Hillcrest Village, a Proposed Affordable Housing Development in Hollywood, Moves Forward
Hillcrest Village, a development by Tobin and the Housing Trust Group, is reaching one of the final stages of approval. After going through minor design variations and changes with the city of Hollywood for years, the development is awaiting final planning board approval. The long-awaited project will be located at 1101 Hillcrest Drive in the Hillcrest subdivision, which currently serves as a mixed-density community catering towards apartments, single family homes, or townhomes. Hillcrest Village will be fully affordable: all 110 planned units will be priced at 80% of the Area Median Income and below. According to the developers, there will be 71 one-bedroom units, 31 two-bedroom units, and 8 three-bedroom units. Of the 110 total units proposed, 15% (17 units) will be put aside for households earning no more than 30% of the Area Median Income, 47% (52 units) for those earning up to 60% AMI, 28% (31 units) for those at 70% AMI, and the remaining 9% (10 units) for households earning up to 80% AMI. This mixed-income distribution ensures a blend of both deeply affordable and affordable units. The Housing Trust Group aims to prioritize leasing for existing Hillcrest residents, as well as local teachers, city employees, and other essential workers. The demand for affordable housing in South Florida remains exceptionally high, driven by a widening gap between wages and the region’s rising cost of living. When Pinnacle Housing opened a lottery in 2024 for just 113 affordable units in Hollywood, more than 21,000 people applied. Tenants will have access to a range of amenities, including a swimming pool, fitness center, business center, outdoor playground for families, and a management office. The ground floor will feature 157 parking spaces for residents. Because the development replaces an existing parking lot used by a nearby charter school, 24 of those spaces will be reserved for school faculty and staff during school hours and made available for building guests during non-school hours. Designed by Realization Architects, the building will rise 8 stories and reach a height of 94 FT. Its exterior will feature a combination of stucco, brown-toned finishes, aluminum and glass railings, and other modern materials. Before the project can officially move to permitting and construction, the Tobin Group and Housing Trust Group must gain approval from Hollywood’s planning board on August 12th, followed by final approval from the City Commission at a later date.
1600 Washington Avenue Set for Transformation with Proposed High-Rise Tower in Miami Beach
A major property owner has unveiled ambitious plans for a residential high-rise along Miami Beach’s historic Washington Avenue. Positioned at 1600 Washington Avenue, just steps from Lincoln Road, 420 Lincoln Road Development is proposing a 15-story residential tower on land it’s long been familiar with. Led by Ambassador Paul Cejas, the firm owns the adjacent parking garage and several neighboring parcels, giving it a strong local presence in the area. The new high-rise will replace two low-rise buildings dating back to 1938 and 1952. The project will deliver 210 residential units described by the developer’s attorney as “reasonably priced” for “entry-level professionals, young families, or others who work in the City.” According to the attorney’s letter, this new housing addresses Miami Beach’s recent population decline: a concern the City Commission attributes in part to a shortage of “competitively priced housing options.” The development also claims it can assist with traffic congestion by easing the burden of long commutes on residents who are currently priced out of the city. Unit sizes will vary, with floor plans averaging 739 SF and ranging from a compact 550 SF to a larger 1,112 SF layouts. Residents can also look forward to shared amenities including a rooftop deck with a pool, garden, and lounge areas designed to enhance the building’s living. Due to the site’s narrow footprint, ground-floor retail will be limited to 6,900 SF, with no on-site parking provided. Instead, parking and additional retail space, totaling 20,378 SF, will be accommodated within the adjacent parking garage, which already serves the surrounding area. The tower and the garage will also be connected, integrating the two properties. In total, 492 parking spaces within the existing structure will support the new residential and commercial uses. Designed by firms Ten Arquitectos and Beilinson Gomez Architects, the tower is designed to be a modern addition to the skyline, with aluminum sliding doors, smooth stucco finished, curtain glass, and other features planned for the building’s facade. According to elevations, the building will measure 164 FT to its tallest point. Because the project exceeds 50,000 SF and is located within the CD-3 zoning district, a Conditional Use Permit (CUP) is required. As part of the request, modifications to parking requirements are also being proposed. As per the developer, the project meets the applicable criteria underlined in the city’s zoning code. This isn’t the first proposal for the site. Ambassador Paul Cejas has proposed a residential building designed by Stantec in the past, but plans fell through after years of inactivity. Miami Beach’s Planning Board will discuss the newest proposal and its associated requests on September 9th, 2025, at 9 AM.
SobelCo’s ‘South Broadway Condominium’ Project Wins Approval in Riviera Beach
SobelCo, a development firm based in Boca Raton, has recently scored approval for a high-rise development in Riviera Beach called ‘South Broadway Condominium’. The development, which is located on the corner between W 11th St and Broadway at 1117 Broadway Boulevard, will be steps away from the Port of Palm Beach and the newly completed Marina Village. While the development will be one of Riviera Beach’s tallest proposals in years, it isn’t the city’s first recent high-rise plan. In fact, Riviera Beach has seen growing interest from developers eager to capitalize on its waterfront views and amenities. On Thursday, July 24, the Riviera Beach Planning and Zoning Board voted unanimously to approve both the site plan and rezoning request. The development will feature 508 condominium units, ranging from one-bedroom residences to two-bedroom units, with sizes spanning from 872 to 1,467 SF. According to The Real Deal, the homes will be marketed toward young professionals working in or near West Palm Beach, with prices starting just below $1 million. Residents and visitors to the development’s 10,000 square feet of retail and restaurant space will have access to 1,083 parking spaces: 1,066 in a parking garage and 17 along nearby streets. Although plans remain in the early stages, the building is expected to offer a wide range of amenities, including four pools, lounge areas, and other recreational features. According to elevations, the building will actually be separated into 4 distinct towers, connected by a shared podium. Two buildings will rise 13 floors or 139 FT, while the other two will rise to 20 floors and measure 214 FT. Interestingly, the building’s tallest portion will face a side street, Avenue E, rather than Broadway. The facade will feature curtain glass, glass balconies, and brown aluminum decorative panels covering parts of the exposed garage. Before the project can move forward, SobelCo must still gain approval from the Riviera Beach City Council. However, with the old buildings on-site recently demolished, little preparation remains before construction can begin.
Integral Development Secures $9.7M for 100% Affordable Ashley East Tampa Project
The East Tampa Live-Learn development, a transformative project combining job training with 100% affordable housing, has just cleared a major milestone. On July 24th, Tampa’s Community Redevelopment Agency Board approved $10 million in funding to support the development of the housing component: bringing the long-envisioned community center one step closer to breaking ground. Developed by Atlanta-based Integral Development, the project, coined Ashley East Tampa, will feature 118 affordable units atop city-owned land at 3105 E. Columbus Drive. All units will be restricted for incomes earning at or below 80% of the Area Median Income. More specifically, there will be 23 units placed for those at 30% AMI, 15 at 50% AMI, 43 at 60% AMI, and 37 at 80% AMI. With a mix of studio, one-bedroom, and two-bedroom floor plans, the development is designed to feature both individuals and families: ensuring every unit meets the definition of true affordability. The ground floor of Ashley East Tampa will include over 200 parking spaces, serving both residents and visitors to the nearby future job training facility. Along East Columbus Drive, a landscaped linear park will also buffer the building from the street. While the development itself includes no retail or commercial space, a separate commercial facility, developed by the Tampa Bay Economic Development Council, will rise to the west. This neighboring space will house areas for local businesses, provide vocational training opportunities, and serve as a hub for workforce development. The $9.7 million in CRA funding approved for Ashley East Tampa will support soft costs, site acquisition/parking infrastructure costs, and construction costs. This funding represents approximately 22% of the project’s total development cost. While the project was largely well received by board members, a few concerns were raised around the parking supply and the distribution of affordable units. For instance, Lynn Hurtak, an advocate for reduced parking minimums in Tampa, questioned the need for the parking count. In response, development representatives noted that the parking amount was carefully designed to meet resident demand without creating overflow onto nearby streets. In a city like Tampa, where driving is often the only practical mode of transportation due to the lack of mass transit options, parking remains a controversial issue. Though higher parking requirements drive up the cost of construction, developers are often left with no choice. While Ashley East Tampa secured CRA funding, the project still awaits rezoning approval from Tampa’s planning department. As per a timeline shared during the meeting, construction is expected to begin in May 2026. Kareem Brantley, representing the Integral Group, noted the importance of moving forward with the project: ‘Time is of the essence’, ‘if you don’t move projects forward, the only thing that’s going to happen is the cost is going to go up’.
Hibiscus Grove Breaks Ground in West Perrine, Promising Hundreds of Affordable Units
The push for more affordable housing in Miami-Dade has materialized in West Perrine. On Tuesday, July 22nd, Integra Investments along with key Miami-Dade officials like Mayor Daniella Levine Cava and Kionne L. McGhee held a groundbreaking ceremony for Hibiscus Grove. The project, which is a part of a growing trend toward greater density along the South Miami-Dade Busway, will deliver 270 fully affordable units to South Miami-Dade. Units will range from one-, two-, and three-bedroom units, aimed at providing housing for households earning 30%, 60%, or 80% of the Area Median Income. On the ground floor of the development, community benefits do not stop. There will be roughly 5,000 SF of retail space and a 2,700 SF community center leased to the West Perrine Community Redevelopment Agency. The project’s financing was made possible in large part by support from Miami-Dade County, which awarded $5 million in Documentary Stamp funds. The West Perrine CRA also contributed a $2 million loan and $1 million in Tax Increment Financing. The groundbreaking comes as Miami-Dade’s prepares to launch the county’s first all-electric Bus Rapid Transit line, known as the South Dade Transitway. Located just steps from Hibiscus Grove, the new transit option will provide affordable housing residents with a reliable alternative to car travel. It’s important to note, however, that Floridian Development first reported on Hibiscus Grove last year following a proposal to amend unit counts from 270 to 300. That amendment also included a height increase from 10 to 11 floors and additional parking. Despite this, more recent renderings displayed on-site, coupled with county-issued press releases still citing 270 units, suggest that Integra may have opted to scale back toward the original plan. While the 300-unit ASPR amendment remains approved, the available evidence points to a return to the 270-unit proposal. According to Miami-Dade permitting, all permits filed for the building have already been issued. The building is estimated to cost $40 Million once all is said and done.
Water Street Proposes a Mixed-Use Garage as the District Looks for More Parking
Water Street’s latest addition in its second phase has just been revealed, signaling a major departure from earlier plans. Announced last Friday, the newly unveiled project is a mixed-use parking garage that will take the place of a previously proposed office tower. Originally, the site was intended to host a Class A office building with thousands of square feet of build-to-suit workspaces. Instead, it will now feature a garage offering 675 parking spaces, retail space, and a rooftop area. In a design review board application submitted amidst the press release, the project plans for “the construction of a 10-story mixed parking garage with +/- 19,000 SF of retail and +/- 5,000 SF of restaurant on the first floor and roof deck with +/- 8,500 SF of restaurant totaling +/- 317,885 gross square feet of developed area.” The team behind Water Street Tampa has further clarified these numbers, indicating the building will have 38,000 SF of retail in total and stand 124 FT tall. Alongside the announcement were plans for a one-acre park designed to serve as a hub for concerts, community events, and retail markets. Although the exact location hasn’t been confirmed, it’s likely to be located at Water Street’s 400 Channelside lot, as earlier statements had suggested the area would feature an entertainment venue and community gathering space. Other possible locations include parcels north of E Cumberland Avenue. Although the announcement may come as a surprise, discussions about addressing parking demand have been ongoing for several months. The Tampa Bay Business Journal previously reported that Brad Cooke, executive vice president of development, admitted that SPP “rose-colored glasses on parking” during phase one’s development. Initial hopes for the district imagined a future centered around walkability, with a range of accessible transit options reducing the need for cars and making parking garages like the Cumberland garage unnecessary. However, with transit funding in Tampa now depleted, that vision has dimmed, and the team behind SPP has shifted to a more pragmatic approach. Both the parking garage at 302 S Nebraska Ave and the community park have an anticipated completion in 2027. The design review board submission filed with the City of Tampa on Friday marks the first step toward making that vision a reality.
The Habitat Group Advances Through Permitting for 4 of Their Brickell Projects
As the Habitat Group is finalizing construction on Smart Brickell’s second tower, the company is moving forward in the permitting process for not one, but four, distinct developments in Brickell. The developer’s latest proposals, including Smart Brickell Luxe, Season One, Millux Place, and Parkside have all had permits submitted for their eventual construction, though some appear to be progressing towards completion more quickly than others. Of the permits submitted, the Habitat Group has filed for master construction permits, foundation permits, demolition permits, tree removal permits, and more. The first project, Smart Brickell Luxe, appears to be the furthest along out of the four projects. The development, which recently received construction financing, has already completed the instillation of all foundation piles according to a LinkedIn post by the project’s architect: Alex Ginard. This aligns with city records, which show foundation and site work permits have been fully approved. Among foundation permits are a vertical construction permit and a master construction permit, both of which require applicant corrections. Parkside is the next fastest-moving project. The 185-unit project at the edge of Brickell has already secured foundation permit approval and is currently under review for its master construction permit. While construction has yet to begin on-site, permitting activity suggests that groundbreaking could happen in the near future. The remaining two projects, Season One and Millux Place, are moving at a steadier pace, with 80 and 99 units respectively. Both recently submitted master building permits. Season One’s was filed on April 25th and accepted on June 23rd, while Millux Place’s was filed on May 14th and accepted on June 18th. Both permits are now undergoing review. However, before construction can officially commence on both projects, they require the submittal and approval of a foundation permit: something both projects do not have. With foundation work already completed at Smart Brickell Luxe and Parkside nearing construction, Habitat Group’s multi-site expansion is moving forward with steady speed. Likewise, the continued progression of Season One and Millux Place through the permitting pipeline suggests that all four projects could be under active construction within the next year, setting the stage for a significant wave of units to come online by the end of the decade in Brickell.
Preliminary Plans Revealed for Gallery at Little Havana at 1275 SW 1st St
The Related Group is doubling down on its affordable housing push in Little Havana with a new project: Gallery at Little Havana. Situated at 1275 SW 1st Street, early plans designed by Cohen Freedman Encinosa & Associates envision a 12-story high-rise in an area characterized by relatively low and mid-density housing. Although the project is still preliminary, an attorney representing the project has noted its ‘entirely’ affordable, bringing much needed housing to the area. The development will replace 2 three-story affordable housing buildings on-site, which, according to property records, were built in 1985 and contain 28 units. The proposal to revitalize this Miami-Dade site is part of a long-standing deal between the developer and the county, in which the Related Group is positioned to lease multiple sites across Miami-Dade for new development. Like Related Group’s recent Gallery at Marti Park in Little Havana, the project will benefit from the expanded Rapid Transit Zone (RTZ), a designation that offers increased height, density, and reduced parking requirements to developments near transit corridors. In addition, it will utilize the Live Local Act, which is expected to streamline permitting and unlock further incentives. Planned to include 130 units, the building will offer a mix of one- and two-bedroom layouts, ranging from 610 to 980 SF. Residents will also have access to over 2,500 square feet of amenity space, private terraces for each unit, and parking accommodations for 118 vehicles and 12 bicycles. According to elevations submitted by the architect, the building is expected to rise 141 FT to its crown. The podium will span the first three levels, with residential floors beginning on level four. As the project remains in a preliminary phase, all elevations and design elements are subject to change. Before the project can move forward, the development will have to complete its pre-application request, which is still currently under review. Likewise, there have been zero permits filed on the site yet relating to the project’s preparation, including demolition, tree removals, or foundation work.
Integra Investments Advances Redevelopment of Annie Coleman 14 into Mixed-Income Housing
Integra Investments is moving forward with the redevelopment of a portion of Annie Coleman 14, a public housing community featuring 60 residences in Brownsville, Miami-Dade. Located at 2101 NW 52 Street, the property entered a Work Order Proposal Request on August 10th, 2023, whereas Miami-Dade essentially called for qualified developers to redevelop the site into mixed-income housing. Integra Investments was the sole bidder, and is now proposing the development of 316 units, of which 60 will replace the existing units built on-site. More specifically, the 316 residential units will be divided between 156 one-bedroom, 92 two-bedroom, 40 three-bedroom, and 28 four-bedroom apartments. Of these, units are designated across four income levels: 20% of units at 120% AMI, 18% at 80% AMI, 50% at 60% AMI, and 12% at 30% AMI, ensuring a broad range of income levels. Additionally, the project will include commercial space, a food hall, and 371 parking spaces. Residents will benefit from a variety of on-site amenities and community enhancements, such as a playground, covered outdoor patio, fitness center, laundry facilities, community room, and an on-site police workstation. Returning residents occupying the 60 replacement units will also receive 3 years of free high-speed internet. The redevelopment, designed by Lantz Boggio Architects, will consist of a six-story building accented with murals along its facade. Landscaped greenery will compliment both the street and the structure, while walk-up units along NW 21st Avenue will create a more welcoming pedestrian realm. As part of the redevelopment, Miami-Dade County stands to receive over $136 million through a combination of financial agreements, including a Master Development Agreement and a 99-year ground lease with Integra. This revenue includes capitalized ground lease payments, annual rent, developer fees, and a percentage of the project’s net cash flow. From the developer fees, 5% will be directed to the Brownsville Civic Neighborhood Association, while 10% of both net cash flow and residual profits will support the Brownsville Historic Endowment for the Curation of Public Art. The Housing Committee unanimously approved the resolution to award development rights to Integra, with final approval now pending from the Board of County Commissioners. The project is expected to close in late 2027, requiring Miami-Dade County to provide a solution such as interim housing support for displaced residents during the redevelopment period.
VDG Land Gets Green Light for Mixed-Income Apartments Aimed at Breakers Hotel Staff
VDG Land Company has just gained approval from the City of West Palm Beach’s Planning Division for their newest proposal: an 8-story multifamily building aimed at housing Breakers Hotel employees. Located on a 2.46-acre site at 2410 and 2460 North Australian Avenue, the site will include 155 units, of which 51% of the units are designated as workforce. Residents will have access to a variety of recreational amenities, including a pool, sports field, clubroom, fitness center, conference room, salon, and a dedicated shuttle service for Breakers employees. On the south portion of the site, there will be 65 parking spots available for employees. Although architectural elevations were not shown during the meeting, the project, designed by Spina O’Rourke & Partners, is expected to reach approximately 80 FT in height, making it the tallest building in the surrounding area. While VDG Land Company owns the northern portion of the site, the southern portion actually belongs to the City of West Palm Beach. As such, the city is negotiating a land agreement with the developer that would allow the integration of the southern portion, home to a water pump station and largely vacant land, into the overall project. Under the terms of the deal, the vacant land surrounding the pump station will be converted into surface parking for Breakers employees, and in return, the city will receive infrastructure upgrades to the water pump facility. At the planning board meeting, the proposal was unanimously approved given the developer meet conditions requested by staff. The approval means a change to the property’s Future Land Use (FLU) and zoning designations. Specifically, the northern portion of the site was reclassified from Neighborhood Commercial to Multifamily High-Density Residential, while the southern portion shifted from Recreation and Open Space to the same residential category. The approval marks one of the many steps in a years-long effort by the Breakers Hotel to house and/or benefit employees. In a quote provided by CBS 12, a Breakers representative noted, “The independent resort, one of Palm Beach County’s largest private employers, makes an unrivaled commitment to its team by offering comprehensive benefits, robust resources for associates and their families, and excellent compensation—all part of its employee-centric culture.” The development still needs to move through additional approvals, permitting, and demolition work before construction can begin.