‘The Aurea’ Revealed by The Allen Morris Company & Black Salmon as the First Residential Tower in Highland Park
The Allen Morris Company and Black Salmon have recently paired up to introduce its first residential tower in Highland Park, a development unveiled in 2023 that called for over 1,000 residential units, distinct office space, hotel rooms, and more: all within a 6.4-acre master plan. The first tower, coined ‘The Aurea’, is set to feature 352 units, retail space, and parking using Florida’s recently enacted Live Local Act. Situated in close proximity to rapid transit, the development at 1321 NW 9th Avenue currently features T6-8-O zoning, which entails a maximum building height of 8 floors and 150 units per acre. With the Live Local Act, the property is now granted zoning from within a mile away, with the possibility for 1,000 dwelling units per acre. In the case of ‘The Aurea’, the property will feature density of 416 units per acre, divided into units composed of either studio, 1-bedroom, or 2-bedroom apartments. As is the standard for all Live Local projects, developments must designate 40% of its units as workforce housing, priced for households earning up to 120% of the area’s median income. These units target the “missing middle”: vital workers like teachers, nurses, and first responders who earn too much for low-income housing assistance but still face challenges when affording market-rate rent. ‘The Aurea’ will include 141 of these specialized units, with residents no matter the income level having access to an amenity deck on the top floor, equipped with a liquor lounge, swimming pool, barbecue area, lounge seating, and more. The highrise will incorporate 291 parking spaces and 360 bicycle parking spots within its podium, despite the Live Local Act waiving parking requirements for developments in transit orientated areas. The project also aims to enhance the pedestrian experience through thoughtful street design, including widened sidewalks up to 25 feet and a public courtyard on the east side of the property, complete with art installations and a water feature. The property also features a 3,611 SF retail space on the corner of NW 13th St and NW 9th St. According to elevations, the tower will rise 300 FT at its tallest point, comprised of parking from floors 2 to 6, residential units from floors 7 to 28, and amenity deck on level 29. Designed by Arquitectonica, the project, “draws inspiration from its transit-oriented surroundings by translating that movement directly into thegeometries of the facades of the project. These facades are divided into three zones vertically – the podium,the tower, and the rooftop amenities where each zone displays a distinct yet cohesive language.”
Little Havana Gets One of Its First Live Local Projects at 531 SW 7th Street
22 Liam Properties LLC, a company based in Sunny Isles Beach, is making a splash in Little Havana with one of the area’s first Live Local Act projects. Purchased in 2023 for $3,490,000, the on-site parcel at 531 SW 7th Street will be developed into a 23-story tower home to 166 units, with the company tapping into the design expertise of Steven L Cohen and Associates. Passed in 2023, the Live Local Act makes projects such as 531 SW 7th Street viable under the bill’s unique policy created to spur housing. The current zoning under T5-L, a zoning designation that only allows heights up to 5 stories and density of 65 units per acre, would require a formal rezoning. However, with the Live Local Act permitting zoning regulation from more than a mile away, the property now utilizes T6-24, creating for a maximum height of 24 stories and a maximum density of 1,000 units per acre without government say. Housing will be divided into 114 studios, 33 1-bedroom apartments, and 19 2-bedroom apartments. Since the Live Local Act requires 40% of the units to be workforce housing, 67 of the units are workforce and 99 are reserved for market-rate uses. All of the workforce housing will consist of studio apartments: a common choice among Live Local Act developers aiming to make their projects financially possible. Units will range from 395 SF at the lowest to 1,405 SF at its highest. Tenants no matter the income will have access to the property’s amenities which range from a pool and spa to other smaller uses. On floors 1 through 7, 214 parking spaces are strategically positioned on the back of the building for units to line the facade at SW 7th St, a major thoroughfare. Although code requires 267 parking spaces, the Live Local Act grants developers a 20% reduction in parking spaces if the project is close to transit. In this case, the project is 2616 FT away from the Brickell Metrorail station. In addition to housing, the developer plans to activate the ground floor with 403 square feet of commercial space. The project’s pedestrian friendly design is poised to enhance the pedestrian realm by widening the sidewalk from approximately 7 feet to 17 feet. Currently barren, the sidewalk will be lined with new greenery, adding shade to pedestrians. Elevations feature a podium composed of “sharped-edge shape decorative metal screening panels” that “further enhance the sharp edges characteristic of the building design”, leading up to the main tower which incorporates large balcony space adorned by glass railings. At the top of the building, a decorative crown will top the highrise at 262 FT: the tallest architectural point of the building. Urban Development Review Board members will determine the design efforts for 531 SW 7th Street on April 23rd, 2025 at 2 P.M.
Another Live Local Project Is Coming to Miami: This Time in Allapattah at 1344 NW 22nd Street
Developers have quickly begun to capitalize off of the Live Local Act. Joe Acquisitions, LLC, a company managed by Vertical Real Estate’s Lyle Stern and Kerry Newman, is no exception. The company is tapping into Miami’s recent surge of Live Local Act projects with a proposal to transform a 1.17-acre industrial site in Allapattah, currently occupied by warehouses and parking lots, into a highrise featuring 400 residential units. Of which, 160 units are workforce housing, mandated by the Live Local Act’s 40% affordable housing requirement that necessitates the construction of cheaper housing in exchange for higher density and a quicker permitting process. The developer is also requesting a warrant for the construction of 40 microunits out of the 400 units proposed. Microunits will be in the upper 300 SF range, significantly smaller than studios. Beyond microunits, there will be studio, 1-bedroom, and 2-bedroom apartment orientations. The average unit size comes in at 580 SF, uniquely smaller than other nearby apartments. Because providing smaller workforce units closer to the bottom floor allow developers to profit off of certain Live Local projects, workforce apartments will be added between floors floors 6 to 12, and occasionally throughout floors 13 to 18. More expensive, larger units will be on the higher floors. The 23-story tower, set to rise 276 FT, will bring 17,800 square feet of retail space to the area, spanning two levels at the base. While 335 parking spaces are planned, zoning doesn’t actually require any. A 20-FT-wide sidewalk lined with varied greenery aims to create a more inviting, pedestrian environment. Designed by Built Form architecture, the project will feature a predominantly flat facade, an uncommon design choice in Miami where towers typically include balconies. Portions of the building will be adorned with artwork and screening, including an artistic kinetic wall by Extech on the podium that moves with the wind. Located at 1344 NW 22nd Street, the development sits near Miami’s Metrorail, positioning it as a transit-oriented project.
‘Wynwood Tower’ Proposed as Tallest Building in Wynwood Norte
A 41-story skyscraper titled Wynwood Tower is coming to the edge of Wynwood. The Florida-based developer, AG Wyn, is proposing the skyscraper as part of the Live Local Act, a recently enacted housing law aimed at spurring higher density housing in commercial or industrial areas. The half-acre property located at 330 NW 37th St will eventually be home to a 398.983 SF structure with 234 residential units, assisted by added density by the Live Local Act. Under regular zoning, the property is allowed 150 dwelling units per acre, but with the live local act, the property is permitted a maximum of 1000 dwelling units per acre. Because the live local allows developers to liberally enact zoning 1 mile away, at least 40% of proposed units must be affordable in exchange. This translates to at least 94 units priced to residents earning up to 120% of the area’s median income. Units will be between studios, 1-bedrooms, 2-bedrooms, and ultimately a 4-bedroom penthouse orientation. Designed by Valle Valle and Partners, the firm envisions the tower as a unique reflection of Wynwood Norte, including “a vibrant mix of color, dynamic geometry, and striking details that elevate the architecture”, “these elements work together to create a visual impact that reflects the spirit of Wynwood Norte, ensuring that the structure stands out while harmonizing with the surrounding artistic environment”. Miami’s Urban Design Review Board will consider Valle Valle and Partner’s design efforts on April 16th at 2 PM. As per previous meetings, the board has the power to direct projects they deem unsuitable architecturally. The project will house not only residents, but 5,664 SF of commercial, co-working space, and guest parking, necessitating the proposal of 376 parking spaces: much higher than the 314 required under code. Parking will rise from the 2nd floor all the way to the 11th floor until reaching an amenity floor. Amenity space is abundant all throughout the tower, with residents having access to a club house, jacuzzis, barbecue spaces, gym, and eventually a sky lounge with a game room and balcony on the 25th floor. Ground floor improvements are a significant benefit for pedestrian mobility in the area, with wider sidewalks, increased greenery, and retail space spanning not one but two floors. 6-street facing parking spaces will also serve as retail parking and drop-off zones for guests. A spacious lobby will face NW 37th St for residents, while mechanical usages mainly geared towards electrical and fire usages will face away the street. The tower will measure 441 FT to the tallest architectural point. If built, the tallest comparable structure nearby would be Paraiso Bayviews, almost a mile away. Because the tower is 41 stories and the maximum allowable height under the Live Local Act for this parcel is 36 stories, the developer must contribute to public benefits, such as transit improvements or funds towards affordable housing. Technically, public bonuses allow a maximum height of 60 floors, albeit the developer did not fully utilize the height incentive. Under traditional zoning coined T6-8, developer can build up to 8 floors as of right and 12 floors with added public bonuses. The boost in height and the cheaper land found in Wynwood Norte make developments such as Wynwood Tower feasible, even with given affordable housing requirements.
Braman Motors Proposes Braman Miami Campus, Featuring Over 1,000 Residential Units, Office, Car Showrooms, & More
For decades, Braman Motors has been synonymous with Miami’s car culture, dealerships lined along Biscayne Boulevard. But now, the automotive giant is thinking bigger. On company-owned land in the heart of Edgewater, Braman Motors is beginning its first stage of a master planned community. The planned development encapsulates the Braman Miami Campus SAP, a special area plan enacted in 2022 to plan for future expansions. Braman plans to update the SAP with updated land use guidelines, zoning, and a development agreement to solidify developer rights for construction and proposal. The expansion will include the construction of new parking garages for car storage, showrooms, retail, residential towers, and more. Braman eventually envisions a district with ‘cohesive streetscape, vibrant public open spaces, including a woonerf, and improving mobility within this central, urbanized area”. An auto-related campus exansion is at the heart of Braman’s thinking, with the belief that autombile services are a critical value to a city’s transportation service and future. Designed by Arquitectona, the multi-year development will include 4 phases. Phase 1 will comprise the construction of an elongated parking garage along NE 20th St featuring service bays, inventory space for cars, a body shop, paint shop, a multi-level showroom, and more. In all, the development will include a total of 2208 parking spaces in the garage orientated for staff/customer parking, inventory, and other car-related uses. The garage will be among the tallest in Miami, rising akin to residential buildings nearby and measuring a confident 11 floors or 185 FT. The garage is a downside to Miami’s prioritization of units lining podiums, a positive in any urban setting, but Arquitectonica attempts to disguise it through the use of various facades designed to mimic car grills. Phase 1 also plans to pedestrianize NE 20th Terrace, adding greenery, pavers, and bollards to create a more walkable environment. The sidewalk will be widened and outfitted with lighting, public art, and seating. Renderings show the space could host car shows or other public events. The second phase calls for a 60-story residential tower with 1,111 parking spaces in the podium, along with 624 residential units, 27,520 square feet of commercial space, 57,176 square FT of office space, and a range of amenities for residents. Units will include studios, one, two, and three-bedroom apartments. The tower will reach 649 feet: identical to other towers in Edgewater. Drawings also show a potential rooftop restaurant on the 13th floor, though details have not been finalized. The third phase proposes an identical residential tower, but with a podium geared toward showroom space instead of office and retail. The showroom will span 50,669 SF. Despite including the same amount of floors, 60 to be exact, the tower will rise taller at 655 FT. Included in the large structure will be 550 units, primarily aimed at two and three-bedroom layouts. Most importantly, the tower will have no parking spaces, with parking provided off-lot. A two-floor pedestrian bridge will link floors 12 and 13 of the first residential tower, designed to connect amenity and commercial space to the second residential tower to promote connectivity between the development. Likewise, unlike phase 2, phase 3 will have an amenity deck much closer to ground floor, with a pool, outdoor seating, lounge, and more included on floor 3. The last and fourth stage includes the redevelopment of an existing shell gas station built in 2009. Renderings showcase gas pumps shaded by hubcap-like awnings, as well as a 838 SF retail shop. While the construction timeline is not definite, recent activity on-site such as the demolition of 120 NE 20 ST prompts Floridian Development to estimate construction of phase 1 in the near future.
Okan Tower Seeks Approval for Cranes Soaring Over 1,000 Feet, Set to Rise Among Miami’s Tallest
Now nearing its 20th floor, The Okan Group, Civic Construction, and other affiliates have filed for construction crane adjustments; adjustments that would bring Okan Tower’s two tower cranes to one of the tallest structures standing in Miami. Back in late 2022, plans were already in place for two massive tower cranes: one expected to reach 1,010 feet and the other 975 FT. Both of those were given the green light, but a more recent FAA filing is now seeking to bump their heights up to 1,051 FT each. If approved, they’d be amidst the tallest cranes in Miami, second only to the ones rising above the Waldorf Astoria property, which each measure over 1,200 FT. The new permits were just filed, on April 3rd to be exact, so they’re still waiting on approval. Okan Tower is being built alongside several other skyscraper developments within the Miami Worldcenter district. Located at the intersection of N Miami St and NE 1st Avenue, the area includes a monumental four skyscrapers under construction: The Crosby, Miami Worldcenter, Downtown 6th, and The Okan Tower itself. Although the project has stalled multiple times, either through inspection, permitting, or timeline issues, the developer is back on track for a completion date of 2027 as per The Florida YIMBY. Designed by Behar Font & Partners, Okan Tower will include 389 condominium units, a 316 room hotel managed by Hilton Hotels, and over 60,000 SF of office space in a 70-story shell. The tower features a tulip-like design, soaring over 900 FT and including amenity spaces such as a rooftop pool, kid’s rooms, fitness centers, saunas, lounges, and more. On the ground floor, pedestrians have expanded sidewalks, retail space, and increased greenery. Although not outlined in renderings, the tower is actually surrounded by multiple towers that block views on the South, East, and North side until rising above 500 FT. The development is located at 542 N Miami Ave, Miami, FL 33136.
GFO Investments’s Sole Proposal for Miami-Dade Courthouse Revealed at 73 West Flagler St
GFO Investments has officially publicized its redevelopment proposal for the historic Miami-Dade Courthouse located at 73 W Flagler St. First reported by Commercial Observer, the proposal includes a mixed-use residential tower to be built on the northern section of the site. The new skyscraper will replace parts of the existing podium and ground-floor stairwells, meanwhile preserving the courthouse tower in its entirety. The project will feature a combination of condominiums and rental units, along with common spaces, ground-floor retail, ample parking space, and pedestrian green space. GFO Investments was the sole bidder for the purchase of Miami-Dade’s historic courthouse, after the county opened the property up for redevelopment in April 2022 through an ‘expression of interest’. At the time, county officials had estimated the building’s value at around $53 million. In early 2025, GFO submitted a formal bid to acquire the courthouse for that exact amount. But the payment wasn’t entirely in cash: part of the offer involved a land swap. Under the proposal, GFO would give the county a parcel the company owns at 54 W Flagler Street to cover the remainder of the cost. In February, County Commissioner Eileen Higgins approved a motion to reject the bid, not because of opposition with plans or the developer, but to give the county more time to negotiate under IO 8-4. IO 8-4 allows Miami-Dade the time to negotiate the land swap and cash incentive, with a private land appraisal to ensure the land is worth the committed cash. “Because we only got one bidder, I think it doesn’t make any sense to send this out again,” Higgins said during the meeting. “We’re only going to get one bidder.” Once all plans are approved, the developer must respect the historic preservation guidelines put forth by the Miami-Dade County Historic Preservation Board, which include taking steps to curtail harm to the historic structure during the construction of the mixed-use building.
Ocean Dadeland at 9180 & 9200 S. Dixie Highway Moves Forward with Permitting
Plans are moving ahead for a major two-tower project in the heart of Dadeland, Florida at 9180 & 9200 S. Dixie Highway. The project, which was revealed in 2022 by Florida Value Partners and Atlantic Pacific Communities, has recently received multiple approvals and is awaiting for certain permitting to begin. Despite going through multiple design tweaks by Corwil Architects, the project is virtually unchanged from its 2022 submission, with plans calling for one 25-story tower and one 20-story tower adding 500 multifamily units, 665 parking spaces, and 4,850 SF of retail space collectively. Since final plans were quietly submitted on March 20th, 2024, permitting activity has surged. Both towers are moving through permitting together, which potentially indicates the towers breaking ground together. Demolition plans have been filed for two properties: a 1,757 SF site at 9180 S Dixie Hwy and a 4,094 SF site at 9200 S Dixie Hwy, the current location of Shorty’s BBQ. Additionally, a tree permit for 9200 S Dixie Hwy details the planned removal of a Mahogany tree south of the property, along with other vegetation. All demolition and tree permits for the site have been approved and await the go-ahead. Replacement greenery will be provided by Witkin Hults + Partners, which plans to add palm trees, shrubbery, and trees along both the sidewalk and the amenity deck. Two general construction permits also remain under review, with recent activity as of March 31, 2025. The larger building is set to span 578,957 SF with an estimated cost of $120 million, while the smaller structure will cover 201,756 SF and is calculated to cost $40 million. These costs translate into their unit counts, with the larger south building proposing 324 units while the smaller north building will contain 176 units, with layouts ranging from studio apartments all the way to 3-bedroom apartments. According to Florida Value Partners, the project will have an average unit size of 833 SF. Besides permitting also comes height approvals. FAA activity indicates two temporary construction cranes filed for the site, both reaching 420 FT each. According to letters issued in February, both structures were determined to be “of no hazard to air navigation”. Work schedule outlined on the permit points to construction beginning in September and ending in March 2027. Whether this schedule is correct is unknown, as multiple economic or permitting factors can stall or accelerate the development.
Swerdlow Group’s Massive Little River Redevelopment Advances to Miami-Dade Commission with Revised Plans
Signs of life are emerging for AJ Capital Partners and Swerdlow Group’s massive redevelopment project in Miami’s Little River neighborhood. The redevelopment project is advancing to Miami-Dade’s Board of County Commissioners on April 1st, after the housing committee voted unanimously for the project to move forward. Plans began last year, when the Swerdlow Group responded to a WOPR initiated by the country, requiring the redevelopment of blighted county land for housing, retail, and more under the Rental Assistance Demonstration program. The Swerdlow Group’s ambitious redevelopment plan will deliver 5,730 housing units to Little River, as well as 370,000 square feet of commercial space, office space, schools, a new Tri-Rail station, and around 250,000 square feet of pedestrian-orientated green space. Units will be situated in towers of around 20 floors: a reduction from the original vision of varied heights pictured last year. In agreement with Miami-Dade’s workforce and affordable housing priorities, the project will also exclude market-rate units, instead developing 3,446 workforce condominiums and 2,284 affordable rentals. Housing will be available in various layouts, including studio, one-bedroom/one-bath, two-bedroom/one-bath, two-bedroom/two-bath, three-bedroom/two-bath, four-bedroom/two-bath, and five-bedroom/two-bath configurations. The average SF per unit will be 683 SF, with the maximum unit size being 2,212 SF, ideal for large families. Residents will have access to free internet for three years, swimming pools, outdoor recreation for children, bike parking, playgrounds, and more. As part of the redevelopment, 314 new RAD units will replace the existing public housing units poised for demolition at Victory Homes, New Haven Gardens, Gwen Cherry Properties, and Newberg. Phase 1 will deliver 691 affordable units, including the 314 RAD replacements, ensuring all necessary units are built to prevent public concerns regarding displacements. Current RAD residents will be able to transition directly into the new units in 1 day without prolonged displacement. According to the Miami Herald, Swerdlow anticipates breaking ground on Phase 1 next year. Outside of Miami-Dade’s land given to Swerdlow through a 99-year ground lease, the company is also investing significant money into the area with private capital. These off-site parcels will create 2,100 market rate units, 293,000 SF of retail space, and office space. To better picture the plans, all workforce and affordable housing units under Miami-Dade land is drawn in red and yellow, while off-site investment provided by the Swerdlow group is in blue. Fears of gentrification have plagued Little River and Little Haiti development projects for years, especially regarding the Magic City Innovation District which oversaw waves of protests throughout its planning stages. Swerdlow emphasized his plans to make the district a “real neighborhood” with a mix of incomes according Miami Herald. Time will tell if the neighborhood proves a success for everyone in the community. The project is estimated to create 3,840 new construction jobs and 518 permanent jobs. Likewise, the Swerdlow Group is complying with the federal Section 3 program, providing 30% of the 518 permanent jobs to those with low or very low income brackets.
Student Housing Advances at 10710 SW Fifth St in Sweetwater, Set to House 800+ Students
Workforce Housing Partners and RAL Companies are moving forward with plans for a 20-story student housing project in the heart of Sweetwater. The project, designed by Niles Boston Associates, will be the first student housing project by Workforce Housing Partners and RAL Companies in Sweetwater, potentially signaling future investment in the area. The development will include housing for approximately 820 students, extensive parking from floors 1 through 6, amenity space, and other uses. Units will be from studio apartments at minimum to five-bedroom layouts at maximum. According to Miami-Dade permitting, the project will be 676,465 SF and include an estimated cost of $105,500,000. Amenity space for students will be located on floor 7, with benefits such as lounge space, a pool, and more to be included in the property. Active-use liners will front SW 107th Ave, a major thoroughfare, and partially line SW 5th St. Pre-construction efforts are progressing smoothly, with tree permits, demolition permits, and a site plan permit already secured. The project is now awaiting a general construction permit before full-scale development can jump-start. Recent aerial imagery and site photos confirm that demolition is complete, clearing the property of seven apartment buildings constructed between 1970 and 1972. Documents linked to the project also suggest “Novu Sweetwater” as a potential name, though it remains speculative. Meanwhile, JWR Construction Services has recently been awarded a pre-construction contract. The property, spanning 10742 SW 5th St, 10752 SW 5th St, and 10710 SW 5th St, was acquired for $10.5 million in November 2022. The developer recently secured a $9 million bridge loan from Elite Lending to support the project. The development site is positioned between Terrazul Miami and Identity Miami, both of which rise to a similar height.