32 Hundred Proposed in Downtown Coral Springs, Set to Feature 300 Units
In Coral Springs, a quiet Broward County suburb nestled between Pompano Beach and Fort Lauderdale, a developer has submitted plans for the city’s tallest development. Called 32 Hundred, the project will rise 11 stories atop Downtown Coral Springs’ Bank of America Building. Developer Cade Capital Partners is planning 300 units on the west side of the property, alongside a replacement structure for Bank of America on the left. Facing University Drive, 32 Hundred will be among the many mixed-use developments planned for Downtown Coral Springs. Located at 3200 N University Drive, the 3.06-acre lot sits directly adjacent to Modera Coral Springs, part of the Cornerstone development in Downtown Coral Springs: a broader effort to revitalize the area. Cade Capital Partners currently owns the property, having initially purchased it for $2.125 million in late 2012. According to plans submitted to Coral Springs’ Architectural Review Committee, 32 Hundred’s 300 units will be divided into studio, one-bedroom, two-bedroom, and three-bedroom configurations, with one-bedroom units being the most common, ranging from 650 SF to 815 SF. Most units will feature 10-foot ceilings, large floor-to-ceiling windows, and wrap-around balconies. Other units will have even taller ceiling heights, some at 12 FT to 13 FT. As is typical with early-stage developments, the full amenity package remains subject to change. What is known is a large pool and deck with outdoor seating, alongside more than 8,000 SF of indoor amenity space encompassing co-working space, a mail room, and additional uses. The ground floor will dedicate 17,020 net SF to commercial uses, of which 5,350 SF will be solely reserved for a bank, likely the replacement Bank of America. The ground floor will also feature a four-lane bank drive-through, expanded sidewalks finished with pavers, and abundant greenery. The multifamily structure on the west side will be wrapped by units on all frontages, with lobby space and units extending to the ground floor as well. To accommodate the influx of retail, banking, and residents, the development will include a total of 439 parking spaces spread across the parking garage and ground floor. Designed by Behar Font Architects, 32 Hundred will rise 11 stories to 127 FT at its tallest point. According to TAPinto Coral Springs, which first reported on the project, the Architectural Review Committee raised several concerns during its initial review weeks ago, including parking podium visibility, balcony railing materials, and potential vertical breaks in the facade given the building’s height. Next up is Coral Springs’ City Commission, which will analyze the finalized project for denial or approval, though it was not on the most recent agenda.
PMG Proposes Delano Residences, Miami’s Second Supertall Skyscraper at Nearly 1,000 Feet
Miami has seen an influx of supertall proposals since the turn of the century, but few developers have advanced beyond renderings to actual construction. PMG stands alone as the developer behind Miami’s first supertall, Waldorf Astoria Residences, which is currently under construction. The company has now released plans for Delano Residences, a 90-story condominium tower rising 985 FT on Biscayne Boulevard. The project marks a partnership between PMG and Ennismore, owner of the internationally acclaimed Delano hotel brand, and will deliver 421 residential units. The new development will be located at 400 Biscayne Boulevard, directly adjacent to the Waldorf Astoria Residences. The 0.4-acre site was acquired by PMG in early 2018 for $55 million from the First United Methodist Church of Miami. Though the developer listed the property for sale in 2024, plans have since shifted toward developing the site themselves. With sales now launching, the developer anticipates achieving pre-sales milestones to support a groundbreaking in 2027. Residences will start at approximately $800,000, with interior design by Meyer Davis. The exterior design, characterized by a distinctive curved form, is being handled by Carlos Ott Architecture and Cube 3. The development will include studio, one-bedroom, two-bedroom, and three-bedroom residences. Units feature custom kitchen cabinetry, custom bathrooms, and modern finishes. Residents will have access to a comprehensive amenity package including a resort-style pool, lounge areas, a sky pool, fitness center, spa, and additional Delano-branded resort amenities. The tower does not include a traditional parking podium. While detailed site plans and elevations have not yet been released, the development is expected to utilize off-site parking through the adjacent Waldorf Astoria and X Miami (now named Alea) developments. Residents benefit from 24-hour doorman and reception services, valet parking, and concierge offerings. The tower’s upper levels will feature Miami’s tallest observation deck, complete with a cantilevered glass platform offering views of Edgewater, the Atlantic Ocean, and surrounding Miami landscapes. The development will also include food and beverage venues such as Cafe Delano, the Rose Bar, and a sky-level restaurant. The construction timeline for Delano Residences is expected to be substantially shorter than that of Waldorf Astoria. According to PMG, groundbreaking is anticipated in 2027, with construction projected to take approximately four years. The accelerated timeline reflects lessons learned during Waldorf Astoria’s development, particularly regarding foundation work and engineering solutions for Florida’s climate conditions. Ryan Shear, managing partner at PMG, told CoStar, “We feel incredibly equipped. We’ve done it before,” emphasizing the company’s confidence in executing the project successfully and on-time.
NOMI 7|90 Planned in North Miami Through Florida’s Live Local Act
Florida’s Live Local Act continues to reshape South Florida’s development landscape, with yet another project emerging in a relatively underdeveloped corridor. 306 WW LLC and The Mimosa Group, operating under the Cobas Family, have filed plans for NOMI 7|90, a 19-story multifamily development along NW 7th Avenue in North Miami. The project is pursuing height and density bonuses through the Live Local Act and Miami-Dade County’s Workforce Housing Development program, mechanisms that allow the development to substantially exceed what conventional zoning would permit on the site. The development site is located at 9001 NW 7th Avenue and 663 NW 90th Street, consisting of a 2.9-acre assemblage across two parcels. The Cobas Family acquired the first parcel in 2015 for $650,000 and the second in 2021 for $2.02 million. The site has remained largely undeveloped until now, with the land assembly representing a six-year accumulation strategy by the developers. The widespread adoption of Live Local projects across Florida demonstrates the program’s growing effectiveness as a tool for developers targeting corridors that have historically lacked high-density construction. Designed by Red Octopus Architecture, NOMI 7|90 will represent the first completed highrise in the area, despite The Emblem Tower’s earlier attempt at a similar 139-unit development that appears stalled for now. Plans submitted to the county outline a mixed-income 480-unit community. The project includes 192 units priced at 120% of the Area Median Income, 60 units through Miami-Dade’s Workforce Housing Development program priced at 140% AMI, and 228 market-rate units. The income-restricted allocations reflect requirements tied to two separate programs. The State’s Live Local Act mandates that at least 40% of units be priced at or below 120% AMI, while Miami-Dade’s Workforce Housing Development program offers incentives for developments that include units priced at 140% AMI or below. By satisfying both program thresholds, NOMI 7|90 can stack both the height and density bonuses each provides. While still preliminary, the unit mix includes studios, one-bedroom, and two-bedroom apartments. Amenity spaces are distributed throughout the building, with a fifth-floor deck featuring a pool, outdoor seating, landscaping, and terrace areas, while a lower level includes a business center, fitness center, playroom, and meditation room. The development will provide 553 parking spaces in the podium, equating to at least one space per unit. However, the project qualifies for substantial parking reductions under both the Live Local Act, which permits a 100% reduction, and Miami-Dade’s Workforce Housing program, which allows a 25% reduction. These incentives effectively reduce the parking requirement well below what would otherwise be mandated. In addition, retail space extends across three levels of the podium, with the ground floor encompassing 12,158 SF alone. The development also incorporates expanded landscaping throughout the site and widened sidewalks finished with pavers. The tower will rise 19 stories to approximately 223 FT at its highest point. Under conventional zoning, the site would be limited to 12 stories; however, the Live Local Act permits 13 stories within a one-mile radius, and Miami-Dade’s Workforce Housing program provides an additional six-story bonus, bringing the total to 19 stories. Designed by Red Octopus Architecture, the building features an active ground floor wrapped in glass with curved forms, while the upper volumes maintain a more rectangular profile complemented by curved balconies. According to recent site photography, the parcels remain undeveloped with existing structures still standing. Should the developer proceed with construction rather than pursue alternative strategies such as selling the development rights, both on-site buildings will require demolition. Given that neither structure exceeds one story, removal will be relatively straightforward.
House of Wellness Enters Pre-Construction Phase in Brickell; Renderings Released
The House of Wellness project is entering its pre-construction stage, with newly released interior and exterior renderings coinciding with the start of sales. The 34-story tower, planned for three assembled parcels at 132, 142, and 152 SW 9th Street in West Brickell, is being developed by North at Brickell VI, LLC and designed by Studio MC + G Architecture. After several iterations over recent months, the proposal now appears largely finalized as the development team awaits final approvals from Miami-Dade County. The developer, a joint venture between Oak Capital and Edifica, brings an international portfolio spanning the United States and Latin America. In Brickell, the partnership is already active on multiple fronts, with Domus Brickell Center under construction and Domus Brickell Park approaching completion. Given the development activity from the duo, this likely won’t be their last project either. Plans filed with Miami-Dade County detail a program totaling 656 lodging units, designed to accommodate both short-term and extended-stay occupancy depending on owner preferences. The unit mix ranges from compact studios, to one-bedroom layouts, and larger two-bedroom residences. Amenities are centered around a wellness-oriented lifestyle, including a rooftop pool, spa facilities, a juice bar, dedicated wellness spaces, and multiple social lounges. Units will feature 9-FT-4-IN ceilings, expansive balconies in select layouts, “premium appliances”, and large windows designed to maximize natural light. Depending on orientation and floor level, residences will offer views toward Brickell, Little Havana, and surrounding areas. Pricing guidance circulated by several brokerage firms, including Miami Residential, indicates entry-level units are expected to start in the low-$400,000 range, with pricing rising to roughly $800,000 for larger layouts. For the 656 lodging units, the development will include 199 parking spaces in the podium, despite Miami code requiring zero parking spaces. This parking to units ratio is particularly due to the unit type being lodging units, but also due to proximity to the Metrorail nearby. While the development features no retail on the ground floor, the existing site’s landscaping and sidewalk width will be expanded. Current sidewalks expand 6 FT, with the new sidewalks expanding it beyond that. In addition, the ground floor includes bike parking and a dedicated drop-off zone for residences, handled by an in-house valet parking service. Because the project will rise 34 stories, it is expected to reach an overall height of approximately 366 FT. The facade will feature a predominantly gray palette with stucco finishes, glass balcony railings, and a more colorful treatment at the podium level. Earlier iterations of the project contemplated a taller structure rising 44 stories, or roughly 456 FT, indicating the developer has since reduced the height by a whopping 10 floors. Current site conditions show no visible construction activity, though permitting activity remains active, with early inklings of a demolition permit moving through the pipeline.
Insite Group Moves Forward on Two New Live Local Act Projects: 2620 and 910 Residences
Fort Lauderdale-based Insite Group is advancing a growing slate of projects under Florida’s Live Local Act, continuing its push for high-rise development across the city. After submitting plans to redevelop The Galleria at Fort Lauderdale in partnership with GFO Investments, Atlas Real Estate, and Prime Finance, the firm now has two additional Live Local proposals moving through early review stages: one adjacent to the Galleria site and another in the Harbordale neighborhood. Near The Galleria, Insite has proposed 2620 Residences, a Live Local Act development that has been submitted to the City of Fort Lauderdale’s Planning Department for administrative review. While full plans and renderings have not yet been released publicly, the project is being processed under the state housing law, which allows qualifying developments to bypass certain local zoning restrictions. The second proposal, 910 Residences, would introduce a tower exceeding 300 FT in the Harbordale neighborhood. Insite has filed Federal Aviation Administration permits and submitted materials to city planners, signaling early-stage advancement. Because most parcels in Harbordale do not permit heights approaching 300 FT under current zoning, the project would move forward under the Live Local Act framework. If advanced, it would become the neighborhood’s second Live Local Act proposal, following the previously proposed The Quay nearby. 2620 Residences: Located just east of Insite Group’s proposed Galleria Mall redevelopment, the firm has submitted plans for a 27-story tower at 2620 E Sunrise Boulevard (on a 2.7-acre parcel). The site was acquired in mid-October for $13 million by an Insite affiliate, FLL Galleria PA LLC, around the same time the broader Galleria Mall property changed hands. It is not yet clear whether Insite is partnering with other developers on this specific tower, though the company has previously worked alongside GFO Investments, which maintains stakes in multiple Live Local Act projects statewide. According to plans submitted in December, 2620 Residences would contain 525 residential units, including 310 market-rate apartments and 215 workforce housing units priced at or below 120% of Area Median Income. The project also includes an amenity deck with a pool and lounge areas, as well as a structured, multi-level parking garage partially wrapped with residential units. Ground-floor plans show a main residential lobby and approximately 20,409 SF of commercial space. The proposal remains under administrative review, with the city’s planning record currently listed as open. 910 Residences: Plans for 910 Residences appear to be advancing ahead of 2620 Residences, with submissions predating its counterpart and FAA applications already filed. Located at 910 SE 17th St, this represents the Insite Group’s second proposed development on the site. Several months ago, the firm submitted plans for a 14-story mixed-use project, which would have included 393 hotel rooms and 103 residential units. The revised proposal shifts entirely to residential use. Current plans outline 520 units, including 312 market-rate apartments and 208 workforce housing units priced at or below 120% of Area Median Income. The development would also include 6,575 SF of ground-floor retail space, removing the previously proposed hotel component. According to FAA applications filed February 12, the tower would reach a maximum height of 393 FT above ground level. Three heights were submitted, 355 FT, 381 FT, and 393 FT, suggesting a stepped massing design. At 393 FT, the structure would substantially exceed the 156-FT height contemplated under prior zoning-compliant plans and would likely rise beyond 35 stories. Renderings have not yet been released publicly. While no renderings have been released publicly, Floridian Development will produce one once plans become available. The design is expected to be modern, featuring expansive windows and spacious balconies, consistent with other Insite Group developments.
Avalon Bay Communities Proposes Kanso Coral Way, Located at 2340 SW 32nd Avenue
Development activity near Coral Gables continues to accelerate, as AvalonBay Communities has filed plans for a new multifamily project in the City of Miami. The proposal, scheduled for review by Miami’s Urban Development Review Board on February 18th, 2026, calls for a Mediterranean-inspired apartment building designed by Baker Barrios. Branded as Kanso Coral Way, the project would rise several stories and deliver 166 residential units within a 302,420 SF structure. The development site, located at 2340 SW 32nd Avenue, consists of a 1.6-acre assemblage spanning six parcels between Southwest 23rd Street and Southwest 23rd Terrace. One of the parcels is currently occupied by a former wedding hall. AvalonBay acquired the properties for more than $11 million late last year, positioning the national apartment developer for entry into this area of the Miami market. This marks the second major proposal for the assemblage, when the site was previously approved for a project known as Renaissance at the Gables, which secured UDRB approval several years ago for a 102-FT-tall building containing 269 units and 113 parking spaces. Despite receiving design approval, that iteration never advanced beyond the entitlement stage. The 166-unit development includes 21 studios, 75 one-bedroom units, 39 two-bedroom units, 18 one-bedroom lofts, 5 two-bedroom lofts, and 8 three-bedroom residences. Unit sizes will range from approximately 542 SF to 1,808 SF. Because the 1.6-acre assemblage carries two zoning designations, one permitting lower density (due to proximity to single family homes), the building massing responds accordingly: the western edge of the site steps down to a three-story portion, while the primary eastern volume rises to eight stories. Planned amenities include landscaped patio areas, a resort-style pool deck, BBQ grilling stations, and other shared outdoor spaces. The project provides 242 parking spaces within a podium and on-street. Under Miami’s parking code, the development would typically require 264 spaces (calculated at 1.5 spaces per dwelling unit plus 1 visitor space per 10 units). The developer is therefore seeking a 10% parking reduction to accommodate the proposed supply. Although no ground-floor retail is proposed, the plan meaningfully incorporates pedestrian-orientated improvements such as widened sidewalks and enhanced landscaping to strengthen safety and aesthetics on the main frontage. The parking podium is also largely wrapped with residential units, minimizing an imposing parking podium. According to elevations prepared by Baker Barrios Architecture, Kanso Coral Way will rise to approximately 111 FT at its highest point. The exterior materials include smooth stucco finishes, coral stone cladding, aluminum railings, and aluminum louvers, among other architectural elements. The facade is characterized by a predominantly earth-toned color scheme, incorporating shades of tan and dark brown. The building is designed as an eight-story structure; however, when including both mezzanine levels, it reaches a total of ten floors at its tallest point. Current zoning permits a maximum of eight stories on the site, which explains why the project is formally classified as eight stories from a regulatory standpoint. A groundbreaking date for Kanso Coral Way hasn’t been established. While this project is among the few proposals recently submitted by Avalon Bay in recent months, it certainly isn’t the last. Micah Conn (senior VP of development at AvalonBay Communities) noted, “We’re investing in South Florida for the long term and see this site as an important part of our continued growth in the region,” as per the SFBJ.
Inside Floridian Development’s 2026+ Update Roadmap
As 2026 comes into focus, Floridian Development is advancing a series of meaningful updates aimed at expanding the scope, accessibility, and functionality of the website. These changes have been in the works for some time, and are part of a broader focus to enhance the presentation of development news across the site. The goal is to make information easier to navigate, more visually engaging, and better connected across the platform, all the while maintaining the site’s focus on clear, accurate reporting. Among the changes underway is the introduction of a new interactive development map, updated integration between articles and Floridian Advanced development pages, and long-requested accessibility features such as dark mode. Floridian Development is also working on more ambitious tools, including 3D models that will allow users to explore Miami’s future skyline through various perspectives. Additional updates and features will be rolled out throughout the year, with deeper explanations to follow as each component comes online. Integration Improvements: Rolled out on January 5th, this update introduces tighter integration between standard articles and Floridian Advanced pages. A new button now appears at the top of each article, allowing readers to instantly switch to a corresponding Floridian Advanced page. These advanced pages provide a fact-checked, data-driven overview of each project, including parking counts, unit totals, building height, retail square footage, and other key information. The goal is to give readers a fast, digestible snapshot of a development without requiring them to sift through lengthy articles. Development Map: A free interactive development map has been in development for some time, focused on integrating Floridian Advanced project pages with a visual mapping interface. Once released, users will be able to filter projects using sliders for height and floor count, filter by city, development type (office, hotel, multifamily, etc.), and sort projects by phase. The map was originally targeted for release in February 2026, but has since been delayed due to technical issues and integration challenges. Floridian Development remains committed to releasing features only when they meet usability and performance standards. Progress updates will be shared periodically on Twitter (X). 3D Development Map: The development map currently under development is a 2D interface that displays projects as mapped points. While functional, some users have expressed interest in a more immersive 3D experience. Floridian Development has explored third-party 3D mapping providers, but due to cost and technical limitations, the platform is now evaluating the feasibility of creating 3D models. Under this approach, users would be able to browse and filter projects using rendered images of these models, with options such as day or night views and multiple camera angles. The models would be built using Google Earth-based tools (which are permitted under existing licensing so long as the feature remains freely accessible). Statistics Page: Floridian Advanced has grown into Florida’s largest free database of planned and active development projects. Utilizing this existing dataset, the platform is exploring the development of a statistics page filtered by city. This page would allow users to view metrics such as the number of residential units under construction, planned developments per municipality, and other development-related insights. All data would remain up-to-date, as Floridian Development closely tracks project updates statewide. Updates to Floridian Advanced: Floridian Advanced is approaching its one year anniversary and continues to evolve. One long-term initiative under consideration is the integration of official city documents directly into project pages, materials that would otherwise require immense searching through city portals. This feature is still in the early planning stages and, if created, would not be expected until 2027 at the earliest. Documents will include all the specifics, including renderings, surveys, zoning tables, elevations, and other important information for interested parties. Posting Schedule: Floridian Development does not currently utilize a fixed posting schedule, though the goal is to publish approximately five articles per week, often times in the afternoon. As many readers may know (or some may not), the platform is run by a single person managing reporting, social media, website maintenance, and ongoing coding/design work for future updates. Patience is appreciated, as the site continues to smooth out operations. While these updates may seem extensive, Floridian Development remains committed to keeping all necessary features free. Paywalls are not planned for the foreseeable future, reinforcing the site’s mission of open access to development information, not just for industry professionals, but for the public at large. If you have any suggestions for the website’s planned updates or suggest a new one, please let me know through the site’s email.
Marina Village Phase Two: An Inside Look at the Three Plans for Riviera Beach
Riviera Beach is preparing to select a developer to lead the redevelopment of approximately 12-acres of waterfront land in the city’s Marina Village district. It will be the second phase of the full redevelopment of city-owned land along Broadway, which began in the early 2010s with the construction of Bicentennial Park and related public infrastructure. Plans for Marina Village’s second phase have been in development for several years and have faced multiple setbacks. However, the effort now appears to be back on track. On August 27, 2025, the city issued a request for proposals seeking a qualified developer to design, finance, construct, operate, and maintain a mixed-use waterfront development. The solicitation marked a restart of the process following a 2024 setback, when a previously submitted letter from a prospective developer was later determined to be fraudulent, halting progress at the time. Three development teams responded to the city’s request to enter into a public-private partnership (P3) by the November 17th deadline. The city is seeking a proposal that enhances public access to the waterfront while introducing employment opportunities, retail, and other investment-driven uses. The process is being led by the Riviera Beach Community Redevelopment Agency, with the proposals scheduled for discussion at a board meeting on February 11th, The three responding teams include Forest Development, which has led the planning and construction of several high-rise projects within the city, along with Related Urban Group and Sonnenblick Development. Related Urban is already advancing construction on the first phase of Marina Village, a project that includes public parking and three multifamily buildings, two of which are planned as high-rise structures. Sonnenblick’s Proposal (Margaritaville): Sonnenblick’s proposal envisions a mixed-use waterfront development featuring hotel, residential, retail, and entertainment components. The project is planned in multiple phases, with four high-rises sharing two podiums. Together, the buildings would deliver 270 residential units and a 300-room hotel anchored by the Margaritaville brand, complementing the area’s existing cruise ship activity. Retail and dining would total more than 100,000 SF, distributed across tower podiums, interior spaces, and outdoor stalls. A FlowRider surf complex is also planned, targeting families and local youth. The development would provide approximately 1,300 parking spaces and 200 bicycle racks to support both private users and the public marina. Additional amenities include a proposed 20,000 SF aquarium on the property’s north side, further enhancing Riviera Beach’s public and recreational offerings. Towers will range from 11 to 13 floors, with the tallest rising 25 stories. Because the site’s Downtown Mixed Use zoning does not allow buildings of that height by right, Sonneblick is acquiring air rights from the city to enable the 25-story tower. Sonnenblick brings more than 133 years of combined real estate and finance experience across multiple states, collaborating with Kaufman & Lynn Construction (general contractor), Leo A. Daly (architect), Island Hospitality (hotel management), and other firms. The development team plans to partner with non-profit organizations, utilize local hiring and training programs, and pursue additional community-focused initiatives to benefit the Riviera Beach area. Forest Development’s Proposal: Forest Development, which is currently leading projects such as Nautilus 220 and Oculina, is proposing a mixed-use destination that combines residential development with extensive retail offerings, a convention center, boat storage, and significant infrastructure and public realm improvements. The redevelopment is planned in four phases. Phase one would deliver 39,400 SF of restaurant space alongside 66,000 SF of office uses. Phase two would focus on public-facing components, including a convention center and improvements to Bicentennial Park, followed by phase three, which would introduce condominium residences (164 units) and dry boat storage. The final phase would add roughly 43,680 SF of retail space and a new hotel fit with 270 rooms to the waterfront district. While Forest Development has described the current proposal as its preferred vision for the site, the firm has indicated it remains open to refinements as the review process moves forward. The overall program is distributed across three primary buildings, with proposed heights of 10, 20, and 20 stories. To accommodate demand generated by the convention center, hotel, residential, office, and retail components, the plan calls for more than 2,000 parking spaces housed within multiple structured parking garages scattered throughout the site. In addition to Forest Development, the project team includes architectural firms such as Adache and Dwell Design Studio, with planning and landscape design led by Insite Studio and WGI. Moss is listed as the project’s general contractor, alongside a broader group of consultants. Forest Development has stated it’s prepared to invest up to $10 million to advance the project to a shovel-ready stage prior to securing full financing. The team reports having capital commitments in place across multiple projects and brings a portfolio reflecting decades of development experience. Related Urban Development Group’s Proposal: The third proposal was submitted by Related Urban Development Group, which is already leading phase one of Marina Village and is responsible for three buildings currently planned on the site. Related’s new submission proposes redeveloping its portion of Marina Village in two distinct phases, expanding both public amenities and revenue-generating uses along the waterfront. Phase one centers on the construction of a four-story parking garage with 578 spaces intended to serve Marina Village and surrounding businesses. The garage would include 9,800 SF ground-floor retail and a rooftop set with recreational amenities such as padel courts, soccer space, and additional active uses. Also included in the first phase are three waterfront retail bays totaling approximately 6,000 SF each, ten townhomes, and upgrades to the existing event center. Phase two would introduce a combined hospitality building containing a 120-key hotel and 224 residential units, supported by an additional 528 parking spaces. Approximately 6,000 SF of waterfront retail is planned at the ground level, alongside substantial improvements to Bicentennial Park, including a children’s playground, expanded event space, and other public-facing upgrades. Parking across the site will total 1,303 spaces, including on-street parking along several adjacent streets. On the south side of the property, 67 surface spaces are specifically designated for dock and marina-related
Redevelopment Vision Revealed for 25-Acre East Ybor Medical District by Darryl Shaw
Darryl Shaw’s efforts to redevelop underutilized portions of East Ybor City took a formal step forward, with the submission of a rezoning request to the City of Tampa for the proposed ‘East Ybor Medical District’. Filed by Ybor Land LLC under the Casa Ybor umbrella, the request covers the complete makeover of a 25.23-acre assemblage bounded by N. 25th Street and N. 29th Street, and by E. 6th Avenue and E. Adamo Drive. The master-planned district is envisioned as a mixed-use, health-oriented development incorporating medical, hospital, research, office, residential, and retail within 11 city blocks. The site is currently occupied by light industrial uses and vacant land, zoned for Industrial Heavy (IH) and Industrial General (IG). A related Comprehensive Plan Amendment seeking to rezone the property as Urban Mixed Use-60 received it’s first approval from City Council on January 29th, with a second reading scheduled for February 19th. Initial design guidelines submitted to the city outline a district that restores East Ybor’s historic street grid while accommodating a range of building forms, including mid-rise, and high-rise structures distributed across multiple city blocks. The framework integrates landscaped streets, open spaces, and parks intended to introduce green space throughout the redevelopment. The guidelines were prepared in collaboration with Of Place, which has previously worked on redevelopment efforts in Ybor City and the nearby Gas Worx project. While detailed architectural plans have not yet been released, submitted entitlement materials outline a program exceeding 3 million SF. The proposal includes approximately 540,070 SF of residential space (Blocks G8 and H8), 49,000 SF of retail (Blocks H9, H10, H11, and I9), 1,332,105 SF of commercial uses (Blocks H9, H10, H11, I8, and I9), and 169,000 SF of hotel space (Block I8). A 932,425-SF hospital is also planned on the eastern portion of the site and is expected to be anchored by Tampa General, according to the South Florida Business Journal. Given the limited availability of public transit surrounding the site, the proposal relies heavily on structured parking to serve the district. Parking ratios vary by use, with studio apartments requiring as few as 0.25 spaces per unit, while one-bedroom, two-bedroom, and larger residential units would require 0.75 spaces per unit. Hospital parking is proposed at a minimum ratio of 0.1 spaces per patient bed. Building heights will ultimately be determined through FAA review, though early massing studies indicate structures ranging from as few as three stories to as many as sixteen. Consistent with Darryl Shaw’s work at Gas Worx, the district is designed with more traditional architectural themes, including expansive windows and brick facades, rather than the contemporary, glass-heavy designs common in newer developments. The street network is designed with a strong pedestrian emphasis. Plans call for wide sidewalks incorporating lighting, street trees, seating, and landscaped buffers, with select corridors accommodating on-street parking. Sidewalk widths are shown at up to 13 FT on each side of the street, providing well than enough space. With the rezoning request only recently submitted, the approval process is expected to extend over the coming weeks or months. During that time, Darryl Shaw and his partners are nearing completion on several buildings within the Gas Worx development. Shaw has also advanced plans for additional redevelopment efforts nearby, including proposals affecting multiple parcels along East 7th Avenue and the Hillsborough County Sheriff’s Office site.
Elevate 54 Planned in Brownsville, Miami-Dade Through the Live Local Act
Another multifamily proposal is advancing near Brownsville’s Metrorail Station, as transit orientated development in Miami picks up. Known as Elevate 54, the project intends to serve as a 75-unit multifamily development, developed by 54 St Owner, LLC, an affiliate of Bay Heights Capital. It’s the latest project under the group, which has proposed multiple developments under the ‘Elevate’ branding in Miami-Dade. The development is planned for 2845 NW 54th Street, at the intersection of NW 29th Avenue and NW 54th Street. Plans indicate the project is intended to move forward under Florida’s Live Local Act, a state housing program that allows qualifying residential developments to bypass certain local zoning restrictions in exchange for the inclusion of workforce or affordable housing. Projects approved under the legislation may benefit from increased density, additional height allowances, and other incentives. The development site consists of four assembled parcels totaling 0.702 acres. The properties were acquired in late 2024 for a combined purchase price of roughly $1.225 million. The properties were acquired in late 2024 for a combined purchase price of $1.225 million. The site is currently cleared and operates as a car lot, conditions that are expected to limit the scope of site preparation required prior to ground breaking. Units in the 75-home development will range from studio, one-bedroom, and two-bedroom apartments. One-bedroom units account for the majority of the total, representing more than half of the project’s residential mix. While the project is being submitted under Florida’s Live Local Act, which allows for a maximum residential density of up to 250 units per acre, the proposed development utilizes a substantially lower density of approximately 100 units per acre. In exchange for these zoning changes, the project is required to allocate 40% of its units, or 30 apartments, as workforce housing priced at or below 120% of Area Median Income. At ground level and within the podium, the development will include 1,090 SF of retail space alongside parking for 75 vehicles. Additional ground-floor uses include a residential lobby, leasing office, and expanded sidewalks buffered by landscaped greenery. Under Miami-Dade County code, qualifying workforce housing projects are eligible for reduced parking requirements. Based on the project’s residential square footage, only 36 parking spaces would be required, down from an original requirement of 88. Designed by Caymares Martin Architecture, the development is planned to rise eight stories, reaching 90 FT at its tallest point. For context, the only taller structure in the immediate area is Brownsville Village, where the tallest building rises to roughly 150 FT. The building’s facade will feature a palette of red, white, and gray tones. Exterior materials will include smooth stucco finishes, aluminum railings, impact-resistant glass, and vertically articulated textures across select portions of the elevation. There are no permits submitted to Miami-Dade as of February 2026. It’s unknown if Elevate 54 is being planned for construction, or to be sold with entitlements. However, the application submitted to the county is still under review. Submitted through an Administrative Site Plan Review, the development will move through approvals faster, primarily because the Live Local Act expedites projects by limiting public review.