37-Story Tower Proposed in Wynwood Norte at 70 NW 36th Street Through the Live Local Act
Wynwood Norte is starting to see taller and denser development take hold, sparked by spillover from nearby neighborhoods and rules set by the Live Local Act. It wasn’t too long ago when another developer proposed the ‘Wynwood Tower’ slightly north of NW 36th St, featuring one of the tallest towers in a one mile radius. Now, 36th Street Owner, LLC is looking to join developers recently eyeing the area with a high-rise proposal at 70 NW 36th Street. The close to half-acre lot will soon call home to a 37-story tower along NW 36th Street, a major thoroughfare connecting to neighborhoods like Midtown, Edgewater, or Wynwood. Proposed with a total of 330 units, the development will feature a blend of typologies from studios, 1 bedroom, or 2 bedroom apartments. Density is almost entirely from the Live Local Act, as current zoning only permits 150 homes per acre, compared to Live Local density of 1000 homes per acre. In this case, the developer could only build close to 65 units under traditional zoning, but with the Live Local Act, they’re now permitted up to 436 units. In exchange for increased housing density, the developer will provide 132 workforce units. Below is a table for more information provided by Arquitectonica: the project’s architect. The current site at 70 NW 36th Street is currently home to a car dealership, with surrounding sidewalks that provide little width or protection for pedestrians. The newly proposed tower envisions a change to that, with widened sidewalks, increased greenery, and a residential lobby on the ground floor. While there will be no retail space, plans are still preliminary and subject to change. On the top of the tower will be a pool deck for residents, along with a bar, lounge area, and other amenities. To accommodate the anticipated increase in neighborhood residents, the project will include 190 parking spaces: made possible through a 30% parking reduction and participation in a “payment-in-lieu” program. Essentially, the developer pays the city a fee for each required parking space not provided on-site. In this case, the developer is offsetting 76 parking spaces through payment-in-lieu. Lastly, the tower will measure 421 FT to the tallest point, or about 377 FT to the tallest occupied floor. While current zoning only allows heights between 9 and 12 stories, the Live Local Act can take the highest allowable height from 1 mile away and apply it on-site. In hand, the developer now has a potential height of 60 floors, although the developer is only applying for a 37-story tower. Before demolition and site work can begin, the developer must gain necessary approvals. The first step is approval for Miami’s Urban Development Review Board on June 18th. The project’s architect, Arquitectonica, will be reviewed based on architectural consistency, design standards, and compliance with code.
Aria Reserve Skyclub Unveiled as the Last Phase in Melo Group’s Aria Reserve Development
While construction crews are nearing up work for Aria Reserve’s North and South tower in Edgewater, the Melo Group is eyeing the last parcel for the third and final tower. Coined ‘Aria Reserve Skyclub’ the proposed tower will sit atop a 1.35 acre lot in the heart of Edgewater. Located at 500 NE 24th St, the mixed-use tower will be unlike its counterparts in that it provides a mix of uses, from office space, retail and restaurants, to finally residential space. In Aria Reserve Skyclub, the Melo Group is proposing approximately 430 residential units, composed of either 1 bedroom, 2 bedroom, or 3 bedroom orientations. The average unit size in Aria Reserve Skyclub will be around 1,403 SF. Once constructed, all three towers in the area will provide a combined 1,172 units to Edgewater, only comparable to the scale of development found in the Paraiso District. The Arquitectonica-designed tower is devised with foot traffic in mind, utilizing a mix of ‘landscape design’, ‘inviting public sidewalk space’, and a ‘variety of active, habitable spaces’. The podium and ground floor, which are almost exclusively wrapped in glass, will feature a range of uses including 6,924 SF of retail space and around 77,000 SF of office space. Office space will not be constrained to any side of the podium, sharing views between both the east and north side of the tower’s base. Previous records showed the tower containing around 62,165 SF of office space, but that appears to have increased according to newly released documents. Concealed behind curtain glass and office space is 520 parking spaces inside the tower’s podium, granting parking space for office workers, retail patrons, and residents/guests. Although The City of Miami’s code required 775 parking spaces in the development, the developer is only providing 520. While full-scale renderings of the tower have yet to be released, elevations offer a clear sense of its design. The tower is expected to rise 49 floors, measuring approximately 531 FT in height. These elevations also reveal details about the podium’s appearance along the southern edge. Facing the alleyway, the podium’s all-glass design transitions to a perforated metal garage. Although the lot is currently used to house construction equipment for the two towers currently under construction, the Melo Group only has to demolish a 2-story apartment on-site to begin full foundation and structural work. Because the Melo Group moves historically fast on all projects, including Aria Reserve, it’s estimated construction is in the very near future.
The Melo Group Proposes ‘Biscayne 18’, a Two-Tower Project in Miami’s Edgewater Neighborhood
The Melo Group is planning to develop one of the last untouched parcels along Biscayne Boulevard in Edgewater. The company, which already has hundreds of units under construction across Miami, wants to build a two-tower apartment project spanning an entire city block at 331 NE 18 Street. The 1.57 acre parcel has been in the works for years, with the Melo Group having purchased the whole block in late 2019 for close to $30 million dollars. Now, the long-awaited plans are coming to fruition, with the company proposing a total of 1,178 units. There will be 589 rental units per tower, composed of either 1 bedroom, 2 bedroom, or 3 bedroom units. Unlike many recent proposals, this project’s increased density isn’t due to the Live Local Act. Instead, it fully complies with standard Miami zoning, leveraging its transit-accesible location to build more densely. While traditional zoning allows only 500 units per acre, Miami21 allows for a 50% increase in density for projects designated as “Transit Orientated Development”. According to the Architect of Record, G3aec, one of the star features of this development is its ‘refined and articulated street-level experience’. Almost 25,000 SF of retail space (24,930 to be exact) will be placed along the entire tower’s ground floor. Because the tower takes up an entire city block, the development will provide a pedestrian paseo on the ground floor, connecting the east and the west sides of the ground floor for improved connectivity. Also included is enhanced sidewalk infrastructure to handle the expected increase in foot traffic. To handle both retail patrons and the tower’s residents, there will be 1,472 parking spaces and 1,178 bicycle rack spaces in the tower’s 8-story podium. However, the parking figure is actually much lower than originally required. According to the City of Miami, the project requires 1,947 parking spaces, but is allowed multiple 30% parking reduction waivers. The tower’s podium will feature residential units along portions of its base, while the remaining parts will be ‘entirely concealed from public view’ using a ‘combination of vegetation and glass arranged in a seemingly random pattern’. This approach to podium design has become increasingly common in recent Melo Group developments. For example, projects like Downtown 6th incorporated fake windows to create the illusion of an active façade, masking the presence of a parking podium. As per the tower’s elevations, both will rise 46 floors or 465 FT to the roof. The tower’s facade will be entirely composed of glass railings, white stucco, and impact resistant curtain glass. To break up the massing of the towers, the L-shaped design will include varying heights. G3aec and the Melo Group’s design efforts will be met by Urban Development Review Board consideration on June 18th at 2 PM.
South Miami-Dade’s Goulds May Soon See Its Tallest Building at 25 Stories Via the Live Local Act
Southern Miami-Dade is nothing short of low density. The region is home to a seemingly equal population of agricultural products and people alike, with newly developed subdivisions in walking distance from farms. But neighborhoods such as Naranja, Princeton, or Goulds have been facing a large transformation in recent years. Driven by limited land within Miami-Dade’s Urban Development Boundary and growing housing demand, developers have rapidly built medium density apartments, filling nearly every lot available along the South Miami-Dade Busway. But one developer is taking this transformation to another notch: RSS Developers. Rather than following the trend of 5-8 story buildings, the company is planning to build a 25 floor building on a wedge-shaped 1.42 acre lot. The highrise, designed by Modis Architects, will include 300 residential units, with a mix of studios, one, two, and three bedroom apartments. One bedroom units are the most common typology, making up 37% of the total inventory. This level of high density development is only made possible by the Live Local Act, which actually allows more units at a maximum of 320. In exchange for the added density, 120 units will be set aside as workforce housing, priced at or below 120% of the Area Median Income. The ground floor will oversee a range of uses, including 5,919 SF of commercial space, a lobby/leasing area, a bike parking room, and other miscellaneous uses. One of the most significant changes to the current site is the addition of wide sidewalks and enhanced landscaping. This transformation is beneficial for pedestrians who currently rely on a thin strip of sidewalks to traverse the busy and notoriously dangerous South Dixie Highway. The development will also provide a total of 290 parking spaces, split between on-street parking and spaces within its 6-story podium. This total accounts for several parking reductions available to the property, such as a 25% reduction for workforce housing and a 30% reduction for being within a quarter-mile of a bus stop, among others. As for the building’s height, the 25-story tower is set to reach 262 FT, which complies with current regulations. For instance, Live Local Act developments are permitted to match the maximum height allowed within a one mile radius. In this case, a nearby property located 0.57 miles away permits buildings up to 25 stories tall, enabling this project to follow suit. The entirely vacant lot at the corner of S Dixie Hwy & SW 214 St requires little site work before construction can begin. If the tower breaks ground, it will be a moniker not only for future development in South Miami-Dade, but also the lengths development under the Live Local Act can go.
Seven Park Proposed in Hallandale Beach, Providing 124 Infill Housing Units
Seven Park, a proposed multi-family housing project by 221 Developers, will soon rise near Peter Bluesten Park in Hallandale Beach. Located at 220 SE 7th St, the SKLARchitecture-designed project has already been through multiple approval processes, and was formerly coined as ‘Vita at the Park’. Now at the Planning Board of Hallandale Beach with a new design and naming scheme, the 8-story development is proposing 124 residential units. Comprising of 6 efficiency units, 76 one bedroom units, and 42 two bedroom units, there will be housing catering towards a mix of incomes. In fact, the building will have 23 ‘moderate housing units’ proposed out of the 124 units. Moderate housing units are homes where the rent is priced at an affordable rate for moderate incomes. The proposal of moderate housing units is not without reason, however; as the development can now achieve higher density than previously allowed. According to ground floor drawings, the building will include a parking garage enclosed by 4,150 SF of retail space, greenery, improved sidewalk infrastructure, and a lobby. Atop the buildings podium will sit extensive amenity space for residents, including but not limited to a pool and lounge space. Given Broward County’s limited public transportation options, the development will include 159 parking spaces, of which multiple spaces will be located on the ground floor for retail patrons. However, despite the project’s generous parking count, it’s actually lower than required under code: Hallandale Beach actually requires 169 parking spaces. Building elevations outline an L-shaped design which, according to SKLARchitecture, will ensure that ‘residents enjoy unobstructed views of the park from both sides of the structure. This layout not only enhances the visual connection from the units looking at the surrounding park on the north side but also provides ample natural light to the residential units’. The building’s 8 floors measure out to 91 FT from the ground floor, or 93 FT at street level. The development will face either approval or denial from Hallandale Beach’s Planning & Zoning Board today at 6 PM (6/10/25 6:00 PM).
Over 400 Mixed-Income Apartments Coming to Progresso Village at 312 NW 7th Street, Fort Lauderdale
Home Venture Investments, a development firm based in Hollywood, Florida, is moving forward with a midrise proposal in Fort Lauderdale’s Progresso Village. Designed by FSMY Architecture, the multifamily apartment building will rise behind The Six13 at 312 NW 7th Street, and together, the two developments will fully occupy the block between NW 7th Street and NW 3rd Avenue. The project is expected to include 442 residential units, of which 10% are allocated as affordable units. This translates to 379 market rate units and 43 affordable units, split between either studio, 1 bedroom, or 2 bedroom orientations. Although Progresso Village has historically been low density and focused on single family homes, despite substantial upzoning, the proposed development aims to ease the transition through improved ground floor design. The street level will feature residential units with direct street access, 1,667 SF of commercial space, and upgrades to both landscaping and sidewalk infrastructure. Notably, the project will offer nearly 19,000 SF of open space, as well as a central courtyard that acts as one of the several amenities for residents, such as a pool, rooftop lounge, and more. To accommodate both residents and retail customers, the building will provide 581 parking spaces (a reduction of 119 spaces from the required 700), made possible by an approved parking reduction under the code. According to elevations, the building will rise 8 floors and measure 91 FT. Designed with a modern look, the facade will be primarily composed of a gray and white color pallete, as well as large impact resistant windows and metal railings. On the south side of the development is an open-air parking garage, with little screening to hide the garage from the outside environment. As per comments by Fort Lauderdale’s Development Review Committee, staff has found that the building design must include changes including the addition of ‘enhanced architectural screening’, facade articulation, and a stepback above 65 FT. Other comments can be found here: https://www.fortlauderdale.gov/home/showpublisheddocument/90015. The scheduled meeting to review the development is set for June 10, 2025. If the project acquires all necessary approvals, the developer will be required to demolish the existing low-rise structures on-site before construction can begin.
Preliminary Plans Released for a 41 Floor Tower at 1399 SW 1st Avenue
Preliminary plans have been released for a 41-story tower in Brickell, poised to fill in one of the last pieces of undeveloped land south of Downtown Miami. The project, spearheaded by CF TSG Brickell, LLC and designed by Arquitectonica, is planning the tower at 1399 SW 1st Avenue. The around 1-acre lot was recently added to the Metromover Subzone following an expansion in 2024 that left multiple properties, such as this one, under RTZ regulations. The RTZ framework offers a streamlined approval process, first through a Special Exception and then via Administrative Site Plan Review, making it attractive to developers. In the case of CF TSG Brickell, the developer will take advantage of the county’s relaxed density, parking, and other regulations only found under the subzone. For instance, the property will include 544 units through an applicable 500 units/acre density. 12.5% of units, or around 68 units, will also be designated as workforce housing units with rents priced no further than 140% of the area’s median income. Residents will have access to around 25,000 SF of amenity space, including a gym, spa, pool, outdoor lounge seating, and more spread out between 2 floors. Families may even have access to a kids or teens room. However, it’s important to stress that plans are preliminary, meaning amenity spaces can change any time throughout planning. There will be 9,445 SF of retail space on the ground floor, replacing the current Mexican Consulate on-site. Although exact designs haven’t been released, sidewalk space will be expanded, complimented by greenery, and partially covered by a colonnade that provides both shade and protection from the elements. To factor in both retail and density, the project will likewise include 421 parking spaces, some of which are located on-street: although zero parking spaces are required under the Metromover subzone. According to elevations, the tower will measure 459 FT to the highest point, or about 431 to the highest occupied floor. The tower will be alike any tower in Brickell given its above-ground podium: accounting for 4 floors of parking in total. While no permits have been filed both through the county or the city, the development is expected to begin demolition after gaining final approval. Current property data shows demolition crew must first begin with a 3 floor building constructed in the late 70s before foundation and site plan work can begin.
‘Arch Creek’ Proposed to Construct 293 Units at 2056 NE 140 St, North Miami Beach
Arch Creek Equities, affiliated with PACE Equity, is planning a new multifamily development on a recently acquired 2.5-acre assemblage at 2056 NE 140th Street. Situated at the edge of North Miami Beach, the site lies in a rapidly evolving area overseeing a wave of new multifamily proposals, thanks in part to the upcoming Northeast Corridor rail line and relaxed zoning regulations. Designed by Cohen Freedman Encinosa & Associates, the project is aiming to deliver 293 residential units, split between studio, 1 bedroom, 1 bedroom + den, and 2 bedroom units. The minimum unit size is 550 SF, although most of the building will be composed of 1 bedroom and 2 bedroom units rather than studios. Unlike many recent multifamily proposals in South Florida, this project will not use the newly enacted Live Local Act nor apply for a Special Area Plan. Instead, the developer is requesting one variance and a few minor exceptions to existing zoning rules. For example, while current zoning allows buildings up to 8 stories or 110 FT, this project would rise to 10 stories and 121 feet: slightly taller than what’s normally allowed. The developer is also seeking exceptions to design rules, such as the requirement that residential units must completely wrap the parking garage. Because the site is relatively narrow and the garage faces a dead end street, the NMB Community Development Director has granted an exception for the design. On the ground floor, the developer has decided not to include any retail space on the, opting instead for street-facing residential units. Improvements will also be made to the pedestrian environment, with existing sidewalks and landscaping, originally designed for single-family homes and low-rise apartments, being upgraded to wider sidewalks to enhance pedestrian safety and accommodate for higher foot traffic. Since no retail is planned, no on-street parking will be provided; instead, all 419 parking spaces will be located within the parking garage for residents. Although planning staff has recommended the project for approval ahead of the Planning and Zoning Board meeting on June 9th, it must still receive final approval from the Mayor and City Commission. If approved, demolition on the site is expected to begin shortly after.
Adam Neumann’s Flow Seeks Second Round of Approvals for Three Highrises in Aventura
After gaining its first round of approvals from Aventura’s City Commission, Adam Neumann’s Flow company is heading back for a second round. The recently proposed three-tower project is requesting special approval to build additional height, density, and floor area than normally allowed by Aventura code. The preliminary concept design by De La Fontaine Architecture and Zyscovich Architecture envisions curvaceous towers opening up to immense public space for residents and the public alike. These towers will have room for 675 units, with unit sizes ranging from a minimum 500 SF for studios and a minimum 1250 SF for 4 bedroom units. While city code permits 25 units per acre and past proposals gained special approval for 50 units per acre, this development is actually proposing 65 units per acre: a level of density never seen before with this property. 39,000 SF of retail, along with added public space, widened sidewalks, and increased greenery will aim to improve the pedestrian activation in the area. This level of both foot and car traffic will be supported by multiple nodes of transit, such as the project’s ideal proximity to Brightline’s newest station as well as multiple bus stations. However, despite the project’s location near transit, the development will still include 1,709 parking spaces, 1,000 of which located in the tower. While this total is actually lower than the 2,271 spaces required by city code, it may still be more than necessary given the site’s strong transit access. The project is also seeking a significant height exception, with all three towers proposed at 29 floors or 311 FT, far exceeding the current code restriction of 10 floors or 100 FT. Plans and elevations show that the design incorporates amenity spaces not only atop the shared podium but also on the rooftops of the towers themselves. Residents can enjoy features like lounge areas, bars, and even a rooftop lap pool above the 29th floor. The proposed development with multiple conditional use approvals is not walking away for free. In return, the project promises immense public benefits to the city, including $4,250,000 towards various school-related assistance, 50 shared bicycles, 25 community cars, 20 HERO housing units (housing assistance for teachers, military, etc), and more. Located at 20801 Biscayne Boulevard, the project has already received staff recommendation for approval. After the development acquires necessary approvals from the city commission, it can commence with demolition of two parking garages on-site before beginning fountain work.
Gallery at SoMi Parc Proposed at South Miami Gardens Site
The Related Urban Development Group is beginning the next phase of redevelopment at the South Miami Gardens public housing complex. The company recently completed their first phase in the area, following a competitive bidding process in 2020 that left Related Urban as the sole company to redevelop the housing alongside PHCD. That first phase relocated all existing residents of the complex into newly constructed units, marking a 3.26-acre site available for the next phase of development. In late May, Related Urban followed through by submitting plans for phase two: two 15-story towers featuring abundant retail space and mixed-income housing. Gallery at SoMi Parc is planned to include 700 units of mixed-income housing whether it’s workforce housing, affordable housing, or market-rate units. Given the recent reduction in average unit size across Miami-Dade and the push to include microunits (units below 400 SF), the project’s average unit size of 682 SF and the choice to include zero studios within both towers is a welcomed feature of the development. Units will range from 1 bedroom to 2 bedroom units. Although the property will follow existing rules set under its RTZ designation, it will specifically use the Live Local Act to boost density. Current density only supports 125 dwelling units per acre, meaning only 530 units are possible. With the Live Local Act, the development can now support up to 250 units per acre. Also included in the development are 724 parking spaces, 8,633 SF of retail, and 39,703 SF of office space, comprising a total of 48,336 of usable ground-floor space. By learning from the poor planning practices of public housing in the past, the new complex will breathe life into the area with shops, restaurants, financial institutions, and more on the ground floor. While the design is still early and subject to change, current drawings showcase an improvement in the pedestrian realm on-site. For instance, sidewalks will be expanded and buffered by landscaping, improving the pedestrian safety in the area. Designed by Miami-based Modis Architects, elevations feature two 15-story structures measuring 153 FT tall. Both structures are separated by a screened parking garage, following the design theme of gray, brown, and white tones on a textured facade. While they likely wont be the tallest structures on-site given the recent wave of proposed highrises in South Miami, they will still stand out as one of the tallest. Gallery at SoMi Parc will proceed in 2 phases, with the west building beginning construction first followed by the east. Before construction can begin, Related Urban must receive approval from Miami-Dade planners and demolish the existing structures at 5961 SW 68 Street. Because the current site is vacant and only includes relatively old, low-lying structures, demolition will be easier.