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.
Phase Two of The Link at Douglas Moves Forward with Crane Permit Approvals and Design Tweaks
A pair of new residential towers will soon rise alongside Cascade at Link and Core at Link, marking the next phase of a mega-development near the Douglas Metrorail Station. Spearheaded by Adler Development and 13th Floor Development, phase two of The Link at Douglas will deliver 824 residential units, 920 parking spaces, and ample ground-floor open space near rapid transit. When updated plans were revealed in 2023, the project originally included 815 units, 936 parking spaces, and 27,247 SF of co-working space. However, recent revisions have increased the unit count by 9 while reducing parking by 16 spaces: an adjustment made possible by the removal of co-working spaces on levels 2-4 on the tower’s podium. Minor height changes were also made to the first tower, which has been reduced from 36 stories (411 FT) to 35 stories (396 FT). The second tower remains unchanged at 37 stories. Unfortunately, elevations also highlight a reduction in parking podium treatment, removing spandrel glass aimed at mimicking active floors to colored metal. Designed by Arquitectonica to complement Cascade at Link in both design and functionality, the new towers will not include ground-floor retail. Instead, the ground level will feature lobby space, amenities, mechanical areas, and residential drop-off zones accessible by a colonnade. Retail needs for the community are already met by Cascade at Link, which houses tenants such as Milam’s Market, a full-fledged grocery store, and Belly Fish. Additionally, the project will integrate The Underline and contribute funding for improvements to the Douglas Road Metrorail Station. Crane permits have been approved for the site and sponsored by L&R Structural Corp. The permits cover the shorter tower facing Douglas Road, as cranes of 509 FT and 471 FT are planned. While not a definitive schedule, the crane is said to be in use from April 1, 2025, and July 31, 2026. The second tower’s scheduling is unknown, with no FAA crane applications available for the second tower.
Le Jeune Palms Proposed in Flagami, Miami, Featuring Over 100 Hotel Rooms & 197 Residential Units
A mixed-use development is poised to replace a surface parking lot fronting at NW 7th St and NW 42nd Ave, two major throughfares in Miami. The development, spearheaded by Le Jeune Palms, LLC, will plan for hotel, retail, and multifamily space in 3-story and 8-story buildings. The lot was originally granted this density from a City Commission approval in early 2022, allowing the lot to go from Low Density to Medium Density. According to zoning sheets provided by the project’s architect, Modis Architects, the property will include 197 units, 132 lodging units, and 426 parking spaces. Units will be offered at 1-bedroom, 2-bedroom, and 3-bedroom orientations, with about an average 800 SF unit size. While it’s not specified, units will likely be all market-rate as no public benefit bonuses nor Live Local Act regulations are required. The ground floor of the development will feature 12,698 square feet of commercial space along NW 43rd Ave and NW 7th Ave, as well as residential lobbies, hotel amenities, and extensive landscaping. To enhance the currently limited pedestrian experience, the existing five-foot sidewalk will be widened to between 10 and 20 feet in select areas. Unlike typical mixed-use projects that share a podium, the hotel and residential components will stand separately. Both the 8-story hotel and the 8-story residential building will rise 91 FT, while the 3-story units close to single family homes will measure 32 FT. The positioning of lower density near single family homes is strategic: “It respects urban scale by positioning taller buildings along main roads and three-story residential structures adjacent to existing homes, ensuring a harmonious transition” according to a narrative provided by Modis Architects. The property, located at 1201 NW 62 Street Miami, will face a vote for approval from the Urban Development Review Board on March 19th, 2025, at 2:00PM. Public comments are allowed.
Miami’s Downtown Development Authority Reveals an Interactive 3D Mapping Tool for Miami Skyscraper Developments
Miami’s Downtown Development Authority launched its newest edition of an interactive 3D Development Mapping tool, featuring highrises and supertalls extending from Brickell to Edgewater. The partnership between CyberCity3D, NextSpace, and Miami’s DDA has culminated into a program featuring under construction, proposed, or even recently completed projects. With a simple click on a 3d project, users can find the project type, developer, address, and status. Along the map also includes Metromover locations/routes, parking, and the ability to change the map to multiple unique layers including a Google Earth overlay. According to WorldRedEye, the program features 7,000 modeled buildings and 70 projects to track. A toolbar at the top allows users to scroll through day/night cycles, find the walkscores of certain neighborhoods, and even measure distances between projects through an advanced ruler. On March 6th, officials unveiled the interactive tool as well as the I-395 bikeway and pedestrian project at the Frost Planetarium. The official platform, accessible at this link, is still in progress, with updates planned to address any current gaps or inconsistencies. Designed primarily to cover Downtown, Brickell, and Edgewater, the tool also highlights major infrastructure initiatives. Among them is the Miami I-395 Signature Bridge, which includes a detailed structure report and a direct link for further information.
The Sabel Group Proposes a 33 Floor Residential Tower in Miami’s Onni District
Another residential tower is coming to Miami’s Onni District. Plans for the project, named “1600 Edgewater”, surfaced after LA-based Sabel Group submitted documents for an upcoming UDRB meeting on Wednesday. The proposed 33-story tower will bring 282 units to the area, offering studio, one-bedroom, and two-bedroom apartment orientations. To build taller and include more floor space than typically allowed, the developer is using public benefit bonuses, which require setting aside a portion of the units as affordable housing. As part of this agreement, 20 of the 282 units (about 7%) will be reserved for residents earning at or below 60% of the Area Median Income. This, in turn, permits the plot’s max height to increase from 24 floors to 48 floors. Written documents originally outlined 6,615 square feet of retail space, but updated plans from February 2025 appear to show an increase to 9,519 square feet, which includes a rooftop restaurant. Likewise, despite the large podium, the project is actually including lower parking than required. This is possible with a 30% parking reduction waiver, bringing the required parking from 467 spaces to 328. The developer will construct 352 parking spaces in both the podium and on-street. The 33-story tower is set to rise 384 feet, making it one of the tallest properties in the area. The design features a podium spanning the first eight floors, with residential units occupying levels 10 to 33. Level 9 will house an extensive amenity deck, including a pickleball court, jacuzzi, cold plunge tub, and other recreational spaces. At the top, a rooftop restaurant, swimming pool, and outdoor seating will offer panoramic views of the city. Kobi Karp is the main architect, while the site’s address is 1600 NE 2nd Avenue, Miami, FL.
10 & 15 CityPlace Break Ground in West Palm Beach, Delivering Close to 1 Million Office SF
Ground has officially broken on two new office towers in West Palm Beach’s latest neighborhood, coined “CityPlace.” The two developments, 10 CityPlace and 15 CityPlace, will collectively deliver nearly 1 million square feet of office space. According to Related, 10 CityPlace will feature 480,000 square feet of office space, while 15 CityPlace will offer close to 500,000 square feet. The groundbreaking ceremony was attended by notable figures, including Stephen M. Ross and West Palm Beach Mayor Keith James. During his speech, Ross emphasized the significance of the milestone: “Who would ever think that a 1 million-square-foot office structure would be going up in West Palm Beach?” The Cleveland Clinic announced merely days ago plans to construct a large outpatient facility at 15 CityPlace; leasing reached a record 70% milestone before groundbreaking even began. Among City Place is the proposed 515 Fern office tower and the recently constructed multifamily building named The Laurel. 10 CityPlace and 15 CityPlace were presented to the West Palm Beach Planning Board in December of last year, showcasing plans for 63,890 square feet of retail space, 9,899 square feet of public space, and an 11,522-square-foot paseo. The paseo will divide the two towers, creating a pedestrian-friendly corridor that leads directly to the city’s newest Brightline station. 10 CityPlace, located to the west, will measure 22 floors and be 327 FT tall; 15 CityPlace, the east tower, will be slightly taller coming in at 24 floors or 338 FT. Plans originally showed a parking podium incorporated into 15 CityPlace, but plans have since changed, pushing it closer to the nearby railroad tracks. In total, both towers will include 1,366 parking spaces. 10 CityPlace is designed by KPF Architects and located at 550 S Rosemary Avenue while 15 CityPlace is designed by Arquitectonica and located at 545 Hibiscus St.
Gallery Riverwalk Proposed by the Related Group Aimed at Providing Affordable & Market-Rate Housing
The Related Urban Development Group has unveiled plans for a mixed-income high-rise along the Miami River. Redevelopment opportunities of the lot began on July 15th, 2024, when Miami-Dade staff issued a Request for Proposal on a property located at 1175 NW South River Drive, seeking a developer who’d construct a mixed-income building consisting of affordable, workforce, and market rate units. Staff is recommending approval for a Master Development Agreement and a 99-year ground lease with Miami-Dade. According to the Master Development Agreement, the Related Group must construct 236 mixed-income apartments, with 36 of them being RAD Project-Based Vouchers (program aimed at providing Section 8 housing) available to the public. Units will be split between studios, 1 bedroom, 2 bedroom, and 3 bedroom orientations. To be more specific, units will be 490 SF at minimum and 1195 SF at maximum, with the average unit totaling a small, but comfortable 724 SF. Likewise, there will be 188 parking spots that translates to .8 parking spaces per unit. The tower will be 170,870 SF in total, with 1,550 SF of it as a large retail space situated close to a newly planned riverwalk. Elevations are not available, but the building will measure 19 floors comprising of 5 podium floors and 14 residential floors. On floor 6, there will be a common space filled with amenity facilities including a pickleball court, a pool, a bar, a health club, and more. Once constructed, the property is estimated to generate $270,169,284 dollars in revenue consisting of ground lease payments, developer fees, and more over the 99-year ground lease. This development is one of the many multifamily high-rises planned in recent months by the Related Group on Miami-Dade land, including Gallery in the Grove recently planned in Coconut Grove. The project even shares a similar form factor as Gallery in the Grove, even including the same architect: Cohen Freedman Encinosa.
‘Park Residences’ Proposed with a Blend of Office and Multifamily Space in Coral Terrace, Miami-Dade
7350 Coral Way Prop. Co. has recently filed a pre-application meeting with Miami-Dade, requesting administrative site plan approval for a mixed-use project consisting of office, retail, and multifamily space. The two-building development coined ‘Park Residences’ and designed by Anillo Toledo Lopez will utilize Live Local Act benefits, in hand delivering workforce housing and commercial space along Coral Way. The Live Local Act has prioritized immense density along industrial corridors, and this project is a byproduct of such legislation. Previous zoning regulations allowed zero residential, but with the Live Local Act, 250 units per acre can be built at maximum so long as 40% of the constructed units are designated as “affordable/workforce”. This translates to 246 market rate units and 164 workforce units. Units will be in either studio, 1 bedroom, 2 bedroom, or 3 bedroom orientations. In addition, there will be 950 parking spaces, 90,000 SF of medical office space, and 7,000 SF of retail space. According to elevations, the residential tower will rise 19 floors while the medical office building will measure 7 floors. This comes out to a height of 88 FT for the office building and 190 FT for the residential tower, making it the tallest building to be constructed in the area thus far. Likewise, the residential tower is set back 220 FT from coral way in an attempt to hide the project’s podium, but also its massing. To alleviate this set back, a pedestrian bridge will be constructed in-between the office and the tower’s base. The development is still preliminary, with renderings likely at a later date. The future development is located at 7350 Coral Way on an 4.11 acre parcel, currently housing a grass lot with an unpaved parking lot. Little site preparations are needed in the event the developer gets funding and begins.
PBA University Proposes 25-Story Dormitory and Parking Garage Amidst Plans to Expand Student Enrollment
Palm Beach Atlantic University, a private faith-based institution in the heart of Downtown West Palm Beach, has proposed a 25-story dormitory highrise as well as an 11-story parking garage amidst its plans to increase student enrollment from 3,000 to 5,000. Plans include the construction of a 355,510 SF building with 275 units (990 beds), a 5,275 SF fitness area, and 888 parking spaces with active uses on the ground floor. Cube3 is the official architect. The proposal was passed 5-1 on February 19th, with Sam Fisch being the only member voting no. All members expressed concern regarding the podium’s height and lackluster active use liners. “I don’t think anyone has a problem with the height of the dorm or even the architectural style itself… I think its just having a massive massive parking garage… in a main thoroughfare right at the border of the city” according to a comment by Sam Fisch, albeit all board members seemingly agreed. As per the approval agreement, there comes multiple conditions requested by staff and the planning board, such as ones addressing the podium’s impact by pushing for a necessary redesign. Although the Planning Board’s approval is just a recommendation, it signals a positive advance for the University. The tower will be 300 FT tall, consistent with heights of surrounding buildings like Forte, The Bristol, or La Clara, which reach similar heights. Likewise, the University expressed its distance from single family homes in its effort to justify the height. On the ground floor, there will be a large buffer zone consisting of greenery and seating between the residential dormitory and the street. A service road will also separate the parking garage and the dorm. The university is requesting 4 waivers at 1200 S Dixie Hwy, such as an increase in the maximum building height currently allowed. Among the waivers is also an amendment to the PBAU CSPD Master Plan. The property is set to reach the City Council for approval before permitting can finally begin.