Water Street Proposes a Mixed-Use Garage as the District Looks for More Parking
Water Street’s latest addition in its second phase has just been revealed, signaling a major departure from earlier plans. Announced last Friday, the newly unveiled project is a mixed-use parking garage that will take the place of a previously proposed office tower. Originally, the site was intended to host a Class A office building with thousands of square feet of build-to-suit workspaces. Instead, it will now feature a garage offering 675 parking spaces, retail space, and a rooftop area. In a design review board application submitted amidst the press release, the project plans for “the construction of a 10-story mixed parking garage with +/- 19,000 SF of retail and +/- 5,000 SF of restaurant on the first floor and roof deck with +/- 8,500 SF of restaurant totaling +/- 317,885 gross square feet of developed area.” The team behind Water Street Tampa has further clarified these numbers, indicating the building will have 38,000 SF of retail in total and stand 124 FT tall. Alongside the announcement were plans for a one-acre park designed to serve as a hub for concerts, community events, and retail markets. Although the exact location hasn’t been confirmed, it’s likely to be located at Water Street’s 400 Channelside lot, as earlier statements had suggested the area would feature an entertainment venue and community gathering space. Other possible locations include parcels north of E Cumberland Avenue. Although the announcement may come as a surprise, discussions about addressing parking demand have been ongoing for several months. The Tampa Bay Business Journal previously reported that Brad Cooke, executive vice president of development, admitted that SPP “rose-colored glasses on parking” during phase one’s development. Initial hopes for the district imagined a future centered around walkability, with a range of accessible transit options reducing the need for cars and making parking garages like the Cumberland garage unnecessary. However, with transit funding in Tampa now depleted, that vision has dimmed, and the team behind SPP has shifted to a more pragmatic approach. Both the parking garage at 302 S Nebraska Ave and the community park have an anticipated completion in 2027. The design review board submission filed with the City of Tampa on Friday marks the first step toward making that vision a reality.
The Habitat Group Advances Through Permitting for 4 of Their Brickell Projects
As the Habitat Group is finalizing construction on Smart Brickell’s second tower, the company is moving forward in the permitting process for not one, but four, distinct developments in Brickell. The developer’s latest proposals, including Smart Brickell Luxe, Season One, Millux Place, and Parkside have all had permits submitted for their eventual construction, though some appear to be progressing towards completion more quickly than others. Of the permits submitted, the Habitat Group has filed for master construction permits, foundation permits, demolition permits, tree removal permits, and more. The first project, Smart Brickell Luxe, appears to be the furthest along out of the four projects. The development, which recently received construction financing, has already completed the instillation of all foundation piles according to a LinkedIn post by the project’s architect: Alex Ginard. This aligns with city records, which show foundation and site work permits have been fully approved. Among foundation permits are a vertical construction permit and a master construction permit, both of which require applicant corrections. Parkside is the next fastest-moving project. The 185-unit project at the edge of Brickell has already secured foundation permit approval and is currently under review for its master construction permit. While construction has yet to begin on-site, permitting activity suggests that groundbreaking could happen in the near future. The remaining two projects, Season One and Millux Place, are moving at a steadier pace, with 80 and 99 units respectively. Both recently submitted master building permits. Season One’s was filed on April 25th and accepted on June 23rd, while Millux Place’s was filed on May 14th and accepted on June 18th. Both permits are now undergoing review. However, before construction can officially commence on both projects, they require the submittal and approval of a foundation permit: something both projects do not have. With foundation work already completed at Smart Brickell Luxe and Parkside nearing construction, Habitat Group’s multi-site expansion is moving forward with steady speed. Likewise, the continued progression of Season One and Millux Place through the permitting pipeline suggests that all four projects could be under active construction within the next year, setting the stage for a significant wave of units to come online by the end of the decade in Brickell.
Preliminary Plans Revealed for Gallery at Little Havana at 1275 SW 1st St
The Related Group is doubling down on its affordable housing push in Little Havana with a new project: Gallery at Little Havana. Situated at 1275 SW 1st Street, early plans designed by Cohen Freedman Encinosa & Associates envision a 12-story high-rise in an area characterized by relatively low and mid-density housing. Although the project is still preliminary, an attorney representing the project has noted its ‘entirely’ affordable, bringing much needed housing to the area. The development will replace 2 three-story affordable housing buildings on-site, which, according to property records, were built in 1985 and contain 28 units. The proposal to revitalize this Miami-Dade site is part of a long-standing deal between the developer and the county, in which the Related Group is positioned to lease multiple sites across Miami-Dade for new development. Like Related Group’s recent Gallery at Marti Park in Little Havana, the project will benefit from the expanded Rapid Transit Zone (RTZ), a designation that offers increased height, density, and reduced parking requirements to developments near transit corridors. In addition, it will utilize the Live Local Act, which is expected to streamline permitting and unlock further incentives. Planned to include 130 units, the building will offer a mix of one- and two-bedroom layouts, ranging from 610 to 980 SF. Residents will also have access to over 2,500 square feet of amenity space, private terraces for each unit, and parking accommodations for 118 vehicles and 12 bicycles. According to elevations submitted by the architect, the building is expected to rise 141 FT to its crown. The podium will span the first three levels, with residential floors beginning on level four. As the project remains in a preliminary phase, all elevations and design elements are subject to change. Before the project can move forward, the development will have to complete its pre-application request, which is still currently under review. Likewise, there have been zero permits filed on the site yet relating to the project’s preparation, including demolition, tree removals, or foundation work.
Integra Investments Advances Redevelopment of Annie Coleman 14 into Mixed-Income Housing
Integra Investments is moving forward with the redevelopment of a portion of Annie Coleman 14, a public housing community featuring 60 residences in Brownsville, Miami-Dade. Located at 2101 NW 52 Street, the property entered a Work Order Proposal Request on August 10th, 2023, whereas Miami-Dade essentially called for qualified developers to redevelop the site into mixed-income housing. Integra Investments was the sole bidder, and is now proposing the development of 316 units, of which 60 will replace the existing units built on-site. More specifically, the 316 residential units will be divided between 156 one-bedroom, 92 two-bedroom, 40 three-bedroom, and 28 four-bedroom apartments. Of these, units are designated across four income levels: 20% of units at 120% AMI, 18% at 80% AMI, 50% at 60% AMI, and 12% at 30% AMI, ensuring a broad range of income levels. Additionally, the project will include commercial space, a food hall, and 371 parking spaces. Residents will benefit from a variety of on-site amenities and community enhancements, such as a playground, covered outdoor patio, fitness center, laundry facilities, community room, and an on-site police workstation. Returning residents occupying the 60 replacement units will also receive 3 years of free high-speed internet. The redevelopment, designed by Lantz Boggio Architects, will consist of a six-story building accented with murals along its facade. Landscaped greenery will compliment both the street and the structure, while walk-up units along NW 21st Avenue will create a more welcoming pedestrian realm. As part of the redevelopment, Miami-Dade County stands to receive over $136 million through a combination of financial agreements, including a Master Development Agreement and a 99-year ground lease with Integra. This revenue includes capitalized ground lease payments, annual rent, developer fees, and a percentage of the project’s net cash flow. From the developer fees, 5% will be directed to the Brownsville Civic Neighborhood Association, while 10% of both net cash flow and residual profits will support the Brownsville Historic Endowment for the Curation of Public Art. The Housing Committee unanimously approved the resolution to award development rights to Integra, with final approval now pending from the Board of County Commissioners. The project is expected to close in late 2027, requiring Miami-Dade County to provide a solution such as interim housing support for displaced residents during the redevelopment period.
VDG Land Gets Green Light for Mixed-Income Apartments Aimed at Breakers Hotel Staff
VDG Land Company has just gained approval from the City of West Palm Beach’s Planning Division for their newest proposal: an 8-story multifamily building aimed at housing Breakers Hotel employees. Located on a 2.46-acre site at 2410 and 2460 North Australian Avenue, the site will include 155 units, of which 51% of the units are designated as workforce. Residents will have access to a variety of recreational amenities, including a pool, sports field, clubroom, fitness center, conference room, salon, and a dedicated shuttle service for Breakers employees. On the south portion of the site, there will be 65 parking spots available for employees. Although architectural elevations were not shown during the meeting, the project, designed by Spina O’Rourke & Partners, is expected to reach approximately 80 FT in height, making it the tallest building in the surrounding area. While VDG Land Company owns the northern portion of the site, the southern portion actually belongs to the City of West Palm Beach. As such, the city is negotiating a land agreement with the developer that would allow the integration of the southern portion, home to a water pump station and largely vacant land, into the overall project. Under the terms of the deal, the vacant land surrounding the pump station will be converted into surface parking for Breakers employees, and in return, the city will receive infrastructure upgrades to the water pump facility. At the planning board meeting, the proposal was unanimously approved given the developer meet conditions requested by staff. The approval means a change to the property’s Future Land Use (FLU) and zoning designations. Specifically, the northern portion of the site was reclassified from Neighborhood Commercial to Multifamily High-Density Residential, while the southern portion shifted from Recreation and Open Space to the same residential category. The approval marks one of the many steps in a years-long effort by the Breakers Hotel to house and/or benefit employees. In a quote provided by CBS 12, a Breakers representative noted, “The independent resort, one of Palm Beach County’s largest private employers, makes an unrivaled commitment to its team by offering comprehensive benefits, robust resources for associates and their families, and excellent compensation—all part of its employee-centric culture.” The development still needs to move through additional approvals, permitting, and demolition work before construction can begin.
Mill Creek and Group P6 Gain Planning Board Approval for ‘Modera Boca’ in Boca Raton
Mill Creek Residential is slowly expanding their ‘Modera’ brand across South Florida, and downtown Boca Raton is the next destination. The firm, along with partner developer Group P6, recently submitted plans to Boca Raton’s planning and zoning board for a 12-story building at 400 S Dixie Hwy in Boca Raton, set to replace an existing office on-site. The building will be called Modera Boca. The development, which was reviewed by staff in late June, received unanimous approval for various reasons, including the site’s emphasis on greenery and design. While the approval isn’t the last remaining piece before construction can begin (that lies in the hands of city council members at a future meeting), the approval is one step in the right direction for Mill Creek Residential. Plans for Modera Boca include 306 units, ranging from studios, 1-bedroom, 2-bedroom, 3-bedroom, and penthouse units. Units will range from 701 SF at the lowest, to 2,870 SF at the highest. Residents will have access to various amenities throughout the building, including but not limited to a clubhouse, fitness center, a pool, amenity room, and lounge areas. Boca Raton places a strong emphasis on architectural quality and visual harmony, and the building’s design and landscaping align closely with the city’s standards. For instance, while the ground floor includes zero retail space, the development includes the construction of a new linear park along SE 3rd St, featuring widened sidewalks and abundant greenery. “We wanted to make sure that front was very vibrant. So we have zen gardens. We have putt-putt golf. We have sitting areas. We have green walls. We have a lot of activity going on in our property on Dixie Highway even before you get to the building,” according to a quote provided by Sun Sentinel of Ele Zachariades, an attorney for the project. According to submitted elevations, the building will reach a height of 142 FT at its tallest point. Parking, totaling 468 spaces, will be accessed via a private alleyway at the rear of the property, where a screened parking podium will be strategically positioned to face away from public view. This configuration minimizes visual impact while improving traffic circulation. Although Boca Raton’s code traditionally requires 538 parking spaces for a project of this scale, the developers secured a reduction by lowering parking ratios for studio and one-bedroom units.
Cassa Residences, a 17-Story Tower, Approved in Aventura
Cassa Residences, a development by The Lojeta Group and Miami Off Center Associates, was recently approved for a 17-story tower in Aventura. The multifamily high-rise proposed at 2850 NE 187th Street will replace a low-rising retail building from the early 1980s. The developers sought multiple code exceptions, including conditional use approval to allow greater height and density, a reduced floor area minimums for one-bedroom units, and various variances like a change in required setbacks. While full plans such as elevations or a site plan have yet to be submitted, the project is expected to include 208 residential units, approximately 12,000 SF of ground-floor retail, and 456 parking spaces. The 17-story tower will rise to 174 FT in height, not including architectural ornaments or mechanical elements. Designed by Cohen Freedman Encinosa and Swerdoe Architecture, the tower is thoughtfully positioned with the front facing NE 187th Street, while a screened parking garage will face NE 28th Street, minimizing visibility from the public realm. In exchange for the requested code deviations, the developers have proposed several public benefits. These include 12 designated Hero Housing units intended for essential workers such as firefighters, teachers, and healthcare professionals. In addition, the development team will contribute $1 million toward capital costs for the construction of a new charter school, along with an additional $1,000 per Hero Housing unit: totaling $12,000. The vote, in a joint meeting with Aventura’s City Commission and Planning Board on July 1st, reached almost a unanimous approval for all items presented, with the sole no vote being Commissioner Clifford B. Ain. A primary concern voiced in the meeting is the future concern of the Live Local Act. The Live Local Act has rendered cities like Aventura unable to control development that exceeds city-approved density and height. This approval, in hand, theoretically reduces the possibility of a future taller, denser building on-site. Although an official construction timeline has not been released, progress is expected to be relatively smooth given the development team’s experience and the minimal demolition required on-site. According to Aventura requirements, building permits must be consistent with submitted drawings unless changes are made through an administrative site plan approval.
Rio Vista Apartments Proposed Near the Miami River
Bricka CB Development, a collaboration between Bricka Real Estate and CB Development, has proposed a multi-story residential building near the border between Overtown and Downtown Miami. Located at 413 NW 3rd Street, the development will sit in front of Lummus Park, a waterfront park nestled in the Lummus Park Historic District. Plans include the construction of a 10-story tower, designed by Studio Mc+G Architecture, set to include 140 units. Units will range from studios, 1-bedroom, 2-bedroom, and townhome units. While plans are not finalized, the building will include abundant amenity space for residents including lounge space, a gym, a pool, and other amenities. The ground floor has been designed to meet historic preservation standards by integrating the existing 1920-built home at 453 NW 3rd Street into the project’s layout. The historic building, offering nearly 3,000 SF of interior space, will be preserved as part of the overall development. Surrounding the preserved home, the project will feature street-level townhomes, a lobby, and a parking podium discreetly hidden from public view. The garage will accommodate approximately 160 vehicles, with an additional 10 parking spaces provided along the street. To improve walkability and the overall streetscape, the development will also include wider sidewalks and added landscaping throughout the property. According to elevation plans, the building will rise 130 FT to its tallest point, aligning with the scale of other recent developments in the neighborhood. The design also pays homage to the area’s historic character through a careful mix of materials and finishes, including coral walls, terracotta finishes, bronze detailing, and traditional stucco. Before the project can move forward, it has to gain approval by Miami’s Urban Development Review Board. The meeting will be held on July 16th, 2025.
7501 NE 2nd Avenue Joins Miami’s Growing List of Live Local Projects in Little River
Miami’s Little River neighborhood is facing yet another ‘Live Local Act’ high-rise. The development, which will rise on the corner of NE 2nd Avenue and NE 75th Street, is joining a growing cluster of planned and already completed high-density projects in an area once conceived as an industrial corridor. Backed by Midtown Capital Partners and designed by Corwil Architects, the development will bring a U-shaped 22-story building to the area, containing ground floor retail, amenity space, and a blend of workforce and market-rate units. The building is proposed to include approximately 350 residential units, offering a mix of studios, one-, two-, and three-bedroom configurations. Under traditional zoning regulations, this level of density would be considered highly uncharacteristic. The site lies within a T6-8-O zone, which typically limits density to 150 homes per acre. However, the Live Local Act significantly expands that threshold, allowing up to 1,000 homes per acre for qualifying projects. This dramatic increase in allowable density comes with a condition: developers must reserve at least 40% of the units for workforce housing, defined as housing to those earning up to 120% of the Area Median Income (AMI). For this development, that requirement translates to a minimum of 140 workforce units, with the most common workforce unit being a 1-bedroom and 2-bedroom unit. On the ground floor of the project, there will 5,912 SF of retail, a lobby, and a leasing office facing NE 2nd Avenue. To handle an increase of pedestrian traffic from retail patrons and residents, the existing sidewalk will be expanded to 28 FT. The project will also include 406 parking spaces: significantly fewer than what the Miami’s zoning code would typically require. While standard code would call for 575 spaces for a development of this scale, the project qualified for a 30% reduction due to its location within a designated transit corridor, where walkability and public transportation access justify lower parking counts. According to elevations, the 22-story tower will rise to a maximum height of 235 FT. While the site’s zoning traditionally caps buildings at 8 floors, the project is leveraging height from 1 mile away. In this case, the Magic City Special Area Plan (SAP), located within one mile of the site, permits buildings up to 25 stories. Located at 7501 NE 2nd Avenue, the existing property will require extensive demolition before site work can begin. While the UDRB will approve or deny the project based on compliance with code and design standards on July 16th, the project lies in a contested area that may bring challenges to the project’s approval down the line. For instance, The Magic City Innovation District, which is located blocks away, has been facing years of community concerns regarding displacement from gentrification.
Seven Broadway by YTECH Submitted to Miami’s Urban Development Review Board
YTECH is back with another skyscraper in Brickell: this time dubbed Seven Broadway. After teasing the tower a month ago, YTECH has finally submitted official plans to Miami’s Urban Development Review Board, unveiling new information to the public. The building, designed by world renowned KPF Architecture, will sit at a corner lot in South Brickell, almost serving as an entry point to the neighborhood. The 54-story tower, which is bound by SW 15th Rd and SW 1st Avenue is located at 75 SW 15th Rd. Planned to include 113 residences, the tower will offer generously sized units ranging from 1,380 to 5,932 SF. Layouts will span one-, two-, and three-bedroom configurations, with the top floors reserved for 3 full-floor penthouses on levels 46 through 48. While still in early stages, current plans call for a resident-exclusive amenity level on the 50th floor, featuring a lounge, rooftop terrace with views of Brickell and Biscayne Bay, and a pool. According to the tower’s floor plans, there will be no retail space at ground level. Instead, the developer has designated the ground floor for a residential lobby and a private office space for staff. Parking will be housed in the basement and on floors 2 through 7, offering a total of 193 spaces. To maximize efficiency, the building will use mechanical parking lifts, allowing 2 vehicles to occupy the footprint of a single traditional spot. Mechanical parking lifts have become increasingly common in South Florida residential developments, enabling projects with limited area, like this one, to maximize parking without sacrificing key space. Elevations provided by KPF showcase the 54-story tower rising 682 feet. While the building reaches 54 stories to the mechanical roof, the highest occupiable floor is level 50. To maintain a clean street presence, the design cleverly conceals resident parking behind a fully glazed podium, rather than offering art or a mesh facade. This seamless integration reflects KPF’s focus on fluidity in the design. According to a letter provided by the firm, ‘the project offers soft geometries throughout, including the building envelope which is accentuated by an undulating profiled horizontal band. This feature looks to add richness in material, color, and movement through the dynamic swell as it goes around the building form. To maintain the single expression, the tower façade continues down through the parking podium ensuring a high caliber aesthetic. The ground floor boasts a glass storefront allowing visibility into activated program.’ Before the project can break ground, the site has to be demolished. YTECH has already demolished the eastern building on-site but has not filed a demolition permit for the western building. A hearing for the project will be held on July 16th at 2 P.M., where Miami Urban Development Review Board Staff will analyze the project’s design efforts and compliance with code.