One of Miami Beach’s First Live Local Projects, 1826 Collins Avenue, Heads to Planning Board
On a narrow stretch of land along Collins Avenue in Miami Beach, a 15-story residential tower is advancing through the city’s approval process, marking one of the city’s first Live Local projects to inch closer to groundbreaking. The project, planned for 1826 Collins Avenue and led by Lefferts, a close affiliate of Russell Galbut’s Crescent Heights, is among a growing number of developments shaped by Florida’s Live Local Act, a sweeping housing law that is reordering how projects are reviewed and approved across the state. In Miami Beach, where development has long been subject to intense public scrutiny, the shift is particularly pronounced. Later this spring, the proposal will appear before the city’s Planning Board. But the hearing will not center on the building itself. Instead, board members will consider a more mundane question: whether to grant a conditional use permit for a mechanical car elevator that will be used to store and retrieve vehicles on the property. That distinction is key. Under the Live Local Act, projects that meet certain affordability thresholds can move forward administratively (without the public hearings that often define development battles in cities like Miami Beach). In this case, the tower is already proceeding internally. The Planning Board’s role is limited to the parking system, not the viability of the project as a whole. First reported by Floridian Development in August 2025, the development has taken shape as a glass-clad tower designed by Built Form Architecture. A formal application dated March 6th, 2026 outlines a mixed-use building with 29 residential units, exactly 3,500 square feet of office space, and 35 parking spaces, slightly fewer than the 37 originally proposed. The project is scheduled to go before the board on May 5th. Like other Live Local projects, it incorporates a significant share of below-market housing. 40% of the units, or 12 apartments, will be reserved for households earning up to 120% of the area median income. Those units are expected to be compact, ranging from roughly 400 to 475 square feet. The remaining apartments will be sold at market rates, including one-bedroom units with dens and a two-bedroom penthouse. The constraints of the site have shaped much of the building’s design. The parcel measures just over 9,500 square feet, leaving little room for a conventional parking structure. Rather than building a multi-level garage, the developer is proposing a system in which cars are moved by elevator and stored out of view, operated exclusively by a valet. Supporters of the approach say it allows the building to meet parking requirements without sacrificing design quality. A traditional garage, particularly on a site this small, would likely dominate the structure’s lower floors and require additional concrete. By contrast, the elevator system concentrates parking into a smaller footprint and preserves the building’s exterior aesthetics. Plans indicate the tower will rise to 241 FT, measured to the top of the elevator core. Each unit will include a balcony, and residents will have access to a rooftop pool above the 15th floor. For city officials, the upcoming vote is procedural. For developers and housing advocates, it is something more. In Miami Beach, where development proposals have often drawn vocal opposition, that change is already becoming visible. At 1826 Collins Avenue, the approval of the project as a whole is no longer up for debate. What remains is more of a technical, required process. This is not the only Live Local Act project pursued by the developer and its affiliates, nor by other groups, with nearly a dozen such proposals having emerged across the city so far.
Hollywood Approves Next Step for Portofino Condo Project Amid Ongoing Opposition
A controversial high-rise development in Hollywood is moving closer to reality after Related Group secured key backing from the city’s commission for its proposed Portofino Hollywood project. First introduced in 2020 as an unsolicited proposal, the plan has gone through several years of negotiations with city officials. That process led to the approval of a land lease in 2022, setting the foundation for the project’s advancement. Most recently, commissioners voted 5–2 to approve a land-use change, marking another critical step forward. The proposal calls for the replacement of the aging Hollywood Beach Culture and Community Center, along with a broader redevelopment of Harry Berry Park. Plans include upgraded public facilities and an increase in green space, paired with a luxury condominium tower on the same site. Supporters say the agreement provides significant long-term public value. Under the approved terms, the city would enter into a 99-year lease projected to generate about $71 million in rent following condo sales and more than $1.3 billion over the full term (among other benefits). Even so, the project still requires another round of approvals. A revised development agreement must return to the commission later this year because of design changes made since the original 2020 submission. City officials expect the updated proposal to maintain the same core public benefits, despite changes. Opposition has remained consistent throughout the process. Critics say the project could alter the character of Hollywood Beach and strain local infrastructure. In fact, pushback has repeatedly cited the city’s Planning and Development Board unanimously recommending denial of the land-use amendment, though the commission ultimately voted to override that recommendation. Some residents have also pushed for a public vote on the issue. That effort nearly became policy through a proposed charter amendment that would have required voter approval before the city could lease or sell certain public properties. The measure failed due to a technical error in its ballot language. In response, the city passed an ordinance preserving its intent, and a corrected version is expected to appear on the ballot in November 2026. However, because Portofino’s agreements were initiated before these measures, the new rules are unlikely to affect the project. According to reporting from the Sun Sentinel, the $375 million development is expected to break ground in late 2026. Updated plans show a reduced scale, with 111 residential units instead of 190 and a height of 27 stories rather than 30. Units are expected to start at $4 million and will include 11-foot ceilings, large floor plans, and expansive balconies. While full details of the amenity package have not been released, the project is expected to include high-end offerings consistent with other luxury developments. As part of the agreement, the developer will fund improvements to Harry Berry Park, expanding its green space by about 70%. The city will be responsible for building a new three-story community center, estimated to cost $20 million. Plans for the center include event space, a cafe and restaurant, and views of the ocean. The project will also incorporate 133 public parking spaces within its base to serve both the park and the community center. Designed by Skidmore, Owings & Merrill, the tower is planned to rise about 327 feet to the roof, or roughly 340 feet at its highest point. The building will feature floor-to-ceiling glass, expansive decks, and integrated greenery, aiming to introduce a more contemporary design to Hollywood Beach’s largely older skyline. A final commission vote is expected later this year. If approved, the project will move into its next phase as one of the most closely watched developments along the city’s beachfront.
El-Ad Proposes Luxury Tower at 7913 West Drive in North Bay Village
A new high-rise residential tower is moving through the approval process in North Bay Village, adding to a growing wave of development proposals and active construction across the city. Planned for 7915 to 7913 West Drive, the project is being advanced by El-Ad Group, which is seeking city approval for a 26-story building. The proposal follows the firm’s recent activity elsewhere in South Florida, including its involvement in The District in Davie, a four-tower development currently underway. Designed by Garcia Stromberg, the North Bay Village project calls for 94 residential units and is scheduled for review by the Planning and Zoning Board on March 31st, where it’s expected to receive approval. The site has already been the subject of a prior development proposal. S2 Development previously secured approvals for a 22-story project known as Marina View, also planned with 94 units but at a lower height. That earlier plan required multiple zoning modifications, including bonus height and an increase in density from the base 72 units to 94. El-Ad acquired both the property and its entitlements from S2 Development in May 2025 for $20 million, with a $10 million loan from Metropolitan Commercial Bank backing the purchase. The developer is now returning to the city with revisions to the approved site plan and development agreement. While the unit count and previously approved setbacks remain unchanged, the updated proposal seeks to increase the building height from 240 feet to 298 feet, along with several additional modifications. Plans submitted to the city indicate the residences will be designed as larger, “family-oriented” units. Sizes will start at 1,158 square feet, with a mix of 20 one-bedroom units, 29 two-bedroom units, 35 three-bedroom units, and 10 four-bedroom units. Amenities are planned for levels 7 and 20, each offering expansive indoor and outdoor spaces. While detailed programming has not been disclosed, typical features in comparable developments include fitness centers, spa facilities, and recreational areas. Units will include large balconies and nearly 11-foot ceilings, with the building oriented to capture panoramic waterfront and city views. At street level, the project does not include retail space but will feature a private drop-off area, a residential lobby, and additional amenities. A total of 201 parking spaces is proposed. While the previous approval required a parking variance, the updated plan complies with revised city requirements that adjust parking requirements, though the developer is requesting approval for 14 compact spaces (which are not permitted by right). Architectural plans show a 298-foot structure rising to 308 feet at its highest point. The design emphasizes floor-to-ceiling windows and curved balconies. A rectangular cutout near the upper floors will frame views from the 20th-level amenity deck, which is expected to include an infinity pool. City staff has recommended approval of the requested modifications, noting that the changes are relatively limited beyond the increase in height. With several taller and denser buildings located nearby, the proposal is widely expected to advance through the approval process.
Work Starts on Citadel’s $2.5 Billion Miami Headquarters
Work is now underway on Citadel’s new global headquarters at 1201 Brickell Bay Drive in Miami’s financial core, with crews beginning deep soil mixing on-site, marking the first visible step toward construction. Deep soil mixing (or DSM) is a construction method used to strengthen the ground by blending cement with existing soil to form solid columns. This improves the site’s ability to support the tower and reduces the risk of settling, an important step given South Florida’s challenging soil conditions. This early work comes after a delay in the project’s original timeline. Citadel had initially targeted a Q3 2025 groundbreaking, but with site activity now underway, vertical construction could begin in 2026, depending on permitting. The project is being developed by Related Companies, with Foster + Partners leading the design. Field Operations is serving as landscape architect, Kimley-Horn as civil engineer, and Adamson as architect of record. The site sits along Biscayne Bay, where Citadel purchased the waterfront parcel for $363,000,000 in 2022, during a surge of investment in Miami that appears to be only accelerating. Since then, costs have risen significantly. The project has grown from $1 billion to $2.5 billion, a $1.5 billion increase largely driven by higher construction costs. Even so, Citadel remains committed to moving forward. Recent photos taken by Ryan Rea show DSM work actively progressing, reinforcing that momentum. This activity is backed by an approximately $11,000,000 soil improvement permit issued by Miami-Dade County. While permits for the foundation and vertical structure have not yet been filed, the start of ground work marks a key early milestone. Visible equipment on-site includes a DSM rig used to drill and mix soil columns, along with a yellow silo labeled “Keller,” the foundation contractor overseeing the deep soil mixing work. The silo is used in the process to supply the cement used to strengthen the soil. Additional machinery is staged to support ongoing soil stabilization as further permits are pursued. This type of ground preparation is not unique to the project. A similar approach was used at the site for Waldorf Astoria Residences Miami, the city’s only supertall under construction. Once completed, Citadel’s headquarters will total 2,118,650 square feet. This includes 1,485,174 square feet of office space, 212 hotel rooms, 50 on-site parking spaces (with additional off-site parking), and ground-floor retail. The tower will rise 63 stories to a height of 1,043 FT. At the ground level, the development will also reshape part of the waterfront. Plans call for a new baywalk segment with wider sidewalks, public art, and landscaped areas, designed to connect directly into the building while improving access along Brickell Bay Drive. Inside, the tower will be organized in tiers. An elevated lobby will lead into office floors, followed by a hotel component extending to level 59. Above that, levels 60 through 62 will house mechanical systems and form part of the crown, while level 63 will feature a private amenity deck with pools, a bar, and other offerings. Although no official completion date has been announced, the scale of the project suggests a construction timeline of at least five years. If a full groundbreaking takes place this year, completion would likely fall in the early 2030s.
Developers Plan 24-Story Luxury Tower at 400 Hibiscus Street, West Palm Beach
A new luxury high-rise development has just been proposed in Downtown West Palm Beach, adding to a wave of investment that continues to transform the city’s urban core. Planned for 400 Hibiscus Street, the project is being led by Mast Capital and JCZM Development, with plans calling for a 24-story condominium tower with 88 residences, replacing an existing low-rise structure on the site. The proposal has already cleared several early regulatory steps. It recently went before the city’s Plans & Plats Review Committee and has since received approval from the Downtown Action Committee for a transfer of development rights (TDR). With those approvals in place, the project is expected to eventually move toward a future City Commission hearing for final consideration. The development site spans approximately 0.86 acres and was acquired for $5.2 million in early April of last year. Once completed, the project would effectively complete the surrounding block, which has seen incremental redevelopment over time, including a 10-story apartment building delivered in 2008. Plans submitted to the city indicate a boutique residential offering, with a limited number of large-format units per floor. While pricing and pre-sales details have not yet been released, the project is designed to include a 5,700 square feet private residents’ club, along with a pool deck, fitness center, and additional amenity spaces located on a dedicated level. In addition to the residential component, the tower is expected to include approximately 11,118 square feet of ground-floor retail. Parking will be within a structured podium, which is designed by Corwil Architects to be largely screened from public view through the use of glass and architectural treatments. As part of the approval process, the Downtown Action Committee unanimously supported the transfer of 11,279 square feet of development rights from a property at 610 10th Street. This mechanism allows additional density at 400 Hibiscus Street while preserving the donor site, which includes a historic single-family property. The site is currently zoned QGD 10-25, which would typically limit building height to 10 stories. However, the developer is leveraging both the city’s incentive programs and the TDR framework to achieve the proposed height. In exchange, the project will be required to incorporate a designated portion of affordable housing. City staff expressed support for the proposal during the review process, a position that was echoed by the board. The project arrives amid a broader surge in development activity across West Palm Beach. More than 9,000 residential units are currently in the pipeline, including approximately 2,800 units under construction and over 6,000 units in various stages of review, with even more development planned among office and hotel developments.
Construction Advances on Hub Tampa Fowler & The Mark Tampa, Set to Add 2,000 Beds Near USF
Student housing development is accelerating near the University of South Florida, where two large-scale projects are now rising within close proximity of one another. Hub Tampa Fowler and The Mark Tampa are both under construction just steps apart, and together are expected to deliver roughly 2,000 beds to the area between 2027 and 2028. Hub Tampa Fowler, developed by Core Spaces and Harrison Street, is further along and targeting an early 2027 completion, while The Mark Tampa by Landmark Properties, is projected to follow with a delivery in late 2027 or 2028. The surge in development comes as demand for off-campus housing continues to grow. The University of South Florida has seen rising enrollment in recent years, including a historic incoming class in fall 2025, which increased by 14%. As housing supply tightens, private student housing developments are stepping in to help accommodate the expanding student population. Hub Tampa Fowler Now topped out, Hub Tampa Fowler has entered its exterior buildout phase, with window installation and facade work actively progressing. Portions of the building are already clad in the project’s signature white paneling with wood-toned accents, a design language carried over from the developer’s earlier Hub Tampa project nearby. Installation of balconies is also underway, with structural supports in place; the balconies are expected to feature wood supports paired with metal railings. Juneau Construction is serving as the project’s general contractor. While the residential structure rises five stories, the development also includes a separately constructed seven-story precast concrete parking garage. This construction method is typical for large housing projects due to its cost efficiency and speed of assembly. The garage will provide 758 parking spaces, supplemented by an additional 66 surface spaces located to the west of the site, bringing the total to 824 spaces: well above the 715 spaces required under county code. Located at 12301 Club Dr, Hub Tampa Fowler is being developed by a Chicago-based joint venture between Core Spaces and Harrison Street. According to recent filings with Hillsborough County, the project will include 396 units configured for approximately 1,250 beds. Unit types will range from efficiencies and one-bedroom layouts to larger two-, three-, four-, and five-bedroom configurations. Residents will have access to a range of amenities, including a ground-floor fitness center, a resort-style pool with adjacent lounge areas, and a central courtyard, among other shared spaces. Elevations prepared by Northworks indicate the building will rise to approximately 60 FT to the roofline, or about 72 FT when measured to the top of the parking structure. While the height is consistent with other nearby student housing developments, the project’s overall scale is notable. The development spans approximately 702,361 SF, composed of roughly 450,000 SF of interior space and over 250,000 SF dedicated to the open-air parking structure. The Mark Tampa The Mark Tampa, developed by Landmark Properties, is now in the vertical construction phase, with significant progress visible across the site. Crews are actively assembling the project’s precast concrete parking structure, which will ultimately accommodate 522 structured parking spaces. An additional 123 surface spaces are planned around the perimeter, bringing the total parking count to 645. The building’s vertical cores are rising along the eastern portion of the site, with concrete structural columns for the lower residential levels taking shape. Work is progressing upward as the second level begins to take shape. The building will feature a traditional 5-over-1 construction method, with the first floor being concrete and the subsequent floors constructed with wood. The project team includes Landmark Construction, an affiliate of the developer,serving as general contractor, alongside Bohler Engineering and Dwell Design Studios as the architect. Project materials and leasing information have also begun to surface online, highlighting an extensive amenity package. Planned features include a resort-style pool deck, clubhouse, sports simulator, sauna, multiple courtyards, a fitness center, and dedicated study and computer lab spaces. At full buildout, The Mark Tampa will deliver 215 units configured for 807 beds, with a mix of studio through five-bedroom layouts. Residences are expected to include in-unit laundry, laminate flooring, quartz countertops, high ceilings, and private balconies in select units. In addition to residential space, plans call for approximately 988 SF of ground-floor retail, along with a large lobby and shared common areas. The six-story structure will rise to approximately 79 FT at its highest point, with a facade composed of expansive glazing and a mix of blue, cream, and brown facade materials.
Signs of Life Emerge at Brickell Gateway as Developers File Updated Plans
Long-awaited progress is finally emerging for the Brickell Gateway project in Miami’s Brickell district. After more than a year of inactivity, developers Gazit Horizons and Atlantic Pacific Companies have submitted updated plans to Miami-Dade County, signaling renewed momentum for the mixed-use development. The filing comes in the form of an administrative modification to the previously approved plans, a process used to request minor adjustments without requiring a full redesign review. The revisions include modest increases to the project’s height as well as several design updates led by Corwil Architects. Planned for a relatively compact parcel at 90 SW 8th Street and 809 SW 1st Avenue, the site has already been cleared following demolition of the previous structure. While the development has gone through several program and design iterations over the years, the latest filing suggests the project may finally be approaching construction. A master building permit, valued at approximately $150 million and covering over 900,000 SF of new construction, remains pending and is expected to move forward once the administrative modification is approved. According to plans submitted to the county, the project’s density and unit count remain unchanged. The development will continue to include 504 residences, with a mix of studios, one-bedroom units, one-bedroom plus den layouts, two-bedroom units, and three-bedroom residences. Residents will have access to a wide range of amenities, including a rooftop pool on the 62nd floor, a terrace deck, sky lounge, private dining rooms, lounges, golf simulators, gaming areas, and several additional shared spaces. Floor plans show the development will include 16,591 SF of commercial space across the first and second floors, after which the structure transitions into the project’s parking podium. The podium will accommodate 332 parking spaces across multiple levels, an arrangement driven largely by the site’s compact footprint despite a parking ratio of fewer than one space per residential unit. Both figures represent slight reductions from the project’s earlier plans. Previous filings called for 18,276 SF of retail space and 344 parking spaces. One of the most notable revisions involves the project’s design and overall height. Previously approved plans called for a 61-story tower rising approximately 746 FT to its highest point. Updated filings now show the building reaching 62 stories and approximately 773 FT, positioning it among the taller towers in Brickell. The additional height comes from both the inclusion of an extra floor and increased floor-to-ceiling heights across the upper four levels of the building. Changes have also been made to the design of the development’s podium. Earlier plans envisioned the podium being largely enclosed in glass, creating the appearance of active uses along the facade and a more continuous facade. The revised design instead introduces sections of mesh screening across portions of the podium between floors 4 and 16, finished in darker gray and black tones. According to the developer, some of these levels could potentially accommodate retail or other active uses in the future, though they are currently planned as part of the parking structure. The design changes, which are not expressed in renderings yet (new renderings may come later), may stem from several factors, including rising construction costs in the United States, which have led many developers to simplify or scale back certain design elements in recent years. With the administrative modification now under review, the project could move closer to construction in the coming months. While a formal groundbreaking date has not been announced, a start later this year could place completion around 2029.
New Plans Revealed for 28-Story Tower at 1250 West Avenue in Miami Beach
Plans for a new luxury high-rise along Miami Beach’s West Avenue waterfront are moving forward, as developers work to clear the remaining regulatory hurdles for a redevelopment that would replace one of the neighborhood’s aging condominium buildings. The proposal, located at 1250 West Avenue, is scheduled to be reviewed by Miami-Dade County’s Shoreline Development Review Committee, marking another milestone for a project that has already secured key zoning approvals from the City of Miami Beach. Those approvals were granted under the Alton Beach Bayfront Overlay, clearing the way for a tower significantly taller than what was previously permitted on the site. As part of the deal with the city, the development will include less than half of the density previously permitted on-site, a significant concession in exchange for the height increase. The partnership is also obligated to design and fund new Baywalk segments out of pocket across four properties: 1250 West Avenue, 1228 West Avenue, 800 West Avenue, and 1450 Lincoln Road. Should the team be unable to fulfill those obligations directly, they are required to pay the city in lieu to complete the segments in their place. Beyond the waterfront commitments, the developers separately agreed to acquire the Bikini Hostel at 1247 West Avenue, with plans to demolish the property and replace it with a public park. The hostel currently serves portions of Miami Beach’s unhoused population, meaning the redevelopment will also require a plan for relocating those residents. The redevelopment is being pursued by a partnership between Terra Group, JDS Development Group, GV Development, and RG Development. Together, the group assembled the site through a rare and complex condominium buyout of Bay Garden Manor, a 15-story residential building constructed in 1964. The developers acquired more than 95% of the building’s 238 units from over 100 individual owners, where they will move to terminate the condominium association: a necessary legal step before demolition can proceed. The proposed development will feature 106 residential units, with each floor designed to include only a select number of spacious homes. The average unit will span approximately 3,479 SF, while even the smallest unit stands at 1,767 SF. This represents a reduction from the original plan, which called for 125 units, the maximum allowed on the site. Residents will enjoy amenities including a pool, lounge areas, private driveway, gym, spa, and additional shared spaces. The project also includes 11,267 SF (up from the original plans of 9,500 SF) of commercial space along West Avenue, with plans currently indicating a potential club or spa, although tenant uses could change. Beneath the ground floor, the building will feature three levels of parking, a relatively rare feature for waterfront developments in Florida (or any development for that matter), providing a total of 249 spaces. According to the new design by ODP Architecture and MK27 Architecture, the 28-story (lower from an original 33 stories) building will reach a height of 363 FT at its tallest point, with the tallest occupied floor standing around 342 FT. Like many luxury towers in South Florida, the development will feature wrap-around balconies, floor-to-ceiling windows, and ceilings of 11 FT. The exterior will showcase a modern palette, highlighted by light wood accents, ultra-clear glass railings, and other refined architectural details. According to permitting records obtained by Floridian Development, no demolition permits have yet been filed with either Miami-Dade County or the City of Miami Beach. However, given the experience of the development team and the rapid pace of planning, demolition permit applications are expected to be submitted in the near future.
Construction Advances at Three Major Development Sites in Downtown Tampa
Downtown Tampa is experiencing one of the most significant development waves in its modern history. The skyline is currently dotted with a high concentration of cranes for high-rise projects, an intensity of construction not seen since the late-2000s cycle. Among the most prominent projects reshaping the urban core are One Tampa, Pendry Residences Tampa, and a future tower planned by Stock Development. Together, the announced developments are expected to add roughly 425 condominium units and 220 hotel rooms to downtown, not including details from Stock Development’s still-unreleased project. These three towers occupy closely aligned sites along North Ashley Drive near the Hillsborough River. Pendry Residences Tampa is rising at 111 South Ashley Drive, while One Tampa is under construction at 507 North Ashley Drive. Just north of both sites, Stock Development controls 601 North Ashley Drive, where demolition is currently underway following the company’s $40 million acquisition of the property. The site was previously owned by TLR Group, which had proposed a roughly 540 FT tower that went through several design iterations before ultimately being shelved. As Tampa’s skyline continues to evolve, new photos highlight the rapid progress of several major projects now reshaping the downtown core. One Tampa According to photos taken by Floridian Development, One Tampa has reached its 24th floor, with the structure rising at a pace of roughly one new floor per week. The pace has accelerated since the project’s foundation and the large parking podium, spanning approximately 10 floors, were completed. Window installation is now underway on the lower residential floors, while exterior treatments for the podium will be installed at a later stage of construction. One Tampa’s podium will feature a distinctive mesh screening incorporating artistic patterns designed to provide both visual interest and ventilation for the parking levels. The podium will also incorporate a reconstructed historic facade as part of an agreement with the City of Tampa. The original structure at 520 North Tampa Street was built in the 1920s and later demolished to make way for the tower. As part of the development agreement, Kolter Urban committed to reconstructing an interpretive version of the building’s facade along N Tampa St and E Twiggs St. Work on that reconstruction is currently underway. The portion of the podium where the historic facade will appear is currently covered with a concrete backing, which will later be clad with brick detailing and window elements designed to replicate the appearance of the original building. One Tampa is set to include 225 residential units, along with 464 parking spaces and 5,000 SF of ground-floor retail. The tower will ultimately rise 44 stories, reaching a height of about 494 FT. The project is being developed by Kolter Urban, Adache Group Architects is serving as the architect, and Moss Construction is the general contractor. Pendry Residences Tampa Pendry Residences Tampa has recently begun vertical construction on its first residential floors following completion of the tower’s 11-story podium and two amenity levels on floors 12 and 13. Crews are now working on the 14th and 15th floors, marking the start of the residential portion of the building. Similar to One Tampa, construction has accelerated after an extensive foundation phase, which included some of the deepest piles installed in Florida, and the completion of a podium spanning the full length of the site. With that work finished, the tower is now rising at a pace of roughly one floor per week. Pendry Residences Tampa is taking shape as a prominent tower along the Hillsborough River, with a footprint that will make it the widest skyscraper in the city. The waterfront hotel portion of the podium, anchored by the Pendry brand and planned to include 220 hotel rooms, is currently being enclosed in glass. Meanwhile, the garage section of the podium is slated to be finished with vertical metal louvers. This design reflects a modification by the developer: earlier plans incorporated greenery between the louvers, but the revised design removes that element in favor of a simpler black-and-white finish. Pendry Residences Tampa will introduce 200 luxury condos, 220 hotel rooms, and approximately 5,000 SF of retail space to the heart of Tampa. The 38-story, 444-FT-tall development will also feature a podium with 656 parking spaces. Arquitectonica is serving as the project’s architect, while Two Roads Development is the developer and Coastal Construction Group is acting as the site’s general contractor. 601 North Ashley While full development plans have not yet been announced for 601 North Ashley Drive, Stock Development is continuing demolition work on the existing structure occupying the site. The property was previously home to the 12-story GTE Tower. The office building has origins dating back to the 1920s but was later heavily modified, including the addition of a stucco exterior that concealed much of the original brick facade. The building most recently housed a branch of GTE Financial, which has since vacated the premises. Demolition crews are now stripping away the building’s modern exterior, leaving behind a gray structural shell where sections of the original brick occasionally emerge beneath the removed cladding. Windows are also being removed throughout the structure. Much of the facade along the west, south, and north sides has already been cleared, while the eastern elevation remains partially covered by scaffolding as work continues. According to permitting records, demolition is being carried out by D.H. Griffin Wrecking Company and includes the removal of the existing structure, basement, and foundation. Reporting from roughly two months ago indicated that Stock Development may consider utilizing development plans previously submitted by the TLR Group under its former ownership of the site. Those earlier plans called for a 540 FT tower containing approximately 600 residential units, along with 68,000 SF of office space and 12,000 SF of retail. The proposal also included a large parking podium featuring circular cutouts and capacity for up to 985 vehicles.
Massive 4,032-Unit HueHub Workforce Housing Development Moves Toward Construction
Plans are advancing for what could become the largest housing development proposed under Florida’s Live Local Act. The project, known as HueHub, is moving forward as demolition begins on the aging buildings currently occupying the site. Clearing the existing structures marks a key step toward making way for the planned $880 million mixed-use development, which aims to significantly expand the area’s housing supply with an entirely workforce-focused residential community. The development is being led by Pablo Castro through his firm HollandPark EcoreResidences LLC. Once completed, the project is expected to include 4,032 residential units spread across seven 35-story towers, along with retail space, medical offices, and extensive residential amenities. Designed by Arquitectonica, HueHub will encompass roughly 2 million SF of residential space, with a groundbreaking targeted later this year. View this post on Instagram A post shared by The HueHub Living Spaces (@thehuehubliving) The project site, located at 8400 NW 25th Avenue, was acquired by Castro in 2023 for $29.3 million. The roughly 12-acre property currently contains 141 apartments built between 1950 and 1960. According to the development team, demolition is expected to take two to three months, after which the site will be prepared for vertical construction. If financing and permitting timelines hold, the project could begin construction later this year, marking a major step forward for one of the most ambitious housing initiatives currently planned in Miami-Dade. Proposed in early 2024, the HueHub marked a shift in projects under Florida’s Live Local Act, demonstrating the law’s potential for large-scale developments rather than the smaller projects initially associated with it. This development is an early adopter of the act, which has been amended several times since its passage in 2023. Under the Live Local, municipalities must administratively approve (no public hearing required) qualifying multifamily or mixed-use residential developments on land zoned for commercial, industrial, or mixed-use purposes. If at least 40% of the units are designated as workforce housing affordable to households earning up to 120% of the area median income (AMI) for a minimum of 30 years, developers are granted significant regulatory preemptions. These include the ability to build at the highest residential density allowed anywhere in the jurisdiction and at the maximum building height permitted within one mile of the site, along with other incentives such as tax exemptions and certain parking reductions. The Plans According to final plans submitted to the county earlier this year, the development’s 4,032 residential units will consist of studio, one-bedroom, and two-bedroom layouts. Studio apartments will begin at approximately $1,302 per month and measure around 300 SF. One-bedroom units, averaging about 420 SF, are expected to start at roughly $1,598 per month, while two-bedroom residences of about 640 SF will start near $1,903 per month. These rent limits put the entire development well within workforce housing income limits. Housing will primarily be geared toward essential workers, with 3,000 units reserved for police officers, firefighters, county employees, hospitality workers, teachers, healthcare professionals, and other critical members of the workforce. Future residents will have access to a wide range of amenities designed to support both work and recreation. Planned features include podcasting studios, co-working spaces, coffee bars, outdoor lounges, social gathering areas, a juice bar, pool and sundeck, pickleball court, dog park, fitness center, art gallery, and additional shared spaces throughout the development. The project will feature 36,220 SF of ground-floor retail, including storefronts along NW 27th Ave and on-site amenities such as a juice bar and coffee bar. Two floors of medical office space, each spanning 5,740 SF, will bring the total retail and office space to roughly 47,700 SF. Medical space may be expanded if there’s increased demand. In addition to commercial uses, the project will include a police station and two community centers. The design also emphasizes pedestrian-friendly streetscapes, with widened sidewalks and added greenery surrounding the entire site. To support these uses, the project will include 5,037 parking spaces and 322 bicycle spaces. Design and Cost-Cutting Measures The seven towers will each rise 320 FT, with an additional elevator overrun of roughly 30 FT, bringing the total height of each tower to around 350 FT: well above any existing structures in the surrounding area. The Arquitectonica-led design incorporates metal balconies, floor-to-ceiling windows, and colorful murals adorning each building, drawing inspiration from graffiti art. The towers will not feature podium bases; instead, parking will be accommodated within on-site garages, a significant cost-cutting measure. The buildings will also utilize tunnel-form construction, a cost-efficient method that employs reusable steel molds to rapidly cast concrete walls and slabs. This approach allows for faster construction timelines but often results in repetitive floorplates, contributing to the towers’ monotonous design. Each unit will also include prefabricated modular kitchens and bathrooms to further streamline construction. Hallways between units will be naturally ventilated rather than air-conditioned, an approach commonly used in parts of Europe that the development plans to adopt. Many of these decisions prioritize cost efficiency over architectural variation. Construction and Future Plans Once demolition on the property concludes, a formal groundbreaking is expected to follow within the coming months. Construction of the initial seven towers is planned to begin simultaneously rather than in phases, as staging the buildings piece-by-piece would slow overall delivery and potentially increase construction costs. However, the seven towers will not mark the full extent of HueHub. Plans also call for four additional high-rise buildings in a later phase. Three are expected to rise to 35 floors, matching the height of the initial towers, while a fourth will rise to a shorter height. The expansion phase will also include a school designed to accommodate up to 1,000 students, centered around a courtyard playground. In addition, a shelter is planned for the southern portion of the site.