Work Starts on Citadel’s $2.5 Billion Miami Headquarters
Work is now underway on Citadel’s new global headquarters at 1201 Brickell Bay Drive in Miami’s financial core, with crews beginning deep soil mixing on-site, marking the first visible step toward construction. Deep soil mixing (or DSM) is a construction method used to strengthen the ground by blending cement with existing soil to form solid columns. This improves the site’s ability to support the tower and reduces the risk of settling, an important step given South Florida’s challenging soil conditions. This early work comes after a delay in the project’s original timeline. Citadel had initially targeted a Q3 2025 groundbreaking, but with site activity now underway, vertical construction could begin in 2026, depending on permitting. The project is being developed by Related Companies, with Foster + Partners leading the design. Field Operations is serving as landscape architect, Kimley-Horn as civil engineer, and Adamson as architect of record. The site sits along Biscayne Bay, where Citadel purchased the waterfront parcel for $363,000,000 in 2022, during a surge of investment in Miami that appears to be only accelerating. Since then, costs have risen significantly. The project has grown from $1 billion to $2.5 billion, a $1.5 billion increase largely driven by higher construction costs. Even so, Citadel remains committed to moving forward. Recent photos taken by Ryan Rea show DSM work actively progressing, reinforcing that momentum. This activity is backed by an approximately $11,000,000 soil improvement permit issued by Miami-Dade County. While permits for the foundation and vertical structure have not yet been filed, the start of ground work marks a key early milestone. Visible equipment on-site includes a DSM rig used to drill and mix soil columns, along with a yellow silo labeled “Keller,” the foundation contractor overseeing the deep soil mixing work. The silo is used in the process to supply the cement used to strengthen the soil. Additional machinery is staged to support ongoing soil stabilization as further permits are pursued. This type of ground preparation is not unique to the project. A similar approach was used at the site for Waldorf Astoria Residences Miami, the city’s only supertall under construction. Once completed, Citadel’s headquarters will total 2,118,650 square feet. This includes 1,485,174 square feet of office space, 212 hotel rooms, 50 on-site parking spaces (with additional off-site parking), and ground-floor retail. The tower will rise 63 stories to a height of 1,043 FT. At the ground level, the development will also reshape part of the waterfront. Plans call for a new baywalk segment with wider sidewalks, public art, and landscaped areas, designed to connect directly into the building while improving access along Brickell Bay Drive. Inside, the tower will be organized in tiers. An elevated lobby will lead into office floors, followed by a hotel component extending to level 59. Above that, levels 60 through 62 will house mechanical systems and form part of the crown, while level 63 will feature a private amenity deck with pools, a bar, and other offerings. Although no official completion date has been announced, the scale of the project suggests a construction timeline of at least five years. If a full groundbreaking takes place this year, completion would likely fall in the early 2030s.
Developers Plan 24-Story Luxury Tower at 400 Hibiscus Street, West Palm Beach
A new luxury high-rise development has just been proposed in Downtown West Palm Beach, adding to a wave of investment that continues to transform the city’s urban core. Planned for 400 Hibiscus Street, the project is being led by Mast Capital and JCZM Development, with plans calling for a 24-story condominium tower with 88 residences, replacing an existing low-rise structure on the site. The proposal has already cleared several early regulatory steps. It recently went before the city’s Plans & Plats Review Committee and has since received approval from the Downtown Action Committee for a transfer of development rights (TDR). With those approvals in place, the project is expected to eventually move toward a future City Commission hearing for final consideration. The development site spans approximately 0.86 acres and was acquired for $5.2 million in early April of last year. Once completed, the project would effectively complete the surrounding block, which has seen incremental redevelopment over time, including a 10-story apartment building delivered in 2008. Plans submitted to the city indicate a boutique residential offering, with a limited number of large-format units per floor. While pricing and pre-sales details have not yet been released, the project is designed to include a 5,700 square feet private residents’ club, along with a pool deck, fitness center, and additional amenity spaces located on a dedicated level. In addition to the residential component, the tower is expected to include approximately 11,118 square feet of ground-floor retail. Parking will be within a structured podium, which is designed by Corwil Architects to be largely screened from public view through the use of glass and architectural treatments. As part of the approval process, the Downtown Action Committee unanimously supported the transfer of 11,279 square feet of development rights from a property at 610 10th Street. This mechanism allows additional density at 400 Hibiscus Street while preserving the donor site, which includes a historic single-family property. The site is currently zoned QGD 10-25, which would typically limit building height to 10 stories. However, the developer is leveraging both the city’s incentive programs and the TDR framework to achieve the proposed height. In exchange, the project will be required to incorporate a designated portion of affordable housing. City staff expressed support for the proposal during the review process, a position that was echoed by the board. The project arrives amid a broader surge in development activity across West Palm Beach. More than 9,000 residential units are currently in the pipeline, including approximately 2,800 units under construction and over 6,000 units in various stages of review, with even more development planned among office and hotel developments.
Construction Advances on Hub Tampa Fowler & The Mark Tampa, Set to Add 2,000 Beds Near USF
Student housing development is accelerating near the University of South Florida, where two large-scale projects are now rising within close proximity of one another. Hub Tampa Fowler and The Mark Tampa are both under construction just steps apart, and together are expected to deliver roughly 2,000 beds to the area between 2027 and 2028. Hub Tampa Fowler, developed by Core Spaces and Harrison Street, is further along and targeting an early 2027 completion, while The Mark Tampa by Landmark Properties, is projected to follow with a delivery in late 2027 or 2028. The surge in development comes as demand for off-campus housing continues to grow. The University of South Florida has seen rising enrollment in recent years, including a historic incoming class in fall 2025, which increased by 14%. As housing supply tightens, private student housing developments are stepping in to help accommodate the expanding student population. Hub Tampa Fowler Now topped out, Hub Tampa Fowler has entered its exterior buildout phase, with window installation and facade work actively progressing. Portions of the building are already clad in the project’s signature white paneling with wood-toned accents, a design language carried over from the developer’s earlier Hub Tampa project nearby. Installation of balconies is also underway, with structural supports in place; the balconies are expected to feature wood supports paired with metal railings. Juneau Construction is serving as the project’s general contractor. While the residential structure rises five stories, the development also includes a separately constructed seven-story precast concrete parking garage. This construction method is typical for large housing projects due to its cost efficiency and speed of assembly. The garage will provide 758 parking spaces, supplemented by an additional 66 surface spaces located to the west of the site, bringing the total to 824 spaces: well above the 715 spaces required under county code. Located at 12301 Club Dr, Hub Tampa Fowler is being developed by a Chicago-based joint venture between Core Spaces and Harrison Street. According to recent filings with Hillsborough County, the project will include 396 units configured for approximately 1,250 beds. Unit types will range from efficiencies and one-bedroom layouts to larger two-, three-, four-, and five-bedroom configurations. Residents will have access to a range of amenities, including a ground-floor fitness center, a resort-style pool with adjacent lounge areas, and a central courtyard, among other shared spaces. Elevations prepared by Northworks indicate the building will rise to approximately 60 FT to the roofline, or about 72 FT when measured to the top of the parking structure. While the height is consistent with other nearby student housing developments, the project’s overall scale is notable. The development spans approximately 702,361 SF, composed of roughly 450,000 SF of interior space and over 250,000 SF dedicated to the open-air parking structure. The Mark Tampa The Mark Tampa, developed by Landmark Properties, is now in the vertical construction phase, with significant progress visible across the site. Crews are actively assembling the project’s precast concrete parking structure, which will ultimately accommodate 522 structured parking spaces. An additional 123 surface spaces are planned around the perimeter, bringing the total parking count to 645. The building’s vertical cores are rising along the eastern portion of the site, with concrete structural columns for the lower residential levels taking shape. Work is progressing upward as the second level begins to take shape. The building will feature a traditional 5-over-1 construction method, with the first floor being concrete and the subsequent floors constructed with wood. The project team includes Landmark Construction, an affiliate of the developer,serving as general contractor, alongside Bohler Engineering and Dwell Design Studios as the architect. Project materials and leasing information have also begun to surface online, highlighting an extensive amenity package. Planned features include a resort-style pool deck, clubhouse, sports simulator, sauna, multiple courtyards, a fitness center, and dedicated study and computer lab spaces. At full buildout, The Mark Tampa will deliver 215 units configured for 807 beds, with a mix of studio through five-bedroom layouts. Residences are expected to include in-unit laundry, laminate flooring, quartz countertops, high ceilings, and private balconies in select units. In addition to residential space, plans call for approximately 988 SF of ground-floor retail, along with a large lobby and shared common areas. The six-story structure will rise to approximately 79 FT at its highest point, with a facade composed of expansive glazing and a mix of blue, cream, and brown facade materials.
Signs of Life Emerge at Brickell Gateway as Developers File Updated Plans
Long-awaited progress is finally emerging for the Brickell Gateway project in Miami’s Brickell district. After more than a year of inactivity, developers Gazit Horizons and Atlantic Pacific Companies have submitted updated plans to Miami-Dade County, signaling renewed momentum for the mixed-use development. The filing comes in the form of an administrative modification to the previously approved plans, a process used to request minor adjustments without requiring a full redesign review. The revisions include modest increases to the project’s height as well as several design updates led by Corwil Architects. Planned for a relatively compact parcel at 90 SW 8th Street and 809 SW 1st Avenue, the site has already been cleared following demolition of the previous structure. While the development has gone through several program and design iterations over the years, the latest filing suggests the project may finally be approaching construction. A master building permit, valued at approximately $150 million and covering over 900,000 SF of new construction, remains pending and is expected to move forward once the administrative modification is approved. According to plans submitted to the county, the project’s density and unit count remain unchanged. The development will continue to include 504 residences, with a mix of studios, one-bedroom units, one-bedroom plus den layouts, two-bedroom units, and three-bedroom residences. Residents will have access to a wide range of amenities, including a rooftop pool on the 62nd floor, a terrace deck, sky lounge, private dining rooms, lounges, golf simulators, gaming areas, and several additional shared spaces. Floor plans show the development will include 16,591 SF of commercial space across the first and second floors, after which the structure transitions into the project’s parking podium. The podium will accommodate 332 parking spaces across multiple levels, an arrangement driven largely by the site’s compact footprint despite a parking ratio of fewer than one space per residential unit. Both figures represent slight reductions from the project’s earlier plans. Previous filings called for 18,276 SF of retail space and 344 parking spaces. One of the most notable revisions involves the project’s design and overall height. Previously approved plans called for a 61-story tower rising approximately 746 FT to its highest point. Updated filings now show the building reaching 62 stories and approximately 773 FT, positioning it among the taller towers in Brickell. The additional height comes from both the inclusion of an extra floor and increased floor-to-ceiling heights across the upper four levels of the building. Changes have also been made to the design of the development’s podium. Earlier plans envisioned the podium being largely enclosed in glass, creating the appearance of active uses along the facade and a more continuous facade. The revised design instead introduces sections of mesh screening across portions of the podium between floors 4 and 16, finished in darker gray and black tones. According to the developer, some of these levels could potentially accommodate retail or other active uses in the future, though they are currently planned as part of the parking structure. The design changes, which are not expressed in renderings yet (new renderings may come later), may stem from several factors, including rising construction costs in the United States, which have led many developers to simplify or scale back certain design elements in recent years. With the administrative modification now under review, the project could move closer to construction in the coming months. While a formal groundbreaking date has not been announced, a start later this year could place completion around 2029.
New Plans Revealed for 28-Story Tower at 1250 West Avenue in Miami Beach
Plans for a new luxury high-rise along Miami Beach’s West Avenue waterfront are moving forward, as developers work to clear the remaining regulatory hurdles for a redevelopment that would replace one of the neighborhood’s aging condominium buildings. The proposal, located at 1250 West Avenue, is scheduled to be reviewed by Miami-Dade County’s Shoreline Development Review Committee, marking another milestone for a project that has already secured key zoning approvals from the City of Miami Beach. Those approvals were granted under the Alton Beach Bayfront Overlay, clearing the way for a tower significantly taller than what was previously permitted on the site. As part of the deal with the city, the development will include less than half of the density previously permitted on-site, a significant concession in exchange for the height increase. The partnership is also obligated to design and fund new Baywalk segments out of pocket across four properties: 1250 West Avenue, 1228 West Avenue, 800 West Avenue, and 1450 Lincoln Road. Should the team be unable to fulfill those obligations directly, they are required to pay the city in lieu to complete the segments in their place. Beyond the waterfront commitments, the developers separately agreed to acquire the Bikini Hostel at 1247 West Avenue, with plans to demolish the property and replace it with a public park. The hostel currently serves portions of Miami Beach’s unhoused population, meaning the redevelopment will also require a plan for relocating those residents. The redevelopment is being pursued by a partnership between Terra Group, JDS Development Group, GV Development, and RG Development. Together, the group assembled the site through a rare and complex condominium buyout of Bay Garden Manor, a 15-story residential building constructed in 1964. The developers acquired more than 95% of the building’s 238 units from over 100 individual owners, where they will move to terminate the condominium association: a necessary legal step before demolition can proceed. The proposed development will feature 106 residential units, with each floor designed to include only a select number of spacious homes. The average unit will span approximately 3,479 SF, while even the smallest unit stands at 1,767 SF. This represents a reduction from the original plan, which called for 125 units, the maximum allowed on the site. Residents will enjoy amenities including a pool, lounge areas, private driveway, gym, spa, and additional shared spaces. The project also includes 11,267 SF (up from the original plans of 9,500 SF) of commercial space along West Avenue, with plans currently indicating a potential club or spa, although tenant uses could change. Beneath the ground floor, the building will feature three levels of parking, a relatively rare feature for waterfront developments in Florida (or any development for that matter), providing a total of 249 spaces. According to the new design by ODP Architecture and MK27 Architecture, the 28-story (lower from an original 33 stories) building will reach a height of 363 FT at its tallest point, with the tallest occupied floor standing around 342 FT. Like many luxury towers in South Florida, the development will feature wrap-around balconies, floor-to-ceiling windows, and ceilings of 11 FT. The exterior will showcase a modern palette, highlighted by light wood accents, ultra-clear glass railings, and other refined architectural details. According to permitting records obtained by Floridian Development, no demolition permits have yet been filed with either Miami-Dade County or the City of Miami Beach. However, given the experience of the development team and the rapid pace of planning, demolition permit applications are expected to be submitted in the near future.
Construction Advances at Three Major Development Sites in Downtown Tampa
Downtown Tampa is experiencing one of the most significant development waves in its modern history. The skyline is currently dotted with a high concentration of cranes for high-rise projects, an intensity of construction not seen since the late-2000s cycle. Among the most prominent projects reshaping the urban core are One Tampa, Pendry Residences Tampa, and a future tower planned by Stock Development. Together, the announced developments are expected to add roughly 425 condominium units and 220 hotel rooms to downtown, not including details from Stock Development’s still-unreleased project. These three towers occupy closely aligned sites along North Ashley Drive near the Hillsborough River. Pendry Residences Tampa is rising at 111 South Ashley Drive, while One Tampa is under construction at 507 North Ashley Drive. Just north of both sites, Stock Development controls 601 North Ashley Drive, where demolition is currently underway following the company’s $40 million acquisition of the property. The site was previously owned by TLR Group, which had proposed a roughly 540 FT tower that went through several design iterations before ultimately being shelved. As Tampa’s skyline continues to evolve, new photos highlight the rapid progress of several major projects now reshaping the downtown core. One Tampa According to photos taken by Floridian Development, One Tampa has reached its 24th floor, with the structure rising at a pace of roughly one new floor per week. The pace has accelerated since the project’s foundation and the large parking podium, spanning approximately 10 floors, were completed. Window installation is now underway on the lower residential floors, while exterior treatments for the podium will be installed at a later stage of construction. One Tampa’s podium will feature a distinctive mesh screening incorporating artistic patterns designed to provide both visual interest and ventilation for the parking levels. The podium will also incorporate a reconstructed historic facade as part of an agreement with the City of Tampa. The original structure at 520 North Tampa Street was built in the 1920s and later demolished to make way for the tower. As part of the development agreement, Kolter Urban committed to reconstructing an interpretive version of the building’s facade along N Tampa St and E Twiggs St. Work on that reconstruction is currently underway. The portion of the podium where the historic facade will appear is currently covered with a concrete backing, which will later be clad with brick detailing and window elements designed to replicate the appearance of the original building. One Tampa is set to include 225 residential units, along with 464 parking spaces and 5,000 SF of ground-floor retail. The tower will ultimately rise 44 stories, reaching a height of about 494 FT. The project is being developed by Kolter Urban, Adache Group Architects is serving as the architect, and Moss Construction is the general contractor. Pendry Residences Tampa Pendry Residences Tampa has recently begun vertical construction on its first residential floors following completion of the tower’s 11-story podium and two amenity levels on floors 12 and 13. Crews are now working on the 14th and 15th floors, marking the start of the residential portion of the building. Similar to One Tampa, construction has accelerated after an extensive foundation phase, which included some of the deepest piles installed in Florida, and the completion of a podium spanning the full length of the site. With that work finished, the tower is now rising at a pace of roughly one floor per week. Pendry Residences Tampa is taking shape as a prominent tower along the Hillsborough River, with a footprint that will make it the widest skyscraper in the city. The waterfront hotel portion of the podium, anchored by the Pendry brand and planned to include 220 hotel rooms, is currently being enclosed in glass. Meanwhile, the garage section of the podium is slated to be finished with vertical metal louvers. This design reflects a modification by the developer: earlier plans incorporated greenery between the louvers, but the revised design removes that element in favor of a simpler black-and-white finish. Pendry Residences Tampa will introduce 200 luxury condos, 220 hotel rooms, and approximately 5,000 SF of retail space to the heart of Tampa. The 38-story, 444-FT-tall development will also feature a podium with 656 parking spaces. Arquitectonica is serving as the project’s architect, while Two Roads Development is the developer and Coastal Construction Group is acting as the site’s general contractor. 601 North Ashley While full development plans have not yet been announced for 601 North Ashley Drive, Stock Development is continuing demolition work on the existing structure occupying the site. The property was previously home to the 12-story GTE Tower. The office building has origins dating back to the 1920s but was later heavily modified, including the addition of a stucco exterior that concealed much of the original brick facade. The building most recently housed a branch of GTE Financial, which has since vacated the premises. Demolition crews are now stripping away the building’s modern exterior, leaving behind a gray structural shell where sections of the original brick occasionally emerge beneath the removed cladding. Windows are also being removed throughout the structure. Much of the facade along the west, south, and north sides has already been cleared, while the eastern elevation remains partially covered by scaffolding as work continues. According to permitting records, demolition is being carried out by D.H. Griffin Wrecking Company and includes the removal of the existing structure, basement, and foundation. Reporting from roughly two months ago indicated that Stock Development may consider utilizing development plans previously submitted by the TLR Group under its former ownership of the site. Those earlier plans called for a 540 FT tower containing approximately 600 residential units, along with 68,000 SF of office space and 12,000 SF of retail. The proposal also included a large parking podium featuring circular cutouts and capacity for up to 985 vehicles.
Massive 4,032-Unit HueHub Workforce Housing Development Moves Toward Construction
Plans are advancing for what could become the largest housing development proposed under Florida’s Live Local Act. The project, known as HueHub, is moving forward as demolition begins on the aging buildings currently occupying the site. Clearing the existing structures marks a key step toward making way for the planned $880 million mixed-use development, which aims to significantly expand the area’s housing supply with an entirely workforce-focused residential community. The development is being led by Pablo Castro through his firm HollandPark EcoreResidences LLC. Once completed, the project is expected to include 4,032 residential units spread across seven 35-story towers, along with retail space, medical offices, and extensive residential amenities. Designed by Arquitectonica, HueHub will encompass roughly 2 million SF of residential space, with a groundbreaking targeted later this year. View this post on Instagram A post shared by The HueHub Living Spaces (@thehuehubliving) The project site, located at 8400 NW 25th Avenue, was acquired by Castro in 2023 for $29.3 million. The roughly 12-acre property currently contains 141 apartments built between 1950 and 1960. According to the development team, demolition is expected to take two to three months, after which the site will be prepared for vertical construction. If financing and permitting timelines hold, the project could begin construction later this year, marking a major step forward for one of the most ambitious housing initiatives currently planned in Miami-Dade. Proposed in early 2024, the HueHub marked a shift in projects under Florida’s Live Local Act, demonstrating the law’s potential for large-scale developments rather than the smaller projects initially associated with it. This development is an early adopter of the act, which has been amended several times since its passage in 2023. Under the Live Local, municipalities must administratively approve (no public hearing required) qualifying multifamily or mixed-use residential developments on land zoned for commercial, industrial, or mixed-use purposes. If at least 40% of the units are designated as workforce housing affordable to households earning up to 120% of the area median income (AMI) for a minimum of 30 years, developers are granted significant regulatory preemptions. These include the ability to build at the highest residential density allowed anywhere in the jurisdiction and at the maximum building height permitted within one mile of the site, along with other incentives such as tax exemptions and certain parking reductions. The Plans According to final plans submitted to the county earlier this year, the development’s 4,032 residential units will consist of studio, one-bedroom, and two-bedroom layouts. Studio apartments will begin at approximately $1,302 per month and measure around 300 SF. One-bedroom units, averaging about 420 SF, are expected to start at roughly $1,598 per month, while two-bedroom residences of about 640 SF will start near $1,903 per month. These rent limits put the entire development well within workforce housing income limits. Housing will primarily be geared toward essential workers, with 3,000 units reserved for police officers, firefighters, county employees, hospitality workers, teachers, healthcare professionals, and other critical members of the workforce. Future residents will have access to a wide range of amenities designed to support both work and recreation. Planned features include podcasting studios, co-working spaces, coffee bars, outdoor lounges, social gathering areas, a juice bar, pool and sundeck, pickleball court, dog park, fitness center, art gallery, and additional shared spaces throughout the development. The project will feature 36,220 SF of ground-floor retail, including storefronts along NW 27th Ave and on-site amenities such as a juice bar and coffee bar. Two floors of medical office space, each spanning 5,740 SF, will bring the total retail and office space to roughly 47,700 SF. Medical space may be expanded if there’s increased demand. In addition to commercial uses, the project will include a police station and two community centers. The design also emphasizes pedestrian-friendly streetscapes, with widened sidewalks and added greenery surrounding the entire site. To support these uses, the project will include 5,037 parking spaces and 322 bicycle spaces. Design and Cost-Cutting Measures The seven towers will each rise 320 FT, with an additional elevator overrun of roughly 30 FT, bringing the total height of each tower to around 350 FT: well above any existing structures in the surrounding area. The Arquitectonica-led design incorporates metal balconies, floor-to-ceiling windows, and colorful murals adorning each building, drawing inspiration from graffiti art. The towers will not feature podium bases; instead, parking will be accommodated within on-site garages, a significant cost-cutting measure. The buildings will also utilize tunnel-form construction, a cost-efficient method that employs reusable steel molds to rapidly cast concrete walls and slabs. This approach allows for faster construction timelines but often results in repetitive floorplates, contributing to the towers’ monotonous design. Each unit will also include prefabricated modular kitchens and bathrooms to further streamline construction. Hallways between units will be naturally ventilated rather than air-conditioned, an approach commonly used in parts of Europe that the development plans to adopt. Many of these decisions prioritize cost efficiency over architectural variation. Construction and Future Plans Once demolition on the property concludes, a formal groundbreaking is expected to follow within the coming months. Construction of the initial seven towers is planned to begin simultaneously rather than in phases, as staging the buildings piece-by-piece would slow overall delivery and potentially increase construction costs. However, the seven towers will not mark the full extent of HueHub. Plans also call for four additional high-rise buildings in a later phase. Three are expected to rise to 35 floors, matching the height of the initial towers, while a fourth will rise to a shorter height. The expansion phase will also include a school designed to accommodate up to 1,000 students, centered around a courtyard playground. In addition, a shelter is planned for the southern portion of the site.
9-Story Modern Apartment Building Proposed at 14501 W Dixie Highway in Miami-Dade
A largely vacant lot along Harriet Tubman Highway in Biscayne Gardens, an unincorporated area of Miami-Dade County just north of the City of Miami, may soon see redevelopment. On March 4th, a mixed-use proposal designed by the Gado Group and developed by RG Realty Investments was submitted to the county as a pre-application. The project envisions a modern residential building with dozens of units above ground-floor retail, introducing new housing density and activating the busy corridor with additional street-level activity. The project will rise on a 2.66-acre site spanning 14501 W Dixie Highway (Harriet Tubman Highway) and 1595 NE 145th Street, an assemblage acquired for more than $2 million. Much of the property has already been cleared following demolitions that occurred several years ago, though a small corner structure remains slated for removal. The pre-application marks the first formal step in the county’s review process, with additional filings and reviews expected before construction can begin. While plans remain in the early stages, the development is expected to include 110 apartments ranging from one- to three-bedroom layouts. One-bedroom units, measuring approximately 700 SF, will be the most common, followed by two-bedroom units at around 900 SF, and larger three-bedroom residences spanning roughly 1,400 SF. The proposed unit count slightly exceeds the site’s base density allowance of about 95 units under current zoning guidelines, meaning the developer would likely need to seek an exception as part of the approval process. Residents would have access to a variety of amenities, including rooftop lounge/seating areas, a rooftop pool and jacuzzi, and multiple rooftop garden and green space areas offering views of the surrounding cityscape. Residences are planned with 12-FT ceilings, featuring balconies and floor-to-ceiling windows. As part of the mixed-use development, the project would also include approximately 25,250 SF of retail space, primarily located along the ground floor frontage. A total of 282 parking spaces are planned to accommodate both residents and commercial visitors, both in a 9-story garage and surface parking on the south side of the site. Rising 9 stories, the development will consist of unique, interlocking structures connected by sky bridges to form a cohesive whole. The overall building height, including the parking garage, will reach 108 FT, while the residential portion itself will span up to 72 FT. The facade will showcase a palette of light blue, transparent glass, complemented by metal accents and brown vertical screenings, which will be applied to both the building exterior and the parking podium for a contemporary look. Unlike many recent South Florida projects using the Live Local Act, this development will follow the standard zoning process. A recent letter from Miami-Dade’s County Planning Division allows the property’s “Business and Office” land use category to apply across the entire site, clearing the way for the mixed-use project. Under county rules, the site could support up to 36 residential units per acre and a building intensity of up to 2.0 FAR. The developer plans to pursue a zoning change from its current business designations to formally allow retail along the corridor with housing integrated above, while including buffering to protect nearby homes (among other changes). According to Miami-Dade permitting records, no demolition permits have been issued for the remaining on-site parcel, and no permits for site work or tree removal have been filed. As this represents the first iteration of the project, the planned development, spanning over 230,000 SF, is expected to evolve over time.
Sweetwater Moves Forward With Flagler Center District Redevelopment at Former Li’l Abner Site
Plans to redevelop the former Li’l Abner Mobile Home Park are beginning to solidify, marking a key moment for one of the largest redevelopment sites in western Miami-Dade. The more than 90-acre property, once home to thousands of residents and now cleared, is set to transform into a dense mixed-use neighborhood known as the Flagler Center District. Plans call for residential towers, retail, medical space, community amenities, and more. Led by CREI Holdings, plans submitted to Sweetwater outline a walkable, mixed-income district poised to become the city’s largest development to date. The project has already cleared several early procedural milestones, including an initial commission reading and key land-use approvals, though additional reviews remain before the multi-phased development can begin with its first phase. With an estimated build-out cost of roughly $4.5 billion, early site plans illustrate the sheer scale and range envisioned for the community. Housing will dominate the site, with approximately 6,000 residential units proposed. Overall density is planned to be capped at about 105 units per gross acre, a figure that means potentially larger unit formats in portions of the project. The development team has also committed to delivering at least 1,000 units designated for affordable or workforce housing, with space for senior citizens. Beyond the residential component, the proposal calls for a minimum of 100,000 SF of non-residential space, though conceptual plans far exceed that limit. Potential uses include a hospital, with backup scenarios that could pivot to medical office space (or other uses) should a hospital operator not materialize. Additional program elements under consideration include hotel space, a new school, self-storage, and a significant retail presence expected to span hundreds of individual storefronts. Open space will also play a role in shaping the district’s public realm. According to the applicant, more than four acres are planned for parks and community gathering areas, fit with seating, shading, and more. As with any large master-planned project at this stage, architectural details remain in motion. Building heights have not been finalized, though preliminary plans suggest some towers could rise beyond 30 stories. Final heights will ultimately be influenced not only by local zoning but also by Federal Aviation Administration constraints tied to the site’s closeness to Miami International Airport, which could limit certain heights. On the first meeting, held on February 9th, Sweetwater commissioners approved several foundational steps that establish the framework for the project. The most significant was the creation of a new Comprehensive Plan land-use category called the Flagler Center District, which will guide how the site is planned, including how much density can be built and how the neighborhood will function overall. Officials also supported a request to update the city’s Future Land Use Map. The property, previously designated for mobile home and medium-density residential uses, would be re-designated under the new Flagler Center District category to allow the broader mixed-use vision. In tandem, the developer, CREI Holdings, is seeking zoning changes across roughly 104 acres to establish the specific development rules for the site, such as building heights, parking standards, and open-space requirements. While the former mobile home park itself spans about 95 acres, the larger boundary reflects additional land, including a nearby affordable housing property that will be incorporated into the master plan. Finally, commissioners advanced a rezoning that would replace the site’s existing designations, Trailer Park District, Interim Use, and High-Density Multifamily, with the new Flagler Center District zoning, aligning the property’s regulations with the long-term redevelopment plan. At a second meeting held on February 13, commissioners unanimously approved the first reading of an ordinance authorizing a master development agreement for the project. The agreement outlines plans for both on-site and off-site improvements, including infrastructure upgrades and roadway enhancements tied to the development. A master development agreement serves as a legally binding contract between the municipality and the developer, establishing timelines, performance standards, and other rules to ensure long-term consistency as the development proceeds. Controversy and Fears of Gentrification As redevelopment opportunities grow scarcer across South Florida, aging mobile home parks have increasingly become targets for large-scale communities. These properties almost always occupy large tracts of land at relatively low densities, making them attractive from a planning and financial standpoint. The former Li’l Abner Mobile Home Park was no exception. Spanning roughly 94.5 acres near Florida International University, the site was the target of redevelopment talks for some time. The path to redevelopment, however, has been marked by significant controversy. Residents were notified that they would need to vacate within six months, with relocation payments of about $14,000 offered to those who left early. A plethora of residents argued the compensation fell well below the value of their homes, especially for households that had invested heavily in renovations. Because mobile home residents often own their structures but lease the land, their power to influence redevelopment is limited, a problem that intensified tensions as plans moved forward. Reporting from WLRN South Florida detailed additional disputes during the site’s transition period, including allegations that demolition activity began shortly after notices were issued and before all necessary permits were secured. The property owner was also cited in connection with demolition practices involving trailers that contained asbestos, raising environmental and public health concerns at the time. Supporters of the project argue that the redevelopment represents a long-term investment in Sweetwater’s growth. The proposed district would dramatically increase density, replacing a community of roughly 900 households, estimated at 2,000 to 3,000 residents, with about 6,000 new housing units that could accommodate approximately 12,000 people. Proponents say the plan would enhance walkability, expand the local tax base, and introduce services not currently available in the area. City leaders have emphasized both the scale of the opportunity and the need for oversight as plans progress. Mayor Jose Pepe Diaz has described the redevelopment as one of the most consequential projects in the city’s history while stressing the importance of transparency and community engagement throughout the process.
After Weeks of Uncertainty, Fort Lauderdale’s City Hall Project Regains Momentum
Plans to build a new state of the art City Hall in Fort Lauderdale appear to be back on course after a brief but dramatic detour that threatened to upend negotiations with a development team in favor of buying and retrofitting a nearby office tower. The shift began at the end of a January 20th commission meeting, when Commissioner Ben Sorensen raised an internal email regarding a potential sale of Tower 101, a downtown building where city operations are temporarily housed. The message, sent days earlier, relayed an unsolicited proposal from the property’s ownership. By the close of the late night meeting, Sorensen, Vice Mayor John Herbst, and Commissioner Pamela Beasley-Pittman all signaled interest in exploring the idea, placing the city’s ongoing development negotiations in question. The tower option introduced an immediate policy dilemma. Only weeks earlier, commissioners had ranked proposals and selected FTL City Hall Partners, a team led by CORE Construction, Stiles Corp., and PALMA, as the top candidate to deliver a new purpose built civic complex. Their vision called for a contemporary glass tower designed to consolidate municipal operations into a single facility. While Fort Lauderdale still has the right to revisit the process, alternatives would risk delaying negotiations and potentially undermine the competitive process. Moreover, walking away from the deal would not be inexpensive, as the city would need to cover the developer’s out-of-pocket costs in addition to a development fee, likely totaling more than $1 million. Through February, however, support for the tower began to soften. Beasley Pittman clarified that her initial interest was exploratory and later cited concerns about the cost of even analyzing the purchase. A formal evaluation of Tower 101 alone, including appraisals, surveys, and title work, was estimated at roughly $120,000 dollars. Beyond that, commissioners acknowledged the likely expense of bringing the building up to modern standards, from impact resistant glazing and mechanical upgrades to redesigned public meeting space. Mayor Dean Trantalis and Commissioner Steve Glassman opposed the pivot throughout, framing it as a distraction from a process already well underway. Trantalis warned publicly that entertaining purchase offers could open the door to additional unsolicited proposals, a prediction that quickly materialized when the owners of 1 East Broward floated their own potential sale at roughly $122.5 million dollars. As reported by the Sun Sentinel, which has tracked the issue throughout, Mayor Dean Trantalis said “Every building on the block is going to come to us now and say, ‘Buy me, buy me.’ I thought we made a commitment. I thought we had a vision. I thought we were looking to the future. Has that changed?” Despite the cooling enthusiasm, lobbyists for Tower 101 continued pressing their case. During a February meeting, a representative urged commissioners to keep the conversation alive, prompting a sharp rebuke from Glassman, who argued the city should remain committed to its chosen path rather than revisit alternatives. Underlying the debate was a fundamental disagreement over cost. Herbst and Sorensen maintained that acquiring an existing tower could ultimately save tens of millions compared to new construction. Skeptics countered that renovation costs would likely erode much of that advantage, particularly given the specialized needs of a civic building for a city the size of Fort Lauderdale. The urgency surrounding the decision originates from the city’s current circumstances. Fort Lauderdale has been without a permanent City Hall since April 2023, when a historic rain event flooded the basement of the former building, destroying critical infrastructure (servers, electricity, etc) and forcing its eventual demolition. The cleared site has since been earmarked for redevelopment. With the commission now refocusing on negotiations with FTL City Hall Partners, the project is expected to proceed in stages, including an interim agreement followed by a comprehensive development deal. Still, a degree of uncertainty remains. Officials continue to monitor a potential statewide ballot measure that could reduce property tax revenues for homestead properties, a change that might require further cost adjustments or value engineering before final approval. For now, after weeks of political talk and competing ideas, the city’s direction appears steadier. The emphasis has returned to delivering a new civic headquarters, even as financial and design details continue to evolve.