Midtown Capital Partners Proposes Astor Progresso Village: a 249-Unit Multifamily Building in Fort Lauderdale
A new multifamily project is on the horizon for Fort Lauderdale’s Progresso Village: Astor Progresso Village. Planned by Midtown Capital Partners, the 12-story building would rise at 4 NW 7th Street, replacing an automotive junkyard the firm acquired for $9.4 million in late 2022. The development is proposed to deliver 249 residential units, commercial space, and more, marking the second development for the site. Midtown Capital Partners, in partnership with Prospect Real Estate Group, had previously envisioned a 167-unit project called Astor Water Tower before changing their plans to the current design. If built, Astor Progresso Village will be part of the burgeoning wave of multifamily construction in the neighborhood. According to plans submitted to Fort Lauderdale’s Development Review Committee, Astor Progresso Village will feature 249 residential units, including 180 studios, 30 one-bedroom units, and 39 two-bedroom units. Studio apartments will range in size from 407 to 551 SF, while the two-bedroom residences will be the largest, spanning between 922 and 1,267 SF. Residents will have access to a pickleball court, gym, synthetic lawn, pool, amenity deck, and other amenities. At street level, the project will deliver 1,665 SF of commercial space, along with sidewalk enhancements, improved landscaping, parking, and a residential lobby. Parking is one of the development’s more unique features: while many South Florida buildings rely solely on podium structures, Astor Progresso Village will introduce a rare basement level beneath its multi-level podium. Altogether, the design features 308 spaces for residents and guests. Maintaining the height of the previous proposal, the building will rise 12 stories, measuring 120 FT. Its facade will feature a mix of design elements, including wooden louvers along the podium, mural walls, opaque accent panels, glass railings, and stucco finishes in dark teal, gray, off-white, and other color choices. The Development Review Committee is scheduled to convene on September 9th to review the project. Following the DRC process, the proposal will move to the Fort Lauderdale City Commission for final approval or denial. Staff comments recommended further discussions and several design modifications to better align with the city’s goals of ‘active street frontages, ground level uses, enhanced streetscapes with shade trees, inclusion of usable open and plaza space, pedestrian scale architecture, high-quality building material’ and more.
Developers Submit High-Rise Plans for ‘The Gaspar’ in Downtown Tampa
One of Downtown Tampa’s most distinctive residential developments is on the way: The Gaspar. Led by developer Berts Real Estate in partnership with consultant Flamingo Homes, the 23-story tower is planned for one of the city’s most size-constrained lots. Located at 1307 N. Jefferson Street, the 0.33-acre site will feature 188 residential units, along with commercial space, office space, and one of the most innovative parking systems on Florida’s West Coast. The project, scheduled for administrative review by Tampa’s Design District Review, may signal the start of a broader trend toward compact developments as developers seek new land opportunities in the city, a shift already visible in South Florida. According to plans released yesterday, the 188-unit building will offer a mix of studio, one-, two-, three-, and four-bedroom residences. Studios and one-bedrooms will make up the majority of units, followed by two-bedrooms. Studio layouts will range from approximately 400 to 600 SF, while the largest residence will be a 4,885 SF penthouse. Despite the limited footprint of the site, residents will have access to a full suite of amenities, including a pool, gym, lounge, and amenity deck. One of the most notable features of the development is its podium, which will include the residential lobby, 2,424 SF of commercial space, 5,327 SF of office space, and a structured mechanical parking system. The system will provide 88 automated parking stall spaces, three accessible spaces, and 72 bicycle parking spaces, equivalent to 18 additional parking spots under Tampa code, bringing the total parking supply to 109. By utilizing automation, the podium design is more efficient and compact, while also reducing risks typically associated with conventional garages, such as ‘tight ramps, dark stairwells, and vehicle theft or damage’ Designed by MGBA Architecture, the tower will rise 23 floors to a height of 281 FT, presenting a tall, slender structure in gray and white. Its facade incorporates fiber cement panels, frosted glass, perforated screening, and other modern design elements. According to the architect, ‘The tower’s massing is artfully broken into distinct volumes unified by a sculptural black steel feature that performs multiple roles: it offers solar shading, structural expression, and vertical coherence. This multipurpose architectural gesture ties together disparate programmatic elements and introduces a kinetic, tactile identity to the building.’ Due to the lot’s constraints, the development team is requesting several variances. One relates to parking: while zoning regulations require 114 spaces, the project is proposing the equivalent of 109. Because the City of Tampa’s code encourages reduced parking ratios and development near transit, the team is confident this variance aligns with the city’s goals. Among other requested variances is a concern for street wall transparency. Although traditional regulations require parking to be concealed, the design instead showcases the mechanical parking behind glass curtain walls at the podium level, creating an intentional visual for pedestrians. According to Anchor Real Estate, the project’s head of sales, prices start at $399,000. While the current sales status is unclear, reservations were reported to be strong when they opened on September 12th of last year.
Lofty Brickell and The Standard Residences Brickell Inch Closer to Topping Off
One of the largest multifamily developments along the Miami River is slowly coming to fruition. Construction crews for Lofty Brickell and the Standard Residences Brickell are now inching to the 30th floor respectively. Construction has been moving steadily and is on-pace for a completion in 2027, thanks to the experience of the general contractor: G.T. McDonald Enterprises. According to plans submitted for Lofty and The Standard, both buildings have around 15 floors left to go, and with a pace of about 1 floor every week, the building will top out in just over 3 months. Lofty Brickell and The Standard Residences Brickell mark the next major undertaking for G.T. McDonald, following the recent topping out of Miami River Tower 1, now renamed Flow on the River and scheduled to open this October. Beyond these two developments, the Miami River corridor is entering a period of near-full buildout. Projects such as Faena Residences Miami River, Miami Riverbridge, and Miami Riverside Center are preparing to bring hundreds of hotel rooms, residential units, retail space, and more to an already fast-growing stretch of the riverfront. Together, the towers will deliver close to 800 units. Designed by Arquitectonica, The Standard Residences Brickell will rise 44 stories with 422 units, while Lofty will stand 43 stories and feature 362 units. A shared parking structure will provide 932 parking spaces for residents, alongside proposed high-end dining, retail offerings, office space, and an upgraded riverwalk for pedestrians. Once topped out, Lofty will rise 535 FT while The Standard Residences will rise to 525 FT. These two towers are not the final piece of the puzzle for the Miami River, however. A new project, originally proposed by Newgard Development Group and later acquired by Prosper Group alongside a confidential partner, is also on the horizon. Known as Two Riverside, (though the name may change as plans are refined) the tower is expected to rise 59 stories, or 719 FT, making it one of the tallest buildings along the river. While it remains uncertain whether the new ownership will preserve the original design, the project promises to bring another striking addition to the district. If you want to see a live feed of construction for both towers, click here.
Partnership Seeks Approval for Updated Bocora Residential Center in Boca Raton
Another Boca Raton office park is seeing residential development take over underutilized space. At the Amtec Center, a partnership operating as Amtec of Boca Raton is proposing an eight-story residential building on the park’s northwest corner. The project, led by seasoned developers Beztak and Wexford, is returning to the city’s Planning & Zoning Board with revised plans that include additional residential units, a commercial fitness center, and other changes to the original approval. Located at 6419 Congress Avenue, the proposal is scheduled for a board review on September 4, where the partnership is seeking a recommendation for approval. Submitted earlier this week, revised plans boost the project’s total to 298 apartments, up from the 277 previously approved. Of those, four will be designated as affordable housing, with the rest at market rate. This expansion adds 21 new units, increasing the overall living space by nearly 25,000 SF. The residences will feature a mix of layouts, including one-bedroom, two-bedroom, and three-bedroom typologies. Residents of the planned development will have access to a variety of amenities, including a pool, outdoor lounge areas, a business center, and a dog park. A parking garage connected to the building will hold 636 spaces, giving some residents access to more than one spot, while the entire office complex will provide 1,389 spaces in total. The ground floor will also feature a 2,086 SF commercial fitness center, along with resident amenity areas, a lobby, and landscaped green space with new sidewalks. The project, designed by Arcadis, has undergone several design revisions since its original approval. Stone veneers were replaced with stucco, while balconies and decorative metal accents were introduced to improve the exterior. Portions of the garage were lowered, and the overall development will now rise eight stories: reaching 94 FT. As the Bocora Residential Center moves closer to breaking ground, it continues a trend of office parks in Boca Raton being redeveloped with housing. Projects such as Suriana Boca, Ceru, and Avalon 850 Boca have already added multifamily communities in similar settings. The city has seen steady growth in this type of development as demand for rentals increases. About 7,600 new apartments are planned in Boca Raton, which is four times that of what’s been delivered between 2022 and 2025 according to Yardi Matrix. Major office campuses are also being converted: the former Office Depot headquarters is set to be redeveloped with 500 apartments, retail space, and an Equinox gym, while long-term plans for the Boca Raton Innovation Campus call for thousands of apartments, retail, and other uses alongside existing offices. Although the planning board may recommend approval on September 4th, final approval lies within City Council.
The City of Aventura Set to Review Uptown Aventura by Royal Palm Companies
Aventura’s Local Planning Agency and City Commission is preparing to review one of the city’s largest mixed-use proposals to date. The project, known as Uptown Aventura, is being led by well-known developer Daniel Kodsi of Miami-based Royal Palm Companies. Plans submitted to the city outline an all-encompassing community, bringing together a mix of residential units, hotel rooms, retail space, open green areas, and expansive parking. The development site, located at 21440 Biscayne Boulevard, was recently secured through a $31 million land loan through MG3 Group. Spanning 13.93 acres, the assemblage is envisioned as a district of its own, blending multiple uses into one cohesive development. Because of this scale and complexity, the Local Planning Agency and City Commission will review several items tied to the district when it meets on September 2. Planned with 975 residential units across a mix of low-rise and high-rise buildings, the development will offer a range of living options, from traditional apartments to branded residences. Units will range from studio, 1-bedroom, 2-bedroom, or 3-bedroom apartments. Residents will also have access to an extensive list of shared amenities, including pools, a linear park, and additional recreational features. Among the residential component, the project also features 528 hotel rooms distributed between two high-rise towers. It’s unknown what the hotels will be branded as, but they will likely be luxury. The development will incorporate 107,656 SF of retail space designed within a pedestrian-orientated district. Features such as widened sidewalks, landscaped areas, covered parking, and other design elements are planned to enhance the experience for both visitors and tenants. To handle the influx of shoppers, hotel guests, and residents, the project will provide 2,490 parking spaces: 2,430 being garage parking and 60 being surface parking. While elevation drawings haven’t been provided by the developer, the development will feature a mix of 5-floor apartment buildings along NE 214th St, a 20-floor mixed-use building, 8-floor apartments, and a 30-story mixed-use building. This means the tallest building will likely rise taller than 300 FT, making it one of the tallest buildings in Aventura. According to the South Florida Business Journal, Kodsi described the project as a “major mixed-use project in Aventura which will change the landscape of the city.” He anticipates approvals by early fall, although no groundbreaking date has been announced. Meanwhile, RPC is dealing with legal challenges tied to its Legacy Miami Worldcenter property, where construction shortfalls and multiple allegations have surfaced. It’s unknown whether those issues will impact Uptown Aventura, but Kodsi’s confidence and track record suggest the firm is determined to push the project ahead. Set for review, the committee will analyze items such as changing Aventura’s Comprehensive Plan FLUM, rezoning of the assemblage to zoning district TC4, and other necessary changes. While the joint meeting between the Planning Agency and City Commission on September 2nd is vital, the development will get final approval from the City Commission on October 8th, 2025.
Planning Board to Review 44-Unit Parkside Vue Development in Hollywood
Parkside Vue, an eight-story multifamily development, is advancing to Hollywood’s Planning and Development Board. Situated at 1809 Madison Street, between South Federal Highway and Madison Street, the project will feature nearly 50 residential units, ground-floor retail, and structured parking. The project team is entirely South Florida–based, with Hollywood developer Las Villas JDL, LLC spearheading the development and collaborating closely with Skin Architectural Group on the design and planning. Mid-rise developments such as Parkside Vue are becoming increasingly common across Hollywood, where developers have been filing a steady wave of four to eight-story apartment projects on land historically designated for single-family housing. The Planning and Development Board is set to review the proposal on September 9th, acting as one of the final steps before groundbreaking can begin. Prior to this stage, the development has gone through several design revisions and technical changes during under regulatory boards. Plans released recently showcase a total of 44 units, split between 2 bedroom/2bath or 1 bedroom/1bath orientations. The average unit size is 667 SF, with residents having access to a meditation garden, recreational garden, gym, and a pool at their disposal. Likewise, there will be access to 62 parking spaces throughout the podium for visitors, residents, and retail patrons alike. These specifications largely remain the same as the developer’s submission in late 2023, with only minor changes such as design adjustments. Meanwhile, on the ground floor, there will be 1,500 SF of commercial space fronting South Federal Highway. The commercial space will extend two floors, although it’s unsure what type of retail the developers are catering towards. Surrounding the development, sidewalk space will be extended and include bicycle racks, greenery, and other improvements. According to elevations provided by Skin Architectural Group, the 8-story building will rise 87 FT to the upper roof, or about 77 FT to the roof of the tallest occupiable unit. Previously, the building was given a red and white facade, but the new facade has been updated to feature a color portfolio of sage, oyster, and truffle. Along the facade, there will be impact fixed windows, glass railings, aluminum railings, and other architectural elements. Once approved by the planning board, minimal on-site work will be required. The property has been vacant for several years, and aside from minor site work such as tree removal, the developers can begin construction once financing, permits, and other necessary approvals are in place.
Fort Lauderdale City Commission to Consider Redevelopment of Pan American Estates Mobile Home Park
A major redevelopment is planned for the Pan American Estates Mobile Home Park in Fort Lauderdale’s Cypress Creek neighborhood, where a proposal to replace the 22.8-acre community with a 973-unit apartment complex is moving forward. Located at 150 NW 68th Street, the project will head to the City Commission on September 3rd after securing approval from Fort Lauderdale’s Development Review Committee last year. The redevelopment is being led by Saulo Perez of Cypress Development LLC, who acquired the property in October 2023. The project has gone through several revisions, with the most recent submission making slight adjustments to what was previously shown to the Development Review Committee. Current plans call for 973 units overall, consisting of 20 rowhomes, 57 three-bedroom units, 369 two-bedroom units, 512 one-bedroom units, and 15 studios, with an average size of 987 SF. Of the total, 75 units will be designated as affordable housing. The development will include 9 five-story apartment buildings with varying designs, an eight-story building positioned in the northwest corner of the site, and 5 three-story rowhome structures, mostly along NW 66th Street. Construction is planned in three phases, beginning with 328 units in the first phase, followed by 290 units in the second, and 355 units in the third. Future residents will have access to a variety of amenities, including communal spaces, plazas/gathering areas, pocket parks, swimming pools, and pedestrian pathways. To accommodate the anticipated influx of residents, the development will provide 1,572 parking spaces and 312 bicycle parking spaces. Designed by MSA Architects, buildings will feature grey and white accents with abundant greenery. The facade will be finished with siding, Bahama shutters, elevated porches, black aluminum railing, and other architectural elements. According to the elevations, the average building will rise around 60 FT with exception to the rowhomes (33 FT) and the 8-story building (88 FT). While the project now moves into the final stages before construction, the property has been marked by controversy. After the sale of Pan American Estates Mobile Home Park, more than 200 families were given six months to vacate the area. Residents were offered up to $14,000 for relocating early, though many told NBC6 they felt the compensation was insufficient. In response, the developer noted that all households were provided the required six- month notice under Florida regulations and ‘ownership is offering a generous incentive package, far exceeding the statutory minimums, to assist residents in their relocation efforts.’ While this is one example, multiple mobile home parks across South Florida are experiencing a similar fate, as limited land and rising demand for housing push developers to pursue large-scale multifamily projects. These efforts are a recurring tension in development, where concerns over resident displacement clash with the region’s growing need to expand housing supply. Recent imagery shows that the site has already been cleared. Permitting activity has also been ongoing for some time, with the latest application requesting a site work master permit to begin phase 1 of construction.
McKibbon Hospitality to Bring Dual-Branded AC Hotel and Moxy to 111 N Meridian Ave, Channelside
A new hotel is set to rise in Tampa’s Channelside district, becoming the largest by both height and room count. Developed by McKibbon Hospitality, a veteran hotel operator and developer, the project will introduce a dual-branded AC Hotel and Moxy by Marriott. The site at 111 N. Meridian Avenue was once planned for a storage facility by UDR, but McKibbon acquired the property for $9 million earlier this year and shifted the plan toward hospitality. With plans coming to fruition, the development will be the second dual-branded hotel in Channelside. Approved by City Council, the development will include 175 hotel rooms under the AC Hotel flag and 135 rooms under Moxy by Marriott. Plans also feature ground-floor retail, a large lobby, and guest amenities such as a pool, bar, and meeting and event space. According to a planning document provided last month, the current proposal provides 57 parking spaces, though that number could change as the design advances. The building, which will rise 13 floors or 170 FT, was lauded as a great addition architecturally for the area. Councilman Charlie Miranda called it “a nice addition and a beautiful design” in which it “fits the area”. Renderings and elevations provided by the architect show a unique roofline, blue and white accents, and a masked podium intended to improve the streetscape along Meridian Avenue. According to the Tampa Bay Business Journal, the project is still in the design phase, with permitting and financing to follow. McKibbon is aiming for a February 1, 2026 groundbreaking. “We have really great hospitality lender relationships, and we have a few earmarked for this deal that have already expressed interest,” said J.B. McKibbon, president of McKibbon Equities. Speaking before City Council, he added, “We have been trying very hard to build a new product in downtown for quite some time.” The rezoning received unanimous approval from City Council, with a second hearing scheduled for September 18. Because UDR demolished the site prior to this proposal, McKibbon has to do little site preparation before moving forward with foundation work and vertical construction.
Plans Unveiled for USF’s Long-Awaited Fletcher District
The University of South Florida is moving forward with plans to redevelop its recently shuttered golf course, The Claw, into a vibrant mixed-use district. On Friday, the Board of Trustees Finance Committee unveiled the first phase of the Fletcher District, a 27-acre project that will bring student housing, multifamily residences for faculty and graduate students, a hotel and conference center, retail space, recreational areas, and a USF-led academic research facility to the campus’s northern edge. More specifically, there will be 700 units dedicated towards student housing, 150 for multi-family housing, and 60,000 SF of retail. The project will be developed through a master development agreement with ACE Fletcher, LLC. While the project site is held by the Board of Trustees for the Internal Improvement Trust Fund (BIITF) on behalf of the State of Florida, USF controls it through a long-term ground lease that is awaiting extension. This dynamic means any ground sub-leases that USF wants to issue will require approval by the BIITF. Likewise, USF will directly fund the academic research building and portions of district infrastructure using university proceeds, bonds, philanthropy, and other financing tools. Meanwhile, other district assets will be the responsibility of other parties. Although the plan appears to be coming together now, the project has faced its fair share of hurdles. In 2021, USF proposed redeveloping a 769-acre tract along Fletcher Avenue, a site that included wetlands and sandhill preserves, but the effort met significant pushback. With the university’s golf course now closed and financially unsustainable, USF is embracing this new path forward. Jennifer Condon, USF Chief Financial Officer, noted “It will truly be a place to live, work, learn and play, and with the home football games and national performances at the on-campus stadium a short walk away”, “The Fletcher District will undoubtedly be an integral part of the many new exciting experiences coming to the home of the Bulls” according to the Tampa Bay Times. While the unveiling is a step forward, USF still has to receive approval by the full Board of Trustees on September 9th and by the Board of Governors on November 6th. Once all approvals are met, the first phase of the district is estimated to begin construction in spring 2026, with completion in summer 2028. Later phases have not been announced, but USF has more than 100 acres to work with.
Meet Ponce 8, Coral Gables’ First Live Local Project
Coral Gables is preparing to review its first ever Live Local Act project, as Shoma Group’s ‘Ponce 8’ undertaking heads to the Development Review Committee. Slated for review on August 29th, the proposal would introduce a 16-story Mediterranean-inspired tower along the city’s northern edge, marking Shoma Group’s first high-rise in Coral Gables. More than just another development, Ponce 8 will act as a test case for the city’s approach to the Live Local Act: a piece of legislation that has already stirred debate and controversy in several South Florida communities. Located at 3808 and 3850 SW 8th Street, the site has had a history of failed proposals. Originally put forward by Fifield Companies as an 11-story building with 103 residential units, the project has since been reimagined by Shoma Group as a larger, more ambitious proposal. The most recent plans, released last week, outline a 16-story tower with 201 residential units, 40% of which will be reserved for workforce housing in accordance with the Live Local Act. Units will range from studio, 1-bedroom, 2-bedroom, and 3-bedroom homes. Because the development has to provide 40% workforce housing, or about 81 workforce units, the developer has been granted higher density and FAR. Although it hasn’t been confirmed which units will be designated as workforce housing, they will likely include all studios and some one-bedroom units: what the project’s representative describes as “adequate, of high quality, and does not create a cost-of-living burden for our community’s workforce.” Residents will have access to a pool, lounging space, a clubhouse, office space, and other amenity offerings. Uniquely, the project provides views of Coral Gables on level 16 with an open terrace. However, plans are still preliminary, and amenity space can change at any time. The ground floor will feature 4,941 SF of commercial space, a lobby, and covered sidewalks for protection from the elements. While the building’s frontage will not include landscaping, a secluded paseo with greenery will be incorporated at the rear of the development. Above the ground floor, a multi-story, enclosed podium designed to reflect the character of the residential units will be constructed. Inside the podium will be space for 345 cars, much higher than the city requirement of 282 parking spaces. Designed by PPK Architects the project’s 16 stories will reach 195 FT to the top of the parapet, or 155 FT to the roof of the 16th floor. Its facade embraces Mediterranean styling, incorporating ornate detailing, clay-tiled roofs, coquina stone, and other intricate features. The choice to include this styling is not just to pay homage to Coral Gables’ styling, but to be granted benefits under the Mediterranean Design Bonus regulations such as increased FAR or height. Because the Live Local Act requires administrative review, this project will not go before the City Commission or other public boards for approval or public comment. Instead, it will proceed to the Development Review Committee, which functions primarily as a technical checkpoint. The committee reviews projects for code compliance and may offer recommendations, but it does not have final approval authority. According to the developer, construction is estimated to begin in the second quarter of 2026, with completion expected in the second quarter of 2028. Based on this timeline, the developer will have to obtain demolition permits, site work/foundation permits, and other approvals fairly quickly to be on-schedule.