RCC Developers Plan Live Local Tower in Goulds

Key Points

• Proposed 25‑story, 300‑unit tower would be the tallest in Goulds, leveraging the Live Local Act with 120 qualifying as workforce housing.

• Development trio: RCC Developers — associated with Martin Racca and Pablo Buttice, along with Modis Architects — bought the 1.4‑acre site for $1.1 million.

• Incentives unlocked: Height and density bonuses plus tax breaks under Live Local allow taller builds near high-density districts.

This week, CBC filings reveal that RCC Developers—linked to Argentine heavyweight Martin Racca and Pablo Buttice—have submitted plans for a 25‑story multifamily tower in Goulds under Florida’s Live Local Act. It would represent a major shift for a neighborhood known for its low‑rise character. In this breakdown, we’ll explore the deal mechanics, project specs, and what this signals for future CRE in south Miami‑Dade.

Tower Specs & Deal Terms

Site & Structure

• Located at SW 214th St & US 1 in unincorporated Goulds.

• 1.4-acre parcel, purchased in two phases for $1.1 million.

• Includes 300 units, 5,900 sq ft of retail, and 290 parking spots.

Affordable Housing Tie-In

• 120 units (40%) capped at ≤ 120% AMI for 30-plus years—floor of Live Local Act eligibility.

• Unlocks full benefits—it secures maximum height, density bonus, and property tax exemptions.

Live Local Act: Why This Works

State vs. Local Control

• Live Local Act (SB 102, 2023, updated via SB 328 in 2024) mandates at least 40% of units be workforce‑eligible to gain height/density overrides on local zoning and tax benefits.

Height by Proxy

• Developers can match the tallest building permitted within a one‑mile radius. In Goulds, that benchmark is tied to the nearby Cutler Ridge Urban Center, enabling the 25‑story invitation.

Economic Catalyst

• South Miami‑Dade plots are undervalued relative to Miami’s core, attracting more ambitious Live Local builds—seen in Goulds, Naranja, Princeton, Perrine, Homestead, and Florida City.

Who’s Behind It?

RCC Developers

• Registered to Martin Racca (president of RCC Emprendimientos).

Pablo Buttice

• Co-founder of GZI Realty, former restaurateur in Argentina, son of soccer great Carlos “Batman” Buttice. He clarifies he’s not the registered owner; ownership is under RCC Holdings Group, a Latin American investor collective.

Designed by

• Modis Architects, known for contemporary multifamily designs across South Florida.

The Bigger CRE Wave

• Live Local already sparked tall proposals in formerly low‑rise Wynwood (e.g., Bazbaz’s 48‑story/544‑unit tower; Hidrock/Finvarb’s 39‑story).

• Additional south Dade plans include:

  • K2 Capital’s eight‑story, 206‑unit building in Goulds.

  • Lennar’s twin housing schemes totaling 192 single‑family lots.

This signals a shift: Live Local is reshaping South Dade’s skyline with taller, denser, more affordable workforce housing in undervalued zones.

Fringe Markets Continue to Grow

Goulds’ proposed 25‑story tower is a landmark in more ways than one—it’s the neighborhood’s first vertical shift, aimed at filling workforce-unit needs while driving CRE value through height and density levers. For landlords and investors, this signals fertile ground in South Dade, where underpriced land and Live Local incentives align. Potentially, expect a wave of verticality hitting other fringe markets soon.