Sweetwater Moves Forward With Flagler Center District Redevelopment at Former Li’l Abner Site
Plans to redevelop the former Li’l Abner Mobile Home Park are beginning to solidify, marking a key moment for one of the largest redevelopment sites in western Miami-Dade. The more than 90-acre property, once home to thousands of residents and now cleared, is set to transform into a dense mixed-use neighborhood known as the Flagler Center District. Plans call for residential towers, retail, medical space, community amenities, and more. Led by CREI Holdings, plans submitted to Sweetwater outline a walkable, mixed-income district poised to become the city’s largest development to date. The project has already cleared several early procedural milestones, including an initial commission reading and key land-use approvals, though additional reviews remain before the multi-phased development can begin with its first phase. With an estimated build-out cost of roughly $4.5 billion, early site plans illustrate the sheer scale and range envisioned for the community. Housing will dominate the site, with approximately 6,000 residential units proposed. Overall density is planned to be capped at about 105 units per gross acre, a figure that means potentially larger unit formats in portions of the project. The development team has also committed to delivering at least 1,000 units designated for affordable or workforce housing, with space for senior citizens. Beyond the residential component, the proposal calls for a minimum of 100,000 SF of non-residential space, though conceptual plans far exceed that limit. Potential uses include a hospital, with backup scenarios that could pivot to medical office space (or other uses) should a hospital operator not materialize. Additional program elements under consideration include hotel space, a new school, self-storage, and a significant retail presence expected to span hundreds of individual storefronts. Open space will also play a role in shaping the district’s public realm. According to the applicant, more than four acres are planned for parks and community gathering areas, fit with seating, shading, and more. As with any large master-planned project at this stage, architectural details remain in motion. Building heights have not been finalized, though preliminary plans suggest some towers could rise beyond 30 stories. Final heights will ultimately be influenced not only by local zoning but also by Federal Aviation Administration constraints tied to the site’s closeness to Miami International Airport, which could limit certain heights. On the first meeting, held on February 9th, Sweetwater commissioners approved several foundational steps that establish the framework for the project. The most significant was the creation of a new Comprehensive Plan land-use category called the Flagler Center District, which will guide how the site is planned, including how much density can be built and how the neighborhood will function overall. Officials also supported a request to update the city’s Future Land Use Map. The property, previously designated for mobile home and medium-density residential uses, would be re-designated under the new Flagler Center District category to allow the broader mixed-use vision. In tandem, the developer, CREI Holdings, is seeking zoning changes across roughly 104 acres to establish the specific development rules for the site, such as building heights, parking standards, and open-space requirements. While the former mobile home park itself spans about 95 acres, the larger boundary reflects additional land, including a nearby affordable housing property that will be incorporated into the master plan. Finally, commissioners advanced a rezoning that would replace the site’s existing designations, Trailer Park District, Interim Use, and High-Density Multifamily, with the new Flagler Center District zoning, aligning the property’s regulations with the long-term redevelopment plan. At a second meeting held on February 13, commissioners unanimously approved the first reading of an ordinance authorizing a master development agreement for the project. The agreement outlines plans for both on-site and off-site improvements, including infrastructure upgrades and roadway enhancements tied to the development. A master development agreement serves as a legally binding contract between the municipality and the developer, establishing timelines, performance standards, and other rules to ensure long-term consistency as the development proceeds. Controversy and Fears of Gentrification As redevelopment opportunities grow scarcer across South Florida, aging mobile home parks have increasingly become targets for large-scale communities. These properties almost always occupy large tracts of land at relatively low densities, making them attractive from a planning and financial standpoint. The former Li’l Abner Mobile Home Park was no exception. Spanning roughly 94.5 acres near Florida International University, the site was the target of redevelopment talks for some time. The path to redevelopment, however, has been marked by significant controversy. Residents were notified that they would need to vacate within six months, with relocation payments of about $14,000 offered to those who left early. A plethora of residents argued the compensation fell well below the value of their homes, especially for households that had invested heavily in renovations. Because mobile home residents often own their structures but lease the land, their power to influence redevelopment is limited, a problem that intensified tensions as plans moved forward. Reporting from WLRN South Florida detailed additional disputes during the site’s transition period, including allegations that demolition activity began shortly after notices were issued and before all necessary permits were secured. The property owner was also cited in connection with demolition practices involving trailers that contained asbestos, raising environmental and public health concerns at the time. Supporters of the project argue that the redevelopment represents a long-term investment in Sweetwater’s growth. The proposed district would dramatically increase density, replacing a community of roughly 900 households, estimated at 2,000 to 3,000 residents, with about 6,000 new housing units that could accommodate approximately 12,000 people. Proponents say the plan would enhance walkability, expand the local tax base, and introduce services not currently available in the area. City leaders have emphasized both the scale of the opportunity and the need for oversight as plans progress. Mayor Jose Pepe Diaz has described the redevelopment as one of the most consequential projects in the city’s history while stressing the importance of transparency and community engagement throughout the process.
After Weeks of Uncertainty, Fort Lauderdale’s City Hall Project Regains Momentum
Plans to build a new state of the art City Hall in Fort Lauderdale appear to be back on course after a brief but dramatic detour that threatened to upend negotiations with a development team in favor of buying and retrofitting a nearby office tower. The shift began at the end of a January 20th commission meeting, when Commissioner Ben Sorensen raised an internal email regarding a potential sale of Tower 101, a downtown building where city operations are temporarily housed. The message, sent days earlier, relayed an unsolicited proposal from the property’s ownership. By the close of the late night meeting, Sorensen, Vice Mayor John Herbst, and Commissioner Pamela Beasley-Pittman all signaled interest in exploring the idea, placing the city’s ongoing development negotiations in question. The tower option introduced an immediate policy dilemma. Only weeks earlier, commissioners had ranked proposals and selected FTL City Hall Partners, a team led by CORE Construction, Stiles Corp., and PALMA, as the top candidate to deliver a new purpose built civic complex. Their vision called for a contemporary glass tower designed to consolidate municipal operations into a single facility. While Fort Lauderdale still has the right to revisit the process, alternatives would risk delaying negotiations and potentially undermine the competitive process. Moreover, walking away from the deal would not be inexpensive, as the city would need to cover the developer’s out-of-pocket costs in addition to a development fee, likely totaling more than $1 million. Through February, however, support for the tower began to soften. Beasley Pittman clarified that her initial interest was exploratory and later cited concerns about the cost of even analyzing the purchase. A formal evaluation of Tower 101 alone, including appraisals, surveys, and title work, was estimated at roughly $120,000 dollars. Beyond that, commissioners acknowledged the likely expense of bringing the building up to modern standards, from impact resistant glazing and mechanical upgrades to redesigned public meeting space. Mayor Dean Trantalis and Commissioner Steve Glassman opposed the pivot throughout, framing it as a distraction from a process already well underway. Trantalis warned publicly that entertaining purchase offers could open the door to additional unsolicited proposals, a prediction that quickly materialized when the owners of 1 East Broward floated their own potential sale at roughly $122.5 million dollars. As reported by the Sun Sentinel, which has tracked the issue throughout, Mayor Dean Trantalis said “Every building on the block is going to come to us now and say, ‘Buy me, buy me.’ I thought we made a commitment. I thought we had a vision. I thought we were looking to the future. Has that changed?” Despite the cooling enthusiasm, lobbyists for Tower 101 continued pressing their case. During a February meeting, a representative urged commissioners to keep the conversation alive, prompting a sharp rebuke from Glassman, who argued the city should remain committed to its chosen path rather than revisit alternatives. Underlying the debate was a fundamental disagreement over cost. Herbst and Sorensen maintained that acquiring an existing tower could ultimately save tens of millions compared to new construction. Skeptics countered that renovation costs would likely erode much of that advantage, particularly given the specialized needs of a civic building for a city the size of Fort Lauderdale. The urgency surrounding the decision originates from the city’s current circumstances. Fort Lauderdale has been without a permanent City Hall since April 2023, when a historic rain event flooded the basement of the former building, destroying critical infrastructure (servers, electricity, etc) and forcing its eventual demolition. The cleared site has since been earmarked for redevelopment. With the commission now refocusing on negotiations with FTL City Hall Partners, the project is expected to proceed in stages, including an interim agreement followed by a comprehensive development deal. Still, a degree of uncertainty remains. Officials continue to monitor a potential statewide ballot measure that could reduce property tax revenues for homestead properties, a change that might require further cost adjustments or value engineering before final approval. For now, after weeks of political talk and competing ideas, the city’s direction appears steadier. The emphasis has returned to delivering a new civic headquarters, even as financial and design details continue to evolve.
2900 Terrace Continues Vertical Ascent in Miami’s Edgewater Neighborhood
Construction at 2900 Terrace is advancing at a rapid pace in Miami’s Edgewater neighborhood, with the tower now rising through its fourth floor. Developers Oak Row Equities and LNDMRK Properties are targeting a fourth-quarter 2027 completion, as a seasoned project team, including Coastal Construction as general contractor, L&R Structural as shell contractor, and Arquitectonica as architect, maintains a vertical pace of roughly one floor every week and a half. The 32-story building will ultimately deliver 324 rental units and is expected to top out within the next few months. Vertical work accelerated following a $210.5 million construction financing package led by Bank OZK and Canyon Partners Real Estate. Although foundation activity and crane installation were already underway prior to the ceremonial groundbreaking, progress has notably intensified since financing closed. View this post on Instagram A post shared by L&R Structural Corp. (@lrstructural) At completion, residences will span one- to three-bedroom layouts, featuring 10-FT ceilings, floor-to-ceiling glazing, and expansive wrap-around balconies. Planned amenities include content creation studios, a yoga and fitness center, sauna, and a resort-style pool deck with outdoor lounge areas, among other uses: creating a diverse lifestyle package geared toward luxury renters. Permitting records with the City of Miami show the project has secured its master construction permit alongside several miscellaneous permits, including shoring and life-safety systems, clearing the path for vertical construction. The master permit also reflects 15,536 SF of ground-floor retail, a modest reduction from the more than 16,000 SF planned in earlier site plans. Retail will be complemented by a large residential lobby, an open-air plaza, and access to a 504-space structured garage. Rising to approximately 360 FT, the tower will not rank among the tallest in Edgewater, but will stand out for its almost full-block footprint, according to construction imagery released by L&R and site plans. In fact, the total site at 401 NE 29th St will span 1.5 acres. The project’s momentum comes as Oak Row expands its South Florida presence. The firm recently partnered with OKO Group and Mariposa Real Estate on the $520 million acquisition of a 4.25-acre waterfront assemblage in Brickell, emphasizing the developer’s growing pipeline across Miami.
1414 Brickell Moves Forward as Revised Plans Introduce Design Tweaks
Plans for 1414 Brickell continue to take shape as revisions move through the review process with Miami-Dade County. The proposed supertall, designed by Arquitectonica and developed by Fortune International Group, would rise 81 floors and, if built, become the first supertall tower in Brickell. The newest plans, released within the past few days, represent the latest adjustment in a sequence of filings since the project first surfaced in late 2024, with updated renderings following in early 2025. The project spans an assemblage at 1421 S Miami Avenue and 1414 Brickell Avenue, combining three parcels that are now under Fortune’s control. Records show the primary parcels were assembled in the early 2000s, reflecting a lengthy hold period prior to the emergence of a development proposal. Development capacity at the site is enabled through a Rapid Transit Zone (RTZ) subzone designation approved on February 21st, 2024. RTZ zoning, a Miami-Dade framework applied along major transit corridors, permits increased height and density compared with existing zoning, and has become a commonly used entitlement path for large-scale projects in the Brickell area. The latest plans showcase 560 residential units alongside 84 hotel keys, unchanged from the last iteration. While unit mixes remain preliminary and subject to refinement, the residential component is expected to include studios as well as one-, two-, and three-bedroom layouts. Hotel accommodations would range from approximately 315 SF to 1,024 SF, depending on configuration. Amenity offerings are centered on a rooftop pool at the uppermost level and a dedicated 2-story sky amenity deck totaling 10,629 SF of indoor space. Additional residential features have not yet been fully detailed. The hotel component is planned to include a fitness center and spa, lobby bar, lap pool, poolside grill, and outdoor lounge seating. At street level, plans call for 6,141 SF of retail space, activating the frontage with neighborhood-serving uses along with a drop-off zone and gallery. The podium will accommodate 1,156 parking spaces, while the levels above feature 117,310 SF of office space (or 145,950 SF gross). These figures highlight several refinements from previous submissions. Office SF remains consistent, but retail SF has been modestly increased by roughly 100 SF. Parking, meanwhile, has been reduced from 1,226 to 1,156 spaces, representing a cut of nearly 100 stalls as the program continues to be optimized. One of the most notable revisions involves changes to the tower’s exterior. Earlier elevations depicted a more cohesive podium, with continuous glazing wrapping the office levels and concealing the garage below, creating the appearance of a seamless base rather than a distinct parking podium. Updated renderings, however, show the podium clad in a metal mesh screen, a clear value-engineering shift from the prior design. Despite the material changes, the tower’s height remains intact, with plans for it to rise 81 floors (or approximately 1,010 FT): placing it just above the internationally recognized supertall threshold of 984 FT (300 M). Although the project has been advancing through multiple iterations, the current submission is not expected to be final. According to a project representative, the ultimate development package will be processed under a separate Administrative Site Plan Review (ASPR) filing, which has not been submitted. As per both Miami-Dade permitting and the City of Miami, no demolition permits or foundation work permits have been applied yet.
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 Near 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 Miami-Dade. 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.