Minimizing mechanical systems in shared corridors (thanks to natural ventilation)
• Selecting long-lasting materials to reduce maintenance cycles
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2.6 Renders
NW 8th STREET & NW 4th AVENUE CORNER
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The philosophy here is simple: common areas should feel welcoming, dignified, and integrated
into everyday life —not just ornamental or for show. Residents aren't paying for empty lobbies.
They're getting thoughtful, usable space that builds community without driving up cost.
At The Walker, accessibility and affordability are not trade-offs they are designed to
reinforce each other, creating spaces where people of all ages, incomes, and abilities can
thrive.
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2.7 Proposed Transaction Structure
KREA USA proposes a CRA land -contribution development structure that maximizes public
benefit, strengthens financial feasibility, and ensures the long-term availability of attainable
homeownership in Historic Overtown.
Under this approach, the Southeast Overtown/Park West CRA contributes the five CRA-owned
parcels (approximately 21,000 sq. ft.) into the project at no land cost. This partnership structure
directly reduces development expenses, lowers required financing, and allows for affordable sales
pricing targeted to households earning 80%120% AMI.
Key Elements of the Proposed Transaction Structure
1. CRA Land Contribution
• The CRA contributes all five assembled parcels as the project's land basis.
• No purchase price or ground lease payments are included in the development budget.
• This structure significantly improves project feasibility and affordability.
2. CRA Ownership During Development
• The CRA retains ownership of the land throughout design, permitting, and construction.
• KREA USA assumes all development responsibilities including financing, design, pre -
construction, and construction oversight.
3. Fee -Simple Conveyance at Completion
• Upon issuance of the Certificate of Occupancy and completion of buyer qualification, title
to each condominium unit is conveyed directly to the eligible homebuyers.
• This ensures the land is ultimately transferred exclusively to qualified families, consistent
with the CRA's mission of stabilizing Historic Overtown and growing community wealth.
4. Alignment With CRA Public Purpose
• Ensures land is used for permanent, community -serving homeownership.
• Allows sales pricing to remain within reach of local workforce families.
• Eliminates speculative acquisition and supports generational wealth -building for Overtown
residents.
This proposed structure reflects the CRA's priorities for affordability, community stabilization, and
the responsible activation of publicly controlled land.
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2.8 Project Timeline
A STREAMLINED PATH FROM APPROVAL TO HOMEOWNERSHIP
The Walker has been structured for efficiency and momentum. The development team has
proactively aligned predevelopment tasks with permitting and design, allowing the project to move
swiftly from approval to groundbreaking —and ultimately, delivery of homeownership opportunities
for Miami's workforce.
The anticipated project timeline spans approximately 22 months from final entitlements to
occupancy, divided into three clear phases: Pre -Construction, Construction, and Sales &
Delivery.
Phase 1: Pre -Construction (Months 1-6)
Finalizing Design, Securing Approvals, Contractor Mobilization
• Months 1-2:
CRA and permitting coordination, environmental due diligence, site survey updates
• Months 3-4:
Construction drawings finalized, value engineering, contractor bidding and selection
• Months 5-6:
Final building permits submitted, GMP locked, contract execution, site mobilization
Goal: Complete all approvals and contractor onboarding, ready to break ground by Month 7.
Phase 2: Construction (Months 7-17)
On -site Activity, Core & Shell Completion, Building Systems
• Months 7-9:
Sitework, utility connections, foundation and vertical structure begin
• Months 10-12:
Framing, concrete superstructure, MEP rough -ins
• Months 13-15:
Window installation, drywall, interior fit -outs
• Months 16-17:
Final finishes, elevators, inspections, commissioning
Goal:Deliver a completed, inspected, move -in -ready building by Month 18.
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Phase 3: Occupancy & Sales (Months 18-22)
Final COs, Buger Closings, Unit Deliveries
• Months 18-19:
Temporary and final Certificates of Occupancy (COs), unit walk-throughs
• Month 20:
Buyer closings begin
• Months 21-22:
Final sales and move -ins, post -delivery community onboarding
Goal: Achieve full occupancy by the end of Month 22, with 55 homeowners successfully placed.
• Total Duration: —22 months
• Construction Duration: — 11 months (Months 7-17)
• Home Closings: Begin Month 20
• Full Occupancy: Achieved by Month 22
This timeline reflects a well -managed, fully scoped development plan designed to minimize delays
and maximize community impact. It demonstrates the team's readiness and capacity to deliver The
Walker as a timely, high -quality contribution to the Overtown neighborhood.
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Project Timeline
Months 1-2
Negotiate the proposal with
CRA and Overtown
community
Develop project concept,
conduct feasibility study, and
assemble project team.
Develop Pall site plan
submission with Ove rto wn
C RA
Months 5-6
Secure financing, obtain
necessary approvals
Months 5-7
Finalize project design and
select contractors and
complete construction
drawings.
OPhase 1: Pre -
Construction
Months 7-9
Site preparation, including
demolition, grading, and
excavation
Building foundation and
shell. Installation of
mechanical, electrical,
and plumbing systems,
as well as insulation and
drywall.
0 Phase 2: O Phase 3: Post -
Construction Construction
Months 13-15
Installation of'
interior finishes,
such as flooring,
cabinets, and
countertops.
Months 16-17
Exterior finishing, including roofing,
windows, and siding. Final touches,
including landscaping, painting, and
installation of appliances.
Months 18-19
Obtaining final inspections
and approvals and making
any necessary repairs or
modifications.
Month 20
Ongoing management and
maintenance of the
property.
• Months 21-22
Unit Delivery and
HOA transference
21-22
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3. Financial Plan
The Walker is built on the belief that high -quality homeownership should be accessible to
the people who make Miami work. Through disciplined planning, efficient construction, and
responsible pricing, this project delivers family -sized homes that are attainable for households
earning 80% to 120% of the Area Median Income (AMI)—the heart of the city's workforce.
In 2024, those households include individuals and families earning between $72,650 and $136,200,
depending on household size. These income brackets represent:
• Educators and childcare providers
• Healthcare staff, EMTs, and medical technicians
• Public employees, city and county workers
• First responders, retail managers, hospitality workers
• Administrative professionals and skilled tradespeople
These are residents too often excluded from ownership opportunities due to rising land costs, high
HOA fees, and urban redevelopment patterns that favor rentals and luxury condominiums. The
Walker provides a financially realistic, socially responsible solution that keeps working families
in the urban core and creates long-term stability for the Overtown community.
Why This Matters for the Financing Plan
To achieve true attainability for these income groups, the project's financing plan is intentionally
structured around efficiency, balanced capital, and affordability. A core component of this feasibility
is the CRA's land contribution, which removes acquisition costs, reduces required debt, and allows
sales prices to remain within reach of 80%120% AMI households. This foundational partnership
ensures that every dollar invested directly supports construction quality, family -sized housing, and
long-term affordability.
3.1 Project Budget
The Walker's development budget reflects a disciplined, efficient, and realistic cost structure tailored
to deliver high -quality homeownership units without subsidy. Every cost category —from pre -
development and design to construction and closing —has been evaluated to maximize value,
durability, and long-term affordability for families purchasing units at 80%-120% AMI.
Total Development Cost (TDC): $21,374,066
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Uses of Funds
Category % of TDC Amount
Pre -Development (surveys, environmental, geotechnical, 6%
A&E, due diligence, permitting) ° $1,292,535
Hard Construction Costs (structure, envelope, interiors, 82% $17,420,248
MEP systems, elevators)
Soft Costs (legal, insurance, marketing, condo docs, ° /o
consultants, developer overhead) $1,993,609
Financing Costs (interest, lender fees, reserves) 3% $667,675
Land Acquisition 0% $0 (CRA land contribution)
Total Uses 100% $21,374,066
Scope of Budget Coverage
The development budget includes all tasks necessary for full delivery of the project:
• Property due diligence (survey, Phase I ESA, geotechnical, utilities)
• Architectural and engineering services (structural, MEP, civil, landscape)
• Permitting fees and municipal reviews
• Construction hard costs (materials, labor, formwork, glazing, roofing, interiors)
• Impact fees and utility connections
• Legal and closing (condo documentation, contracts, HOA setup)
• Marketing, sales coordination, and buyer qualification
• Insurance, contingency, and lender -required reserves
Because the CRA is contributing the land at no cost, 100% of the development budget is invested
directly into design, construction quality, and long-term affordability.
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3.1.1 Hard Cost (G-703 Summary)
The Walker's hard construction costs total $17,420,248, representing 82% of the Total Development
Cost. These figures are derived directly from the project's G-703 Schedule of Values, which
itemizes all costs by CSI division.
Below is a summary of hard -costs by major category, grouped and rounded for clarity:
Hard Cost Summary by Category
Category Estimated Cost
Division 1 General Conditions $1,375,332
Division 2 Sitework $1,723,858
Division 3 Concrete $3,492,024
Division 4 Masonry $601,654
Division 5 Metals $184,953
Division 6 Woods & Plastics $297,531
Division 7 Waterproofing & Roofing $316,559
Division 8 Doors & Windows $1,249,989
Division 9 Finishes $1,989,518
Division 10 Specialties $28,252
Division 11 Equipment $347,177
Division 12 Furnishings $142,410
Division 13 Special Construction $35,000
Division 14 Elevators $250,000
Division 15 Mechanical $2,105,821
Division 16 Electrical & Low Voltage $1,814,239
Division 17 Subcontractor Bond & Contingency $965,931
Division 20 GC Overhead & Profit $500,000
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3.2 Sources
The Walker is structured with a balanced and conservative capital stack designed to ensure financial
feasibility, minimize risk, and maintain attainable pricing for households earning 80-120% AMI. The
project uses a 50/50 split between senior debt and developer equity, supported by the CRA's land
contribution, which eliminates a major cost burden and allows the project to remain within
attainable homeownership pricing ranges.
Capital Stack Summary
Source Amount % of Total
Senior Construction Loan $10,687,033 50%
Developer Equity $10,687,033 50%
CRA Land Contribution $0 (in -kind) N/A
Total Sources $21,374,066 100%
Senior Construction Loan
KREA USA has received strong interest from multiple lending partners experienced in financing
affordable and attainable homeownership developments. Final lender selection will follow CRA
award, but indicative terms include.
Developer Equity Commitment
KREA USA and its affiliates will contribute $10.687M in cash equity toward the project. This
includes:
• Direct sponsor equity
• Partnership co -investment capacity
• Ability to fund required reserves & cash calls
• Ability to cover contingencies not captured in debt proceeds
KREA USA has a proven track record of funding similar developments in South Florida.
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3.3 Pro Forma (Homeownership Model)
The SEOPW CRA requests a 15-year pro forma; however, The Walker is a for -sale
homeownership development, not a rental or income -producing multifamily project.
Because the project does not generate ongoing rental income or NOI, a 15-year operating pro forma
does not apply
Instead, the appropriate financial structure is a development -period pro forma, which reflects:
• total sales revenue,
• full development costs,
• financing costs,
• and final earnings before taxes.
Development Pro Forma Summary
Line Item % of Revenue Amount $/GSF
Sales Revenue 100% $25,778,760 $259
Sales Cost (Commissions, Closing Costs) —5%—$1,288,938 —$13
Land (CRA Contribution) 0% $0 0
Soft Costs —13%—$3,286,143 —$33
Hard Costs —68%—$17,420,248 —$175
EBIT 15% $3,783,431 $38
Financing Costs 3% —$667,675 —$7
Earnings Before Taxes 12% $3,115,756 $31
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3.3.1 Monthly Costs for Buyers
All units are priced so that monthly housing costs fall within HUD's affordability threshold of
30% of gross monthly income. This includes:
• Mortgage principal and interest
• Real estate taxes
• Homeowners insurance
• Homeowners Association (HOA) dues
Here's what buyers can expect based on unit type:
Unit Type Estimated Monthly Cost (Insurance+ Target Household Income Range
HOA+ Tax)
2-Bedroom $2,000— $2,500 $72,000 — $102,000 (2-3 person HH @
80-120% AlVII)
3-Bedroom $2,400 — $2,850 $81,000 — $120,000 (3-4 person HH @
80-120% AlVII)
3-Bedroom $2,500 — $3,000 $90,000 — $130,000 (3-5 person HH @
Corner 100-120% AMI)
These monthly costs are aligned with buyer affordability guidelines and reflect real -world conditions
in the Miami lending environment, offering an on -ramp to homeownership without overburdening
residents.
3.3.2 Buyer Support & Mortgage Readiness
To assist buyers in reaching homeownership, The Walker team will provide:
• Guidance through the mortgage approval process
• Support in understanding bank requirements and financial qualifications
• Referrals to trusted loan officers and homebuyer education resources
• Assistance in gathering documentation and preparing for closing
Eligible buyers can also access numerous city and county programs like:
• City of Miami District 5 Expanded First-time Homebuyer Program
• Miami -Dade Homebuyer Down Payment Assistance Program
• Miami -Dade Homebuyer Loan Program
Each buyer will qualify independently with a lender, but those who meet income thresholds and
demonstrate financial readiness will be supported through each step of the journey —from pre -
approval to closing. This support is especially valuable for first-time buyers and working families
who have the income to sustain a mortgage but may lack experience navigating the financing
proces s.
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3.3.3 Construction Efficiencies that Preserve Affordability
Affordability is achieved not through shortcuts, but through smart design and efficient delivery.
The Walker benefits from:
• Concrete structure with aluminum formwork, reducing labor time and improving
durability
• Standardized, stacked unit plans, cutting down on material and coordination costs
• Simple geometry and centralized building systems, improving energy performance and
ease of maintenance
• No excess amenities, keeping HOA fees predictable and low
This results in high -quality homes that are financially viable to build, affordable to purchase, and
cost-effective to maintain —ensuring lasting affordability for both current and future residents.
The Walker proves that with discipline, creativity, and focus on people, ownership housing
can be both beautiful and attainable for the people who deserve it most
3.4 CRA Support to Deepen Affordability
While The Walker is fully feasible without subsidy, targeted support from the CRA if available —
can strengthen long-term affordability, reduce HOA burdens, and expand access for buyers at the
lower end of the 80-120% AMI spectrum.
3.4.1 Predevelopment or Gap Funding
Modest support during early phases would enable:
• Pricing additional units closer to 80% AMI
• Reducing upfront buyer pricing pressures
• Offsetting architectural, engineering, and permitting costs critical to maintaining schedule
• Supporting site preparation and early -phase soft costs
• Strengthening affordability without compromising construction quality
This type of gap funding directly aligns with the CRA's objective of promoting homeownership
among long-term Overtown residents and essential workers.
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3.4.2 HOA Stabilization Funding
To ensure the building remains affordable over its lifetime, CRA assistance could support:
• HOA reserve contributions
• Common -area maintenance offsets
• Long-term capital improvement reserves
This ensures that new homeowners —especially first-time buyers —do not face significant operating
cost burdens or special assessments.
3.4.3 TIF Participation
A structured TIF participation model would meaningfully expand long-term affordability.
Proposed Allocation of Project TIF:
• 50% -* HOA Stabilization Fund
Ensures predictable long-term HOA fees, reducing overall monthly housing cost.
• 25% -* Construction Cost Offset
Decreases overall cost basis, enabling more units to be priced toward the 80% A V I range.
• 25% -* CRA Retained / Community Programs
Supporting broader neighborhood revitalization priorities.
This approach keeps the benefits local and long-term, supporting buyers and the CRA mission
simultaneously.
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