One of West Brickell’s Densest Residential Towers Planned at 250 SW 7th Street
Plans have been submitted to Miami’s Urban Development Review Board for a high-rise on one of West Brickell’s last undeveloped parcels. Located at 250 SW 7th Street, the proposal would redevelop the one-acre site into one of the highest-density residential towers in the city. Led by Rockville Hospitality and designed by Miami-based Behar Font & Partners, the project would mark one of the first Live Local Act developments in West Brickell or Brickell for that matter. Rockville acquired the two parcels comprising the site for a combined $15.5 million in early 2015. The current 42-story proposal represents the latest phase of a multi-year development process that began with a 24-story concept, later to 29 stories, and has now advanced to its tallest iteration. Plans submitted earlier this week, and scheduled for review by the UDRB on December 17th, showcase a tower containing 1,030 residential units. A density of this scale is only feasible under the Live Local Act, which permits any project within the City of Miami boundaries to utilize the maximum allowable residential density. In Miami, that limit is a staggering 1,000 dwelling units per acre, enabling 1,030 units on this site and any site in the city. The developer plans to approach the maximum allowable density on the one acre site by utilizing compact floorplans, with units ranging from microunits (ranging between 275 and 400 SF) to studios, one-bedroom, and two-bedroom residences. Because microunits fall below the minimum unit-size requirements under the zoning code, the developer is seeking a warrant to permit 599 microunits. Microunits are only available within transit-oriented areas, where high-capacity transit can support smaller units. However, developments pushing the boundary on density are becoming increasingly prevalent under the Live Local Act, with Floridian Development recently reporting on a similar high-rise proposal in Overtown employing the same strategy. Because the Live Local Act requires qualifying developments to dedicate at least 40% of space to residential uses, the project is designed to be 78.8% residential. In addition, 40% of the units (or 405 residences) will be designated as affordable housing priced at 120% of the Area Median Income, on par with regulations set by the Live Local Act. On level 9, residents will have access to a full floor of amenities, including lounges, a gym, a yoga room, a movie room, a game room, a club room, a swimming pool, and more. The tower’s parking podium will provide 269 spaces, 260 of which are reserved for residents and 9 for retail patrons. Given the 1,030 units on-site, the development will also include 1,017 bike racks for residents in lieu of additional parking. This reduction in parking is permitted only because the project is located within a transit-oriented area, which allows projects to waive standard parking requirements. All parking will be screened from public view, with residential units masking the podium. The ground floor of the development will include widened sidewalks with greenery (significantly improving the current pedestrian realm) along with a residential lobby, a retail space fronting SW 7th Street, and a drop-off area. The retail component will total 2,980 SF. Rising 42 floors, or 436 FT, the development’s height is enabled under the Live Local Act, which permits increased building heights within one mile of qualifying commercial or industrial parcels. A nearby site zoned for 48 stories by right supports this height, though the developer has chosen to utilize only 42 floors. As the developer awaits a decision from the Urban Development Review Board, it’s important to note that UDRB approval is not final, ultimate approval rests with other regulatory bodies. If approved, the project is ready to proceed with permitting, as the site has already been fully cleared.
Near-Supertall 955-Foot Tower Proposed for 130 Biscayne Boulevard, Designed by Foster + Partners
Plans for a nearly 1,000-foot tower has just been revealed along Biscayne Boulevard, setting the stage for one of Miami’s tallest tower proposals in recent years. Located at 130 Biscayne Boulevard, 146 Biscayne Boulevard, and 141 NE 3rd Ave, the property is being redeveloped into a mixed-use destination by New York City-based RFR Realty, which owns all three properties. The developer intends to demolish all three mid-rises on-site for condos, retail, and hotel uses. Designed by world-renowned Foster + Partners in collaboration with Miami-based Revuelta Architecture, the tower marks another major entry by Foster + Partners into Miami’s skyline. Developments like 130 Biscayne have been made increasingly common by relaxed zoning and generous height limits, which have turned Downtown Miami and Brickell into Miami’s new hot spot for tall construction. Should it move forward, 130 Biscayne Boulevard would join the skyline near the Waldorf Astoria, now under construction. Spanning 1,667,604 SF and rising 87 stories, the tower is organized into multiple program areas across its height. Starting from the crown and extending down to level 31, the tower will contain 414 condominium residences, including one-, two-, and three-bedroom typologies as well as penthouse units. These units, fit with terraces, will have access to panoramic views of the Miami skyline and Biscayne Bay. Multiple amenity floors are also integrated throughout, with levels 31, 32, and 85 dedicated to resident amenities. The 85th floor will feature a sky-level pool, along with a spa, bar, meditation room, and other wellness spaces. Below the residential levels, the tower will house 144 hotel rooms. Levels 19 through 30 will offer a mix of suites, master suites, and traditional guest rooms. Like the condominium residents, hotel guests will enjoy access to abundant amenities, including a 140-seat fine-dining restaurant, a sky bar, a lounge, landscaped gardens, a pool, and more. The lower portion of the tower will accommodate 495 parking spaces, 1,895 SF of ground-floor commercial space, and two basement levels for retail, hotel, and residential storage. The ground floor will also feature a residential drop-off area and a spacious residential lobby. While Foster + Partners has not yet released word on the project’s design, the tower is envisioned with a clean rectangular form, a largely covered parking podium, and a uniform facade. Rising 955 FT, the structure will be topped with a glass crown. Although the height is just shy of the internationally recognized 300 M (984 FT) supertall threshold, it will surpass the soon-to-be second-tallest building in Miami, Cipriani Residences. Despite the property being located within the City of Miami, the developer is seeking approval through Miami-Dade County. The plans are pursuant to regulations under the Metromover Subzone, which grants properties near Metromover stations to access faster approvals, higher density, and other development incentives. Plans submitted to Miami-Dade last week are still under review. If the property is approved as part of the Metromover Subzone, the developer will proceed with an Administrative Site Plan Review (ASPR), a process in which county staff reviews the project rather than proceeding through lengthy public hearings. Floridian Development is breaking this story and will continue following the project closely, delivering updates on approvals, design, and construction as they happen.
Miami-Dade Set to Move Forward on 905-Unit Annie Coleman 15 Redevelopment in Brownsville
Miami-Dade is preparing to take a major step toward reshaping Brownsville’s affordable housing supply as plans advance for the redevelopment of Annie Coleman 15. The three-parcel site, which has slowly grown outdated, is slated for a full rebuild spearheaded by Miami-based Integra Solutions. The proposal calls for a 905-unit mixed-income community, including 144 public housing units to replace those previously demolished. The redevelopment effort, which began after the County issued a Work Order Proposal Request in July 2023, ultimately drew only one respondent, Integra, making the firm as the sole developer for the project. Now moving through the approval pipeline, the plan hinges on a vote scheduled for January 21, 2026, which would officially grant development rights and allow the project to move into the next phase. Located across three parcels at 5575 NW 27th Avenue, 2501 NW 58th Street, and 2200 NW 57th Street, the redevelopment will be built in multiple phases. Phase One focuses on 2501 NW 58th Street, which will be combined with an adjacent lot separately acquired by Integra Solutions. The merged site creates enough area to deliver 303 units, allowing all 144 displaced residents to return at the earliest date possible. The first phase includes 88 one-bedroom, 70 two-bedroom, 123 three-bedroom, and 22 four-bedroom townhome units, offering a range of typologies for families of different sizes and income levels. Ground-floor plans call for 4,750 SF of retail space, while parking will be accommodated in an off-street garage with 359 spaces. Phases two and three, situated at 5575 NW 27th Avenue and 2200 NW 57th Street, will deliver 332 and 270 units respectively. Layouts will span from one-bedroom, two-bedroom, three-bedroom, and townhome options. Integra Solutions has indicated that up to 20 townhomes may be offered for purchase on a fair-opportunity basis across the two phases. Combined, the developments will provide 548 parking spaces to accommodate residents, although a Metrorail station is close-by. Across all phases, the 905-unit community will include 182 units at 30% of area median income (AMI), 270 at 60% AMI, 272 at 80% AMI, and 181 at 120% AMI. The buildings will range in height, rising 10, 8, 6, 5, or 2 floors depending on the location. The redevelopment will offer a range of community amenities, including a study room with computer access, a fitness center, laundry facilities, an on-site police workstation, a playground, and a youth art center. Integra Solutions has also committed to hiring Section 3 residents for construction jobs, along with providing permanent employment opportunities for local residents. Miami-Dade County intends to enter into a 99-year ground lease with Integra Solutions as part of the redevelopment agreement. The lease calls for an upfront payment of $9,050,000, followed by recurring payments over the lease. Between the ground lease revenue, developer fees, annual rent, and the County’s share of cash flow, the agreement is projected to generate around $386 million for Miami-Dade over the life of Integra’s lease. As Miami-Dade amps the overhaul of aging affordable housing through the RAD program, Integra has emerged as a key player. Earlier this year, Floridian Development covered the firm’s plans for Annie Coleman 14 (not to be confused with Annie Coleman 15) where Integra Investments is preparing to transform nearly an entire block. The proposal introduces a mid-rise community that will also rehouse existing tenants while adding new mixed-income units.
Eco Landing Reaches Third Floor as Construction Progresses Toward Topping Out
The EcoStone Group, a Miami-based real estate investment, development, and contracting firm, is moving forward on its first ground-up project. Rising in Allapattah at 1515 and 1601 NW 18th Street, the 8-story development has reached the third floor of vertical construction. The undertaking marks the company’s debut into multifamily development, with additional projects anticipated in the pipeline. With permitting and $23 million in financing secured from Banco Popular (also known as Popular Bank), EcoStone Group is now progressing towards completion on the 125-unit building. Work on the project began with the demolition of two on-site multifamily buildings in early 2023, both dating back to the 1970s and 1980s. Active construction ramped up this year, with groundbreaking taking place earlier in 2024, cranes erected in early August, and the first floor completed in early November. With construction progressing at an estimated pace of roughly two to three weeks per floor, the 8-story building is expected to top out at 75 FT in early 2026. The project’s permits include a master construction permit, currently awaiting applicant corrections, as well as fully approved vertical construction permits and an array of miscellaneous permits supporting site and structural work. View this post on Instagram A post shared by EcostoneGroup Ecostone (@ecostonegroup) According to City of Miami permitting records, EcoStone Group is listed as the general contractor, utilizing its long background in construction. C.G. Electrical & Consulting Services Inc. is shown as the electrical subcontractor, with Pacifica Engineering Services noted as the project engineer. Beyond its 125 apartments, Eco Landing will include a substantial parking podium fronting NW 15th Avenue, along with a pool, outdoor showers, lounge areas, spacious balconies, and other resident amenities. The project carries an estimated price tag of almost $35 million, similar in cost to other planned developments by the firm. Eco Landing is one of several projects in a submarket experiencing unprecedented growth, with developers like Neology Life, Alta Development, and EcoStone Group fueling a wave of mixed-use, multifamily development. Rising demand beyond Brickell is reshaping Allapattah, as projects like River District 14 and Eco Landing approach topping out, pushing hundreds of apartments in a market historically overlooked.
Brickell Starlite Moves Towards Groundbreaking at 128 Southwest 7th Street
The densification of West Brickell continues as Chicago-based Focus Development prepares to break ground on its first Miami project. Located at 128 SW 7th Street, the development, called Miami Starlite, will bring new multifamily residences and retail to a narrow site in the heart of Miami. The parcel was purchased by Focus Development in late 2022 for $28 million and has been the subject of redevelopment proposals for years. Planned atop the former, now-demolished Starlite Motel, the project is moving through permitting after receiving building plan approval from Miami-Dade officials about a year ago. Targeted for completion in 2028, the Gensler-designed tower aims to meet strong demand amid limited supply in the Brickell submarket. The first signs of an upcoming groundbreaking emerged when the developer secured approval for a master construction permit from the City of Miami. The permit lists an estimated project cost of $157,000,000 and shows the tower rising 39 floors. Additional Miami-Dade County permits currently underway include tree removals, site plan reviews, and other preliminary work. The tree-removal permit, submitted in early November, is among those still awaiting approval: a vital step, as foundation work cannot begin until all on-site trees have been cleared. In addition, on December 2nd, Suffolk Construction filed an application for two construction cranes on-site, each planned to rise 583 FT. The filings show an expected operating period from June 2nd, 2026, through October 27th, 2027, showcasing that crane installation will likely occur in early 2026. Both cranes are currently under FAA review and remain in the studying stage. According to the final approved plans, the tower will reach 413 FT at the amenity level on the 39th floor, with its highest architectural point topping out at 423 FT. The development will include 517 residential units, 487 off-street parking spaces, 6 on-street spaces, and 130 bicycle parking spaces. The ground floor will feature a lobby along with nearly 8,000 SF of retail space. According to the developer, the project will feature a diverse mix of units supported by an extensive amenity package. “The tower, designed by world-renowned architecture firm Gensler, features a curved concrete and glass façade and offers sweeping views of the Miami river and skyline from the upper floors. The community will offer a mix of luxury apartments ranging from studio to three bedrooms, artfully appointed for Miami’s design minded members. Best in class amenities include first floor retail, co-working space, fitness studios, indoor and outdoor lounges, rooftop pools and more.”
740-Foot Elliott Towers Proposed for Downtown Tampa, FAA Filing Reveals Early Vision
Tampa may be on track to welcome its tallest tower yet, according to a recent FAA filing. On November 25th, Colton Elliott, founder of Elliott International, submitted an application for a 740 FT structure planned for the former Kress Block in Downtown Tampa. The proposal would replace the entire block with a skyscraper rising more than 70 stories, set to include office, dining, and residential space. The project, spanning 801, 805, 807, 811, and 815 North Franklin Street, is slated to be known as Elliott Towers. While the firm has filed an FAA application, the tower remains in the early stages of land acquisition and entitlement approvals. The entire block is currently owned by CW Kress LLC, tied to Carolyn Wilson who acquired the properties in 2017. Early social media posts suggest the tower concept was launched only recently, with AI-generated imagery used to showcase potential designs for the site. Elliott International has emphasized that these rendering are conceptual and do not represent finalized plans. According to a description in the FAA filing, Elliott Towers will begin with two levels of retail and lobby space, followed by 8-10 floors of office uses and another 10-15 floors of condo-hotel units. Above that, the tower will transition into about 39 stories of private residences, capped by two mechanical levels. The project has an anticipated groundbreaking in early 2028, and all figures remain subject to refinement. According to the development’s website, the proposed tower is projected for completion in early 2032. The plan calls for 118 ultra‑luxury condominiums (starting at $1.05 M), two penthouses, condo‑hotel units, 500,000 SF of Class‑A office space, flagship retail brands, and a Michelin‑star restaurant on the ground floor. Residents would have access to 24/7 concierge and valet service, a wellness‑focused fitness center, private lounges, a large ballroom, a rooftop infinity pool, and much more. Parking is set to total 1,200 spaces for both residents and patrons. As per the developer’s recent Instagram post, there is claims of “$40 million in funding”, with new investment along the way. If the tower is set on moving forward, the development will likely apply for permits and building plan approvals very soon. Because plans are still flexible, it’s unknown if the development will incorporate the historic designs of the current site or do a demolition, although current city designations of the land restrict an all-out demolition. While the FAA filing is an important early step, it does not guarantee the project will move forward. The proposal still hinges on securing the land, gathering financing, and navigating a lengthy entitlement process. Elliott International, the firm behind the tower, has not delivered a high-rise or a project of this magnitude, adding uncertainty to the tower’s prospects. For now, the plan remains highly speculative. Still, if the development advances, the structure would become the tallest building in Tampa and a symbolic addition to a downtown that continues to grow at a record pace.
Plans Filed for a Mixed-Use Mid-Rise at 811 E Las Olas, Featuring Office and Retail Space
Fort Lauderdale’s iconic Las Olas Boulevard is poised for a major transformation, with new plans submitted to the city for a six-story mixed-use building. The project, led by Coombes Property Group, would replace two existing low-rise retail buildings with a contemporary structure planned with retail and office space. Designed by the acclaimed Morris Adjmi Architects in collaboration with Cube 3, the development is planned for 811 E Las Olas Boulevard on a 0.25-acre site at the heart of the corridor. Called 811 Las Olas and totaling almost 50,000 SF in size, the proposal represents one of the largest new developments currently planned along this strip of Las Olas. Just up the street, The Whitfield is poised to introduce luxury condominiums and multiple hotel rooms to the boulevard. Construction of the development began a while ago, but progress on its vertical ascent is unknown. Coombes Property Group acquired the site assemblage for $2,282,100 in late 2022. The firm maintains deep ties to Australia, where it has developed and owns multiple properties across major cities including Sydney and Brisbane. Plans submitted to the city’s Urban Development Review Board were taken up today. According to public documents, the building will feature a two-story podium with 16,167 SF of retail, divided into two equal storefronts at the ground level and a larger, continuous space on the second floor. Plans for the second floor originally included a terrace for a proposed restaurant, but that feature has since been removed in favor of a continuous glass facade. From floors 3 to 6, the new building will offer 27,256 SF of office space, enhanced by terraces on both the third and sixth floors. The office space will come online just as demand for high-quality workspace in Fort Lauderdale is rising, driven by recent construction in office such as FAT Village. As much of the region’s older office stock becomes less competitive, projects that provide accessible, high-quality space have become higher in demand. According to elevations, the building will measure 103 FT at its highest point. Its exterior finishes will include green glazed tile, a wood-look trellis, storefront glazing, warm white stucco, and aluminum grid-style windows. Uniquely, 811 E Las Olas will include no on-site parking, instead relying on 122 off-site spaces. Although zoning would normally require about 137 spaces, a recently prepared traffic study shows that only 122 are needed during peak operating hours. A construction timeline has not yet been announced. Before work can begin, the developer must demolish the low-rise buildings at 811, 813, and 815 East Las Olas Boulevard, all of which date back to the 1960s.
Canal Park West Tower Begins Construction in North Miami Beach, Set to Deliver New Office Space
North Miami Beach is preparing to welcome its newest office development with the groundbreaking of Canal Park West, the second phase of a two-building complex along NE 163rd Street. Developed by Namnum Developers, LLC and designed by Idea Architect, the project follows the earlier completion of Canal Park East. With construction now in full swing, foundation work and site preparations are underway as the project begins rising vertically. Situated at 3227 NE 163rd St, Canal Park West will deliver modern office space to a growing commercial corridor. The building sits just steps from Uptown Harbor, Dezer Development’s upcoming mixed-use project featuring residential, office, retail, and hotel space, signaling continued investment in the area. First submitted in early 2021, Canal Park West has remained mainly consistent with the plans previously approved by the North Miami Beach Planning Board. The 10-story office tower will deliver 237,483 SF of modern office space, of which 158,509 SF is leasable area supported by a 714-space parking garage for tenants and visitors. Rising 167 FT, the building will be both taller and wider than its predecessor, Canal Park East, signaling the growing demand for premium office space in South Florida. Designed by Idea Architects with a sleek, modern facade, Canal Park West is set to offer tenants an abundance of amenities. The tower will provide 360-degree views of the surrounding skyline and waterfront from multiple viewpoints. On-site amenities include a fully equipped fitness center with personal training, a pool and tennis courts, a fully stocked juice bar, collaborative workspaces, and a restaurant offering ‘diverse cuisine’. The building is also centrally located, with easy access to nearby restaurants, commercial hubs, airports, and other key destinations. According to Miami-Dade permits, the Canal Park West site (formerly a surface parking lot) was cleared in late 2024 at a reported cost of $115,000. Beauchamp Construction, serving as the general contractor, has since secured multiple permits, including one for the tower’s shell. Beyond routine utility permits, the only remaining major approval is for the building’s site plan. Another viewpoint of the construction site can be found here.
University of Tampa’s New Science Building Moves Forward, With Permits Filed and Approvals Granted
The University of Tampa’s campus is preparing for another major transformation as its next academic building moves steadily toward a groundbreaking. With key building plans approved and new construction permit filings underway, the university is laying the foundation for Project Beta, a six-story facility planned along the Hillsborough River. The project will replace a cluster of aging low-rise structures at 505 UT McNeel Ct with a modern, six-story building designed to support a range of science uses. The new academic building comes at a time when student enrollment at the University of Tampa is at an all-time high, prompting the need for revitalized and expanded academic space. Just last year, the university celebrated the opening of the Grand Center Residence Hall (Project Alpha), a mixed-use complex that introduced new academic areas, student housing, structured parking, and additional campus amenities. Plans for the new science building, known as Project Beta, call for roughly 200,000 gross SF of space, including research labs, collaborative areas, teaching facilities, faculty offices, and other academic functions. The building is being designed to achieve LEED Silver certification, incorporating strategies to promote waste reduction, improved indoor air quality, and enhanced energy efficiency. Because the campus already has sufficient parking, no additional parking is proposed as part of the project. According to elevations provided by Omaha-based HDR Architects, the building will feature a blend of the past and present, with red bricks on the west portion of the side in-line with campus material themes, and glass on the east side. The building will rise 120 FT. According to recently filed permits, Barr & Barr will serve as the project’s general contractor. Multiple permits have been submitted, including a general construction permit covering on-site demolition and new construction, as well as a separate permit for tree removal and pruning. As part of site preparation, several existing structures, including the Morsani Loading Dock, Cass Science Annex Building, McNeal Boathouse, and Communications Annex, will be demolished. Barr & Barr has extensive experience in STEM-related construction, having led numerous facilities nationwide. The new building’s research labs and specialized facilities fall well within the company’s proven expertise, making them qualified to manage the project. Construction of the new building is scheduled to take 18 months, according to Barr & Barr. There is no known groundbreaking date as of now. More images of the building can be found here.
Joint Venture Proposes Atrium Residential, Set to Feature 222 Units in Boca Raton
The Meyers Group and Accesso Partners, a South Florida-based joint venture with an extensive development track record in the region, are moving forward with plans to redevelop a site near the Broken Sound Golf Course. Officially titled ‘Atrium Residential,’ though also referred to as ‘The Residences at Broken Sound,’ the project is scheduled for review by the Boca Raton Planning Board tomorrow on November 20th. The proposal includes several requests related to zoning, land-use changes, site plan amendments, and more, which are all subject to different votes. Planned for a surface parking lot next to an existing office building, the project would introduce an eight-story apartment building at 6111 NW Broken Sound Parkway. It will be the first large-scale apartment development in Boca Raton for both Accesso Partners and The Meyers Group, following their $25 million acquisition of the property in 2024 under the entity BRI 1885 Atrium at Boca, LP. Designed by Garcia Stromberg Architecture, this modern residential building will include 222 units, with 12 designated as workforce housing and 23 as affordable units. This inclusion complies with Boca Raton code, which requires developers to provide a minimum number of affordable or workforce units to qualify for higher density in certain zoning districts. These units are subject to a 30-year affordability covenant, securing affordability long-term. The building’s 222 units will consist of 1 efficiency unit, 73 one-bedroom units, 109 two-bedroom units, and 39 three-bedroom units. Unit sizes will range from 528 SF for the smallest unit to 2,622 SF for the largest, with an average of 1,097 SF. All residents, regardless of income designation, will have access to amenities such as a clubhouse, resident lounge, gym/fitness center, lobby and mailroom, swimming pool, and other common areas. On the ground floor, the development will feature walk-up units, open space, 2,015 SF of retail space, amenity space, lobby space, and the beginning level of a four-story podium. This podium will include 325 parking spaces and 18 bicycle parking spaces. Parking will also be available in a surface parking lot and garage for the next-door office building, bringing the masterplan’s total to 622 parking spaces, well beyond the required 537 spaces. Elevations provided by the project’s architect, Garcia Stromberg, showcases Atrium Residences rising 80 FT, or 8 floors. The facade will be composed of glass balconies, white stucco finishes, impact resistant windows, and other modern finishes. The board is set to review five resolutions, including the rezoning of 0.90 acres from Recreation to Light Industrial Research Park, an amendment to the Future Land Use Map from Recreation/Open Space to Planned Mobility, a site plan amendment for the construction of an eight-story structure, and other items such as plat reconfigurations. Developments like Atrium Residences are becoming increasingly common in Boca Raton, where developers are eyeing office parks or industrial land for multifamily development, either through rezonings or the Live Local Act. Just a few months ago, Floridian Development reported on the proposed redevelopment of portions of the Amtec Center office park. Developers Beztak and Wexford are planning an eight-story multifamily building.