Crescent Heights Proposes Legends, a 1,307-Unit Live Local Development in Edgewater
Crescent Height’s development footprint in Edgewater is set to grow even larger, following the submission of plans for a new two-tower complex called ‘Legends’ in the neighborhood. Proposed for 3180 Biscayne Boulevard, the project is being advanced under Florida’s Live Local Act, allowing the development to move forward without a rezoning or extended public hearing process. Designed by Minneapolis-based RSP Architects, Legends comes on the heels of an eventful 2025 for Crescent Heights, capped by the completion of Forma and the filing of Forma Phase II. With this submission, the firm appears to be carrying its Edgewater momentum straight into 2026. The 2.6-acre site, bounded by Biscayne Boulevard and NE 2nd Avenue, is the result of a multi-year assemblage completed by Crescent Heights. The property currently consists of a mix of low-rise structures, grass lots, and surface parking, all of which would have to be cleared to make way for the new development. According to the application filed with the city, Legends would deliver a total of 1,307 residential units across the site, split between condominium and rental residences. Unit sizes would range from the low 400 SF range up to 2,230 SF, resulting in an overall density of roughly 500 units per acre. That level of density would not be permitted under existing zoning, which caps development at approximately 150 units per acre. Instead, the proposal relies on Florida’s Live Local Act, which allows qualifying projects to utilize the maximum residential density allowed within city boundaries (up to 1,000 units per acre in Miami) provided certain standards are met. While the project remains well below the live local density limit, the project’s current density wouldn’t be possible without a rezoning. To qualify under the Live Local Act, the development must put forth at least 40% of its residential units as workforce housing priced at up to 120% of the Area Median Income and allocate a minimum of 65% of its usable square footage to residential uses. In this case, the proposal includes 527 workforce units, representing roughly 40% of total units, alongside 780 market-rate residences. The shorter tower on the western portion of the site will contain all of the workforce housing units, while the taller eastern tower will include 310 market-rate rental units as well as 470 condo residences. Regardless of unit type or tower placement, residents will share a common amenity deck featuring a fitness center, a large pool deck, lounges, and additional shared spaces. Consistent with many Crescent Heights projects, Legends includes a substantial commercial component. A total of 98,729 SF of commercial space is planned throughout the development, distributed between the ground floor and the 9th level. The size of these spaces would be suitable for a grocery store or large retailer, lining up with Crescent Heights’ recent delivery of a Whole Foods two blocks away at the newly completed Forma development. To accommodate both residents and retail patrons, the parking podium is planned to include 1,163 spaces: roughly half of the 2,326 spaces otherwise required under Miami code. The reduction is achieved through a combination of code allowances, including payment into a parking trust fund, the site’s proximity to a transit corridor, and provisions enabled under the Live Local Act. The two towers ,designed by RSP Architects, will feature a contemporary exterior design, including smooth stucco finishes, a metal mesh-wrapped podium, glass railings, and impact-resistant glazing. The shorter tower is planned to rise 27 stories, or approximately 327 FT, while the taller tower would reach 49 stories, or about 584 FT. Uniquely, these heights are not derived from the Live Local Act. Under existing zoning, 36 stories are permitted by right, with the additional height achieved through bonus programs rather than the Live Local Act. The project is scheduled to appear before Miami’s Urban Development Review Board on January 21st. While the UDRB does not issue binding approvals or denials, and instead provides recommendations, its suggestions often plays a meaningful role in the final design of many projects.
Sunny Isles Beach’s Tallest Skyscraper Ever Proposed at 19051 Collins Avenue
Sunny Isles Beach is set to receive its tallest skyscraper yet under a new proposal from a joint venture led by the Related Group, Dezer Development, and the BH Group. Planned for 19051 Collins Avenue, the development is scheduled to go before the Sunny Isles Beach City Commission on January 15th as the partnership seeks approval for a 62-story tower. Designed by Cohen Freedman Encinosa with landscape architecture by Enea, the long-anticipated project gained momentum after the FAA cleared the site for a structure of up to 820 FT: a height that would make it the tallest building outside of Miami. The roughly two-acre site is currently occupied by the Miami Beach Club condominium complex, which the partnership bought out for approximately $130 million under the entity MB RE Investments. Despite the buyout, recent photos from about two months ago show that the existing buildings remain intact, with demolition still pending. Plans submitted to the city call for 145 ultra-luxury condominium residences, with unit types ranging from three-bedroom layouts to four-, five-, and six-bedroom homes. Two full-floor penthouses of around 9,000 SF each are proposed near the top of the tower. While existing zoning permits only 50 units per acre, the development is seeking increased density through financial contributions and public benefits offered to the city in exchange for the additional units, bringing the final density to 73 units per acre. According to a representative of the project, the tower will have a large array of amenities for the residents. These include outdoor amenity space such as a padel ball court, water features, raised pool deck, and a sculpture garden. In addition, ‘The project also includes impressive “sunrise” amenities on the east side of the building facing the ocean such as a large lap pool, outdoor spa facilities, cabanas, outdoor seating, and a lawn area transitioning to beach access.’ The structure will rise from a three-story podium containing 298 parking spaces (featuring a mix of tandem and standard spaces), providing a ratio of more than one space per unit as well as parking for a proposed 2,390 SF private restaurant. An elevated driveway will carry vehicles up to the main lobby level at the top of the podium, a layout that is common for high-rise developments in Sunny Isles Beach. Architectural elevations show the tower rising 818 FT to its highest architectural point, or 820 FT including aircraft warning lights. The building is designed with an almost entirely glass facade, accented by limited areas of linen-painted stucco. All residences will feature glass railings and 12-FT ceilings, except for the penthouse units. In an accompanying letter of intent, the tower is described as a ‘slender’ structure with a ‘classical’ and elegant appearance, designed to maximize spacing from neighboring buildings. While the project has not yet gone before the Sunny Isles Beach City Commission, staff analysis has found the proposal to be ‘consistent with the City of Sunny Isles Beach Comprehensive Plan and all applicable provisions of the City’s Land Development Regulations.’ If approved, the development team would be required to satisfy 19 conditions prior to the start of construction. The project is estimated to have a construction cost of approximately $294 million, with completion targeted for December 2031.
Floridian Rundown: New Design Emerges for 3333 Biscayne; Milton Mirage Proposed in Princeton
Weekends on Floridian Development are about to look a little different. In addition to regular reporting, Floridian Development is rolling out a new format to highlight development activity that often goes unnoticed: featuring early-stage proposals, smaller projects, and concepts still taking shape. These posts are designed to showcase what is quietly moving through Florida’s development pipeline, giving readers insight into the next wave of projects before they reach the broader press. Each post will spotlight two to three projects and take a more flexible, exploratory tone than weekday coverage. Called Floridian Rundown, this service will run from today, all the way to next week. Please take the time to answer a poll at the end of the article to determine if you’d like to see more of this. 3333 Biscayne A long-planned development at 3333 Biscayne Boulevard in Miami’s Edgewater neighborhood is now headed back to the drawing board. The three-tower project was first introduced to the city in 2022, when plans called for 635 residential units, nearly 160,000 SF of office space, and roughly 19,000 SF of retail at street level. The original design, led by Beitel Group with architecture by Stantec, envisioned three towers rising 12, 40, and 41 stories above a shared podium featuring more than 1,100 parking spaces. Since then, the project has been quietly reworked. About nine months ago, Beitel Group CEO Ben Beitel unveiled a new set of renderings showing a substantially taller and more vertical three-tower design, signaling a significant shift in how the site may ultimately be built. According to additional renderings from FTG Studio, which produced the project’s visualizations, the tallest tower is located on the eastern portion of the site, with the shortest in the center and the second-tallest to the west. An amenity deck is planned on the 8th floor, featuring a pool, lounge areas, and other shared spaces. While not much is known about the proposal as of now, the podium is entirely enclosed by units, improving the pedestrian experience and architectural coherence of the project. Milton Mirage South Miami-Dade’s historic densification continues with a new multifamily project proposed for a 7.2-acre site at 25101 Talbot Road in Princeton, within unincorporated Miami-Dade County. The project, led by Princeton Real Estate Investments, LLC, represents the latest version of a property that has undergone several changes in design and function. Plans submitted last month outline a development containing 819 residential units, including 24 studios, 330 one-bedroom units, 413 two-bedroom units, and 52 three-bedroom residences, reflecting a unit mix weighted toward small- and mid-sized apartments. The project would also include 1,265 parking spaces (more than one per unit) along with a suite of resident amenities such as two swimming pools, a business and home-office center, party rooms, and landscaped open spaces. Designed by Caymares Martin Architecture, the project is planned to rise 10 stories (or 104 FT), excluding rooftop architectural features that could bring the total height to approximately 115 FT. The exterior elevations showcase the development under the name Milton Mirage. Thoughts on Floridian Rundown? Answer Here!
After Years of Revisions, Partnership Returns With New Tower Plan at 11 N Andrews Ave
Plans have been unveiled for a new tower proposal at 11 N Andrews Ave, a site that has undergone multiple design iterations in recent years. Led by Bachow Ventures in partnership with Infinity Collective, the latest submission marks the fourth version of a project first introduced in early 2022. The development team is now returning to Fort Lauderdale’s Development Review Committee seeking approval to increase the unit count from previously approved site plans, with the updated proposal calling for a 378-unit residential tower. The assemblage, which currently includes a Goodyear auto service center and surface parking, is located in close proximity to the Fort Lauderdale Brightline station. The property was acquired in 2023 for approximately $8 million, at which time the Goodyear tenant had two years remaining on its lease. That lease has since expired, clearing the way for redevelopment of the site. According to plans submitted to the public today (January 9th, 2026), the proposed 378 units will include 36 studio apartments, 252 one-bedroom units, and 90 two-bedroom units. Studio residences would start at a minimum of 460 SF, while the largest units would be two-bedroom apartments measuring up to 1,396 SF. Residents will have access to an array of amenities located above the 26th floor, offering rooftop views of the surrounding area. Planned amenities include a demo kitchen, dedicated co-working space, a 2,342 SF fitness room, resident lounge, barbecue area, and a pool equipped with a spa and private cabanas. At ground level, the project will feature an expanded sidewalk with planters and landscaping integrated into the streetscape. There will be 5,605 SF of retail space, a slight reduction from the 5,822 SF approved under the original site plan (requiring an amendment to the site plan). In addition, the tower’s podium will feature 444 parking spaces. Designed by well-known architect Cube 3, the tower is proposed to rise 26 stories, measuring 310 FT. The building features a warm, tropical-inspired aesthetic, with a mix of board-look cladding, tan and white smooth stucco finishes, and metal balcony railings. At the base, the podium features tan-colored breeze blocks, adding texture while allowing for ventilation. As previously noted, the latest submission marks the fourth redesign of the project, reflecting a multi-year evolution in scale and form. Initial plans unveiled in 2022 called for a tall 47-story tower rising 499 FT, anchored by a large base. That vision was later dramatically reduced to a 23-story structure standing 241 FT tall. The project then rebounded in a later iteration with a 37-story, 397 FT tower. Under the current proposal, the building steps back once again in height, though the revised design widens the tower’s footprint, shifting the emphasis from height to a wider, more substantial massing. Set for review by the Development Review Committee on January 13th, 2026, the proposal has already several comments from staff ahead of the meeting calling for design alterations. Among the critiques, the tower’s podium was described as ‘not exceptional as required by the master plan,’ while the facade was characterized as ‘flat,’ lacking sufficient architectural variation. If revisions are made in response to these comments, Floridian Development will provide updates in a future article.
FAA Reissuance Clears Path for 540-Foot Tower at 601 N Ashley Drive in Downtown Tampa
Tampa’s next major skyscraper is inching toward reality as permitting and regulatory groundwork begin to take shape at 601 N Ashley Drive, a prominent downtown parcel now under redevelopment. Naples-based Stock Development recently filed for the reissuance of a FAA height application amid ongoing demolition of the existing office building and surface parking lot, which will eventually clear the around 1-acre site. The property was acquired by Stock Development in 2025 for $40 million, marking one of the most significant property transactions in Tampa history. The sale ended a multi-year development effort initiated by TLR Group, which first assembled the site in 2021 and spent several years advancing plans for the high-rise project. Under TLR Group’s ownership, the site underwent multiple design iterations, including an FAA height application submitted in 2022 for a 540-foot tower. The final proposal, which advanced prior to the sale, envisioned a 48-story tower rising 540 FT, featuring 600 residential units, 68,000 SF of office space, and 12,000 SF of retail. A large podium was also planned, providing parking for up to 985 vehicles. On January 8th, 2026, Bill Fleck of Stock Development refiled FAA height approvals for a 540 FT tower, or 558 FT above mean sea level. The application received an immediate determination of no hazard to air navigation. The same-day approval is a result of the FAA’s prior completion of a full study for the project under its previous ownership. Because the refiling did not introduce any changes to the tower’s height, location, or aviation impacts (and was required solely due to the change in sponsor) the FAA treated the submission as a reaffirmation of its ‘No Hazard’ designation. While the FAA filing represents an important regulatory step, and signals Stock Development’s continued intent to advance the project, it also caps the tower’s maximum allowable height. With approval set at 540 FT, any proposal exceeding that limit would require a new FAA filing, suggesting that the tower is unlikely to surpass earlier iterations. Although it remains unknown whether Stock Development will follow a design similar to prior proposals, TLR Group previously noted that the site attracted higher purchase offers once development plans had received city approvals. Stock Development has indicated an interest in changing the project towards a condominium tower, potentially as a branded residential development, which could change both the interior and exterior design. Permitting records and recent on-site activity indicate that demolition is already underway, with a commercial demolition permit filed on December 1st of last year. D.H. Griffin Wrecking Company is handling the demolition, which includes the removal of the existing structure, basement, and foundation, with the site planned to be restored as a grass lot. This story is still developing, and Floridian Development will continue to provide new articles as the project advances through permitting and as further details on the design emerge.
550-Unit Biscayne Shores Proposal Moves Closer to Approval at 11400 Biscayne Blvd
A slender site in unincorporated Miami-Dade County, situated between Miami and North Miami, is quietly advancing through the approval process for a new multifamily high-rise development. Led by New York City-based Ben Josef Group Holdings, the proposal calls for two residential buildings rising from a shared podium, designed by Kobi Karp Architecture. The project is now on its latest iteration, following a review process that began when first designs were released in 2024. Planned for 11400 Biscayne Boulevard, the project will be the first development on the site in decades, following a long period in which the property remained vacant. Despite its narrow profile, the site will span a surprising four acres. Coined Biscayne Shores, the latest plans call for 550 residential units, including 206 workforce units (priced no more than 120% of the Area Median Income) and 344 market-rate units. This equates to a density of 135 units per acre, with a unit mix spanning studio, one-bedroom, two-bedroom, and three-bedroom apartments. Such density is not permitted under existing zoning and would be permitted through a proposed amendment to the County’s Comprehensive Development Master Plan (CDMP). The amendment would allow higher residential density for a limited number of qualifying sites within the SMART Plan corridor buffer area, while the applicant is also seeking changes to the site’s Future Land Use Map (FLUM) designation. In addition to the residential units, the development will include a shared amenity deck on the fifth level, featuring a swimming pool and lounge areas. Rooftop decks are also planned above the 15th and 11th floors. Residents will have access to 520 vehicle parking spaces, along with 292 bicycle parking spaces. The ground floor will introduce significant changes to the existing site, including approximately 20,000 SF of retail space, new pedestrian paseos, and a new private street linking Biscayne Boulevard with NE 14th Avenue. Landscaping and greenery will be incorporated along the streets/paseos. According to elevations submitted by Kobi Karp Architecture, the east tower is planned to rise 15 stories, reaching 179 FT to its highest point, while the west building will stand 11 stories at 127 FT. Earlier elevations showed the west structure topping out at 107 FT, indicating a height increase in the latest plans, while the maximum height of the east tower remains unchanged. Although the overall massing and design of the project has largely been the same, the updated design shifts toward a facade with more linear balconies and a heavier use of stucco relative to window area. According to the filing with Miami-Dade, corrections are still required before the applicant can receive approval.
FAA Filing Submitted for 282-Foot The Gaspar Condominium Tower in Downtown Tampa
A recently-planned development proposed for a triangular parcel at the entrance of Downtown Tampa is moving closer to realization. Known as The Gaspar, the project has recently filed for an application with the Federal Aviation Administration seeking height approval for its proposed condominium tower, signaling progress toward construction. Planned for 1307 N Jefferson Street, the 0.33-acre site is being developed by Berts Real Estate in partnership with consultant Flamingo Homes. The property is currently owned by 1307 N Jefferson Tampa LLC, an entity affiliated with Berts Real Estate. Floridian Development previously reported on the proposal during its analysis by Tampa’s Design District Review board, a process which is still underway. According to the application filed by Bruce Strebinger, co-founder and CEO of Berts Real Estate, the proposed 23-story tower would rise 282 FT from ground level, or 302 FT above mean sea level. The application was submitted on January 5th and remains under review, though approval is widely expected given the project’s relatively modest height and limited impact on nearby airports. The proposed height aligns with earlier submissions, which called for the tower to rise 281 FT to its highest point. Designed by MGBA Architecture, the tower features a contemporary design composed of frosted glass, a gray-and-white color palette, and expansive balconies. The development is planned to include 188 residential units, comprising a mix of studio, one-, two-, three-, and four-bedroom residences. The podium and ground floor would incorporate 2,424 SF of commercial space, 5,327 SF of office space, along with 91 vehicular parking spaces and 72 bicycle parking spaces. While review by Tampa’s Design District Review Board remains ongoing, the developer has not yet filed for construction permits. An FAA application related to cranes on the site has also not been submitted, multiple steps still needed before the project can break ground. Development activity in Downtown Tampa has remained strong in recent years. Nearby, Hotel Ora + Private Residences has reported solid sales momentum and is preparing to move towards groundbreaking, while developments like The Pendry or One Tampa are already underway.
Partnership Proposes 6-Story Multifamily Building in South Miami at 6230 SW 69th Street
A South Florida–based development team has submitted plans to the City of South Miami for a new multifamily project. Led by The Estate Companies in partnership with MAS AJP, the proposal calls for a multi-story residential building designed by Caymares Martin Architecture. The project is scheduled for review by the South Miami’s Design Review Board on January 6th, and would deliver 75 residential units on an assemblage spanning nearly one acre. The site is located at 6230 SW 69th Street, in proximity to Downtown South Miami and nearby single-family neighborhoods. The assemblage is comprised of four parcels, with two owned by SOUTH MIAMI RE PARTNERS LLC and two by 6201 SREI 99 LLC: entities associated with The Estate Companies and MAS AJP respectively. All four properties were acquired for a combined $3.5 million in early 2023, with two of the parcels subsequently transferred to The Estate Companies as part of the development partnership. According to plans submitted to the city, the development will include 7 studio units of 500 SF, 14 one-bedroom units ranging from 600 to 650 SF, 28 one-bedroom plus den units between 700 and 750 SF, and 26 two-bedroom units spanning 800 to 850 SF. Residents will have access to a variety of amenities, including a swimming pool, a rooftop deck, an 890 SF amenity room on the third floor, and a spacious ground-floor lobby. Parking for the development will total 128 spaces, including 4 on-street spots. Unusual for a Florida project, one floor of the parking will be located underground. The parking podium, spanning from the ground floor to the second level, will be largely hidden by the building’s units. With 128 spaces, the development provides a parking ratio exceeding 1:1 for residents. Caymares Martin Architects, a frequent collaborator with The Estate Companies, is leading the design for this project. The building will showcase a modern aesthetic, featuring gray and white color tones accented by ceramic wall tiles that mimic the appearance of wood. According to submitted elevations, the development will rise 82 FT from the sidewalk to its tallest point, measuring six stories. While an official name hasn’t been announced, The Estate Companies often uses the “Soleste” brand for their multifamily projects, meaning this development will likely be coined ‘Soleste South Miami’. Developers have quickly turned their attention to South Miami, an area that has traditionally been overshadowed by higher-density development hubs like Coral Gables and Miami. Just a few days ago, AvalonBay Communities proposed Avalon South Miami II, a 16-story residential tower in the heart of the city. AvalonBay isn’t the only developer active in the area, plans were also submitted last year for a full redevelopment of Sunset Place, which would include towers set to become the tallest South Miami has ever seen.
Related Group Resubmits FAA Permits for 444 Brickell, The First Signs of Life in Years
Signs of life have recently emerged for Related Group’s long-delayed third and final tower at One Brickell. New filings with the Federal Aviation Administration showcase refiled height permits for an 897 FT tower at 444 Brickell Avenue, the clearest indication in years that the developer is preparing itself to advance the final phase of the three-tower master plan along the Miami River, after years of uncertainty tied to archaeological discoveries. The 444 Brickell site has remained dormant amid prolonged archaeological review and preservation debates, following the discovery of expansive Tequesta artifacts and human remains during excavation of the adjacent parcels (where Baccarat Residences and Viceroy Brickell are now under construction). The FAA application was submitted after the permits filed in 2022 expired, which means the tower’s height remains unchanged at 897 FT above ground (901 FT above mean sea level). These updates are largely procedural, as the 444 Brickell site has been designated an Archaeologically Significant site to ensure the protection of historic artifacts and human remains uncovered during previous excavations. The designation does not prevent Related from moving forward with construction, since the developer holds vested development rights granted before the discovery of Tequesta artifacts and human remains. However, any major changes to the project beyond the current plans (such as changes in height/design) would require a resubmission, which could trigger additional review, public debate, and extra costs: outcomes Related would likely want to avoid. The designation does, however, require Related to carefully manage all archaeological materials, including their excavation, documentation, storage, and potential public display. Miami’s Historic & Environmental Preservation Board has the right to review and provide recommendations on how these artifacts are handled. In other news, Related told the Miami Herald in late 2024 that the existing office tower at 444 Brickell, which currently stores archaeological artifacts in certain rooms, is not expected to be demolished until at least 2028. The developer has indicated that portions of the artifacts will be incorporated into the project’s design, following the approach used in the Riverwalk for the towers already under construction. These spaces include planned homages to the Tequesta Tribe, such as exhibition areas. While updated plans have not been publicly released, a 2015 Miami River Commission submission (one of the last public files available) indicates that Tower 3 was planned to contain 420 units, designed by Arquitectonica, and intended to rise 80 floors.
Mill Creek Residential’s Modera Aventura South Development Enters Vertical Construction in Ojus
Mill Creek Residential has recently entered the vertical construction phase of Modera Aventura South, a nine-story high-rise planned in northern Miami-Dade. The project, which is the second phase of the Modera Aventura development, is rising at 2681 NE 191 Street in Ojus near Aventura. The milestone follows the recent completion and preleasing of Modera Aventura North, and marks the next step in a multi-phase residential buildout reshaping the corridor. Rising nearly half the height of its sister development, Modera Aventura South will top out at 9 stories compared with 15 for Modera Aventura North, and is expected to welcome its first residents in fall 2027. The project, which broke ground earlier this summer, will deliver 251 units, complementing the 420 homes completed in the first phase. According to a LinkedIn post by Mill Creek superintendent Louie Forte, Modera Aventura South poured its first foundation just three weeks ago, totaling more than 400 cubic yards of concrete. Construction has since advanced to the structure, with first-floor columns beginning to rise about a week ago. Mill Creek Residential is overseeing construction in-house, serving as both the developer and general contractor for the project. Modera Aventura South, once complete, will feature a range of units from one-bedroom to three-bedroom floorplans, with sizes spanning ranging from about 700 to nearly 1,400 SF. The development will provide residents with a large array of amenities, including a swimming pool with lounge areas, a sky terrace, a clubhouse, a spacious lobby, a fitness center, co-working spaces, and additional shared amenities. The development will also include 2,572 SF of retail space at the corner of Harriet Tubman Highway and NE 191st Street. Residents and retail patrons will have access to a total of 444 parking spaces, slightly fewer than the 600 spaces provided in Phase One. This total includes 438 garage spaces and 6 on-street spaces, ensuring at least one space per unit. When Floridian Development first touched on Modera Aventura South, the project had been reduced from the originally envisioned 15 stories to 8. Since that time, however, the developer has increased the building’s height to nine stories by introducing an additional floor toward the east side of the structure. Designed by Corwil Architects, the development will feature a contemporary architectural palette dominated by white and gray tones, assisted by abundant greenery, metal balconies, large windows, and a mix of stucco and concrete finishes. According to building elevations released earlier this year, which reflect the final plans submitted to Miami-Dade County, the structure will rise approximately 107 FT. Development activity in Ojus has reached an all-time high. Located just steps from a Brightline station and within close proximity to Aventura Mall, the area has seen a surge of new office, mixed-use, and residential proposals in recent years. Most recently, The Housing Trust Group (in partnership with AM Affordable Housing) completed construction on Oasis at Aventura, a 95-unit affordable apartment community located in Ojus.