Signs of Life Emerge for ArtsPark Lofts, Where Merrimac Ventures Plans Minor Changes
Signs of life are emerging for ArtsPark Lofts, a high-rise first proposed in 2022 for Fort Lauderdale’s Flagler Village neighborhood. Led by Fort Lauderdale-based Merrimac Ventures, the project has undergone several minor revisions over the years, including adjustments to its height, parking, and unit count. The latest amendment is now scheduled for review by Fort Lauderdale’s City Commission on October 23rd, where members will vote on the updated site plan. If approved, ArtsPark Lofts will be Merrimac Ventures’ second residential project in Flagler Village. The firm is currently building a two-tower development at 317 N Federal Highway, which broke ground last year. Located at 407-421 N Andrews Ave, ArtsPark Lofts received its first update in early 2023 when the developer increased the tower from 30 to 31 floors, mainly due to an expansion of the podium. Following this change, the developer also raised the parking count from 359 to 372 spaces. Now, Merrimac Ventures is proposing a further increase to 32 floors, adding an additional residential floor and bringing the total unit count from 289 to 301. At the same time, a slight reduction in parking lowered the total to 367 spaces. In summary, the project has evolved slightly since its original 2022 submission. The tower has moved away from a 30-story building with 289 units and 359 parking spaces to a 32-story structure, containing 301 units and 367 parking spaces. Ground-floor commercial space was also slightly adjusted, bringing total square feet from 1,914 to 1,249. While the overall design by Fort Lauderdale-based FSMY Architecture remains largely unchanged, the tower has grown slightly taller. Earlier plans had the building rising 368 FT, but the updated proposal now reaches 372 FT. While changes like these may be modest, the fact that the project is moving forward is the most important takeaway. Recently, several developments in Fort Lauderdale have either stalled or been put on hold. Shifting market conditions and rising construction costs have prompted developers, such as Woodfield Development, to pause projects like 520 Broward, a 41-story tower located west of ArtsPark Lofts. According to ApexOne, that development is now indefinitely on hold. For Merrimac Ventures, progress on the first tower of their 317 N Federal Highway development has also been indefinitely stalled, though the reasons for the delay remain unclear. According to city documents, staff recommends the proposal be considered by Fort Lauderdale’s City Commission. Although the tower exceeds the allowable height by two floors, a project representative notes that it “provides less mass than is otherwise permitted by code.”
Miami’s Urban Development Review Board Approves ABH Developer’s Wyn Park Development
Wynwood Norte is once again emerging as a focal point for Live Local Act development in Miami-Dade, with the recent approval of Wyn Park, a new high-rise proposal that marks the third such project in the neighborhood since the law’s enactment. Once characterized by single family homes and low-rising apartments, Wynwood Norte has become a magnet for developers, fueled by the commercial and residential success of neighboring districts such as Wynwood, Edgewater, and Midtown. The latest proposal comes from ABH Developer Group, a firm with more than a dozen projects planned or underway in the area. Wyn Park will be the company’s largest undertaking to date: a 36-story residential tower planned to include 293 units, made feasible through the far-reaching provisions of Florida’s Live Local Act. By utilizing the Act, developers gain access to substantial incentives: the ability to build at the highest residential density allowed anywhere in the city, match the tallest height of a plot within a one-mile radius, and bypass many of the typical zoning constraints that once limited growth. For Wyn Park, that translates to an allowable density of up to 530 units, even though the current plan calls for fewer. The project will feature unit layouts from studios averaging 450 SF, one-bedroom apartments around 600 SF and two-bedroom homes ranging from 708 to 1,071 SF. In accordance with the Live Local Act, 40% of the units will be designated as workforce housing, reserved for essential workers such as teachers, firefighters, and other community members. This translates to 117 workforce units, each priced at or below 120% of the Area Median Income (AMI). According to a representative for the project, the development will offer ‘top-notch, beautifully designed mixed-income’ apartments. Starting from the ground floor and rising through the multi-story podium, the development will incorporate both traditional and micro-retail spaces, totaling 3044 SF. The second floor will also include 5,659 SF of office space, giving commercial activation to not one but two floors of the podium. According to Modis Architects, the official designer of the building, the podium will feature ‘perforated metal panels with tree leaf designs to conceal internal elements, soften rigid lines, and allow natural light and ventilation’. In total, the podium will house 196 parking spaces. In addition, the development will house a 1,069 SF rooftop restaurant with a deck overlooking Miami. It’ll be one of the first rooftop restaurants at that height in the area, and certainly the first in Wynwood Norte. To make the current design and specifications possible, the developer is requesting multiple waivers, including a 30% parking reduction within a transit corridor, waivers for certain elements of the parking podium, and additional lot coverage. Reviewed and approved by Miami’s Urban Development Review Board, the development features a facade characterized by charcoal and white tones, incorporating materials such as wood cladding, metal railings, metal accents, and stucco. According to The Real Deal, some board members described portions of the design as having “lego-esque” elements, while also citing an apparent disconnect between the tower and podium. Despite these concerns, the 366 FT tower ultimately received near-unanimous approval. With developers receiving approval on October 15th, the next phase will involve additional approvals from the planning department, followed by the permitting process.
Tech Tower Breaks Grounds in Sweetwater, Set to Include 517 Apartments
Sweetwater’s student housing construction boom is gaining even more momentum, following the recent groundbreaking of Tech Tower. On the morning of October 15, Global City Development and Gilu Development officially broke ground on the 23-story apartment tower located at 10941 SW 7th Street, where foundation work is already underway. The project marks Global City Development’s third collaboration in Sweetwater, following the successful completion of The Lapis and The One: two student housing projects in close proximity to Florida International University. The groundbreaking ceremony featured key figures from the development team along with Sweetwater Mayor Jose “Pepe” Diez. First reported by WhatNow Miami, Shawmut Design and Construction will partner with the developers to oversee construction. View this post on Instagram A post shared by City of Sweetwater (@cityofsweetwater) Tech Tower will feature 517 workforce-oriented apartments, along with 2,923 SF of ground-floor retail space. The building’s multi-story podium will also provide substantial parking for residents and visitors, rising more than 5 floors. The project received approval from the City of Sweetwater in early 2024, originally calling for 170 apartments (678 beds) and 4,202 SF of commercial space. Since then, the plans have been significantly revised. Amenities will range from a lounge, a pool on both the podium deck and the rooftop, as well as a club room. There will be around 28,000 SF of space dedicated to amenities. According to Miami-Dade County permitting records, several permits have already been approved, including misc permits like fire sprinklers. A general construction permit, however, remains pending. The filings list the project’s estimated value at over $100 million, with a total building area of 704,379 SF. Tech Tower will be the second high-rise to break ground in Sweetwater this year alone. Just last month, Casa at FIU, a 297-unit development, broke ground at 10710 SW 5th Street. The development is being spearheaded by WFHP LLC and RAL Companies. Developers such as those behind Casa at FIU and Tech Tower have increasingly turned their attention to Sweetwater due to the city’s relaxed zoning regulations and the growing demand for student housing.
13-Story Condo Proposed Along Fort Lauderdale’s Intracoastal Called Opus at 701
A new condominium has just been proposed along Fort Lauderdale’s stretch of the Intracoastal Waterway. Located at 623 and 701 Bayshore Drive, the project, known as Opus at 701, calls for a 13-story residential tower designed by Adache Group Architects. The building will replace two existing low-rise structures: one a multifamily rental community and the other a long-standing hotel. The combined parcels were acquired between 2023 and 2025 for $19.5 million, allowing the tower to feature a wide footprint. Led by CNB Contracting of New Rochelle, New York, the project is joining a growing wave of residential developments along Fort Lauderdale’s Intracoastal Waterway: many of which are being driven by out-of-state developers. According to plans submitted to Fort Lauderdale’s Development Review Committee, which convened on October 14, the proposal calls for 54 luxury-oriented residential units, matching the site’s maximum allowable density of 70 units per acre. The residences will include a mix of two-bedroom, two-bedroom plus den, three-bedroom, and penthouse layouts. The most common floor plan, comprising just over half of the total units, will be the three-bedroom layouts. The development will feature a variety of amenity spaces, including a spa, game room, yoga studio, fitness center, and a pool deck, along with a rooftop level with a second pool and clubhouse. In addition, the three-story podium will provide 114 parking spaces, offering residents at least two spaces per unit through a combination of compact, traditional, tandem, and mechanical lift spaces. According to elevations by Adache Group Architects, the building will rise 155 FT from street level to its highest point. The proposed height aligns with Fort Lauderdale Beach’s zoning regulations, which generally caps structures in the area around this height. Unless the developer pursues an exception or invokes the Live Local Act for the site’s commercial zoning designation, 155 FT represents the maximum height permitted for this property. Likewise, the facade will showcase a mix of modern materials and tones, including frosted glass balconies, white brick cladding, white and beige stucco finishes, and metal louvers, among other contemporary design elements. A representative from Adache Group Architects writes, “the parking podium is designed with rhythmic vertical slats, creating a wave-like motion across all four elevations. As the “wave” ascends, a horizontal canopy emerges, providing shade below. The building’s exterior palette combines soft whites on the walls, transparent glazing for unit storefronts, and champagne-colored aluminum finishes on mullions and podium screening. This sophisticated blend of colors and tones harmonizes with the lush greenery of the surrounding landscape.” Before the project proceeds to Fort Lauderdale’s City Commission, the Development Review Committee staff has recommended several changes that the developer must address. These include modifications to the podium’s screening, changes to the articulation of each balcony, and other alterations to the plans.
55-Story Tower Proposed at 1210 NW 2nd Ave in Overtown, Possible Through the Live Local Act
Overtown has just received its tallest skyscraper proposal yet, all made possible with the assistance of the Live Local Act. Spearheaded by David Om, LLC, affiliated with Nadlan Management & Investments, the company is planning a 55-story tower on a compact site. The property, located at 1210 NW 2nd Avenue at the corner of NW 12th Street, will feature 498 residential units. The project represents one of the few Live Local Act proposals submitted in the neighborhood to date and could very well signal the beginning of a broader wave of development across Overtown. Of the planned 498 units, 200 will be designated as workforce housing. Under the Live Local Act, any project must allocate 40% of units to households earning up to 120% of the area median income (AMI). The development will feature a mix of unit types, including studios, one- and two-bedroom apartments, penthouses, and a unique category of ‘micro-units.’ Similar to other Live Local Act projects, these micro-units are expected to measure around 300 SF, making them some of the smallest residences in the county. With 200 micro-units planned, it is possible that all workforce units will be micro-units, though that has not been officially confirmed. Despite the site’s relatively compact footprint, the development will offer a wide range of amenities, including two swimming pools, a splash pad, cabanas and resting areas, an entertainment room, a coworking space, and a rooftop deck complete with a lounge and bar. Additionally, the development will provide 154 parking spaces and a hefty 501 bicycle rack spaces. On the ground floor, the development will feature 1,824 SF of retail space and a residents’ lobby, complemented by substantial sidewalk improvements. The current lot is constrained by narrow sidewalks, utility poles, and illegal parking. The new design will include wider, greenery-lined sidewalks, creating a more pedestrian-friendly environment. The podium, rising 8 stories tall, features art that represents the ‘brilliance and resilience of Black history and culture’. The podium will highlight artwork from Miami-based artist Yana Volf, dedicated to the people who originally inhabited Overtown. Volf’s artwork is known for the fusion between realism and pixelation, showcasing portraits of neighbors who embody heritage, stories, and the ‘soul of the community’. According to elevations, the building is expected to top off at 575 FT, not including a potential buckhead that could raise it to nearly 600 FT. In line with several Kobi Karp designs, the tower will showcase a white-and-gray color palette, accented with curtain glass, stucco, and glass balconies. The property is zoned T6-8-L under Miami code, which allows a maximum of 150 dwelling units per acre along with specific parking requirements and height limits. However, under Florida’s Live Local Act, developers can exceed these restrictions by adopting the highest residential density permitted anywhere in the city: in this case, up to 1,000 units per acre. The law also allows projects to match the tallest allowable height within one mile of the site. For this property, located just three blocks from a parcel zoned for 60 stories, that height is applicable here as well. Moreover, despite providing parking, the Live Local Act permits developers to build with no parking minimums on qualifying sites. By pursuing the Live Local Act, developers can bypass lengthy rezoning processes and public hearings. The Act requires all projects to be reviewed administratively, significantly reducing the time needed for approvals.
Live Local Act Fuels Major Redevelopment of Fort Lauderdale’s Galleria Mall
Fort Lauderdale’s long-struggling Galleria Mall is poised for a major redevelopment following its sale last month. The new owners, a joint venture between GFO Investments and the InSite Group, purchased the property for $73 million from Keystone-Florida Property Holding Group, which had owned it since 1993. The partnership’s proposal envisions a multi-tower mixed-use complex, with each tower rising about 30 stories, integrated into the existing mall site. Because current Fort Lauderdale zoning does not permit such density by right, the developers plan to utilize Florida’s recently passed Live Local Act, which allows projects that include workforce housing to skirt certain local zoning laws. According to documents obtained by the South Florida Sun Sentinel, initial plans were submitted in August, though several elements will need to be revised following feedback from the city. The proposal for 2414 E Sunrise Boulevard divides the Galleria Mall site into two sections: east and west. The east section will primarily feature residential towers, while the west section will include additional residential space alongside a hotel component. Spanning more than 31 acres, the redevelopment would become one of the largest mixed-use projects in Fort Lauderdale’s history. The Galleria East redevelopment will include five 30-story towers, featuring 1,181 market-rate units and 800 workforce housing units. 675,968 SF of the existing mall space will be retained, while an additional 127,966 SF will be devoted to health and fitness uses, as well as retail and restaurants. Designed by Arquitectonica, the five towers will showcase modern, glass-heavy facades complemented by expansive balconies. Amenity spaces will be distributed throughout the development, including rooftop areas offering views across Fort Lauderdale. On the other hand, the Galleria West redevelopment will feature four 30-story towers containing 1,161 residential units (690 market-rate and 473 workforce) along with 170 hotel rooms. The plan also retains 251,765 SF of existing commercial space, complemented by 9,140 SF of new office space and more than 5,000 SF of restaurant space. Because this large-scale redevelopment is being pursued under Florida’s Live Local Act, the partnership can match the maximum building height within one mile: in this case, 30 stories, drawn from nearby plots in Fort Lauderdale Beach. The law also allows for increased density and reduced parking minimums, all aimed at encouraging walkable workforce housing. Within this project alone, there will be 1,273 workforce units, accounting for around 40% of the total residential supply. Despite the inclusion of workforce housing, some opponents of the Live Local Act note that a unit only needs to meet 120% of the area median income (AMI) to qualify. In Broward County, this can translate to rents of $2,421 for a studio apartment. Likewise, as per the Sun Sentinel, opinions on the redevelopment are mixed. Nearby residents feel the towers may be unnecessary given the plan, and while there is general agreement that some redevelopment is needed, many question the proposed density. On the other hand, business owners who have witnessed the mall’s struggles see the project as an opportunity to increase foot traffic and boost prospects for small businesses in the area. Traffic, according to partner Russel Galbut, will also not be an issue: “For people who live and work and play in the same place — you don’t need a car”. While Fort Lauderdale advances with the Galleria redevelopment, nearby properties are also attracting new proposals. Across the street at 1040 Bayview Drive, Sunrise & Bayview Partners LLC has proposed two multifamily buildings, rising 14 and 10 stories. There will be commercial and office space, as well as 180 units. Current progress on the project is unclear, but continued interest in the area signals an impending transformation.
Related Group, LeFrak, and 13th Floor Investments File Plans for Two Multifamily High-Rises at 3650 Bird Road
Three prominent developers, 13th Floor Investments, LeFrak, and The Related Group, have teamed up on a new mixed-use proposal near the Douglas Road Metrorail Station. Named simply 3650 Bird Road, the project envisions a two-tower development on the site at 3650 Bird Road: a property that has seen multiple multifamily proposals over the years. Purchased by the partnership for $35 million, the site is now subject to a redevelopment featuring 793 residential units, parking, retail, and other uses. Planned atop a large two-story automotive service center, the development is expected to rise in two phases. The first phase will deliver the northern tower with 415 units, followed by a western tower in phase two with 378 units. Altogether, the development will comprise 793 residences, including 100 workforce housing units, 46 studios, 288 one-bedrooms, 51 one-bedrooms with dens, 292 two-bedrooms, and 16 three-bedroom units. Units will range from 413 SF at the lowest to 1545 SF at the highest. Residents will also have access to a wide array of amenities, including paddle courts, a 22,600 SF fitness center, multiple pools, expansive outdoor spaces, and more. The development’s podium structure will also integrate 1,053 parking spaces and 48 bicycle racks: well above the zero parking minimum allowed under Miami’s Rapid Transit Zone (RTZ) code due to its proximity to the Douglas Road Metrorail station. On the ground floor, pedestrians will see benefits like street-facing retail totaling 8,273 SF, outdoor dining, and colonnades that protect the sidewalk from the elements. In addition, there will be two lobbies on either side. According to a representative of the project, “the vision behind the proposed mix of uses is to promote residents’ ability to live, work, and play in walking distance to the Douglas Road Metrorail station and the Underline.” According to elevations, phase one will rise 31 stories (350 FT), while phase two will be slightly taller at 33 stories (around 370 FT). Although current code allows a maximum of 25 stories on the parcel, the developer is taking advantage of a provision that permits buildings designed and constructed to LEED Gold standards to reach up to 40 stories. Designed by Corwil Architects, the facade will feature a modern aesthetic with glass balconies, large windows, a gray/white color palette, and other contemporary design choices. Prior to the partnership’s submission, the Shoma Group had proposed a two-tower development for the same site. Initially planned to rise 407 FT, or 40 stories each, the project would have delivered 748 residential units, 23,199 SF of retail space, and 700 parking spaces. Although the previous plan called for significantly taller towers, this new proposal surpasses it in total unit count, retail area, parking capacity, and building width. Unlike Shoma Group’s earlier proposal, Shoma One, which was filed under Florida’s recently enacted Live Local Act, the new development will proceed under the site’s existing RTZ Subzone zoning. RTZ designations encourage transit-oriented development and can offer incentives such as higher allowable density, reduced parking requirements, and other flexibility within designated rapid transit areas. As of October 2025, no construction permits have been filed. If approved, 3650 Bird Road will continue the ongoing historic transformation of the lots surrounding the Douglas Road Metrorail Station.
21 Hollywood Inches Closer to Topping Out in Hollywood’s Royal Poinciana Neighborhood
Construction on Hollywood’s latest multifamily high-rise is commencing, bringing the city’s modest but impressive skyline further north. Known as 21 Hollywood, the luxury rental community has already climbed several floors, with crews now working toward the eighth. The project was first presented to Hollywood’s Planning Board in late 2023 from Bardi VP, affiliated with South Florida–based Starlife Group. When complete, the 14-story building will deliver 200 units, ground-floor retail, parking, and amenity space, marking Starlife Group’s first high-rise development. Vertical construction, according to Florida YIMBY, is being handled by Starlife Builders, a construction subsidiary of Starlife Group. Prior to vertical construction, the developer held a ceremonial groundbreaking in December 2024. Over 480 foundation piles were drilled into the ground, marking several months of preparation before the building could begin vertical ascent. Located at 2100 N Federal Highway, the structure is expected to top off at 154 FT in early November, with completion anticipated in 2026. Construction crews have begun installing the first windows and concrete slabs that will frame the building’s facade, which is planned by Kobi Karp Architecture to feature dark slate and off-white stucco, glass railings, aluminum vertical slats, and other contemporary materials. In a recent post, Starlife Group founder and CEO Gevorg Shahbazyan shared a progress photo of the tower’s ascent. The structure already stands as the tallest building in the surrounding area by far. The photo also highlights the 85 FT pool structure, which was recently completed. View this post on Instagram A post shared by Gevorg Shahbazyan (@gevorg.shahbazyan) According to planning documents from the City of Hollywood, the building will not only include 200 residential units, but 9,977 SF of retail and 299 parking spaces. Planned amenities range from a pool, a yoga/pilates room, a cycle studio, a barbecue area, an outdoor movie theater, a children’s playground, and much more. As 21 Hollywood continues its rise, the densification of Hollywood’s urban core is also underway. In late August, construction crews topped out on the Residences at Beverly Park, an 11-story multifamily development bringing 115 affordable units to the area. With multiple buildings coming online in the following years, Hollywood is shaping out to be one of Broward County’s densest cities, attractive for both incoming residents and developers.
Mixed-Income Apartment Seeks Redesign at 3917 N Nebraska Ave in Ybor Heights, Tampa
Channelside Partners, affiliated with Tampa Bay-based developer Abacus Group, is returning to the drawing board for an apartment project in Ybor Heights. Tentatively called Ybor Heights Apartments, the development was first submitted in September of last year but was unexpectedly withdrawn. The original proposal called for a nine-story building at 3917 N Nebraska Ave, utilizing the Live Local Act. Now, revised plans take a more scaled-down approach, removing the Live Local Act in favor of another pro-development statute recently passed by the Florida Legislature. If permitting and approvals proceed smoothly, the project would be among the first large-scale apartment developments in the neighborhood. Submitted last month, revised plans now call for a seven-story apartment building, two stories shorter than the previous proposal. The project will include 257 units, 27 of which will be designated as affordable, solely in studio, one-, and two-bedroom layouts. Residents will have access to 259 parking spaces, falling short of the 392 spaces required by city code. In addition, the development will provide 26 bicycle parking spaces. These details differ significantly from the original plans, which featured 296 units and 419 parking spaces. However, the commercial component has remained largely unchanged. The original proposal included 2,729 SF of commercial space with outdoor seating, while the revised plans call for roughly the same: 2,649 SF of commercial space accompanied by large sidewalks and outdoor seating. One of the more notable revisions involves the project’s facade, with significant changes to both active use and exterior treatment. Along E 33rd Ave, the originally planned walk-up units have been replaced with parking and mechanical spaces. Architect Baker Barrios has also reworked the facade design, shifting from a mix of dark teal, stone gray, and dark gray tones with large blue windows to a simplified all-white exterior. The altered project plans to cut the Live Local Act component, which would have required at least 40% of units to be designated as affordable (up to 120% of the local AMI). Instead, the developers are now proposing the project under Florida Statutes § 166.04151, also known as the Affordable Housing Statute. This statute only requires 10% of units to be affordable, in exchange for incentives such as allowing housing atop commercial or industrial land. By opting for this approach, the developer is giving up certain benefits available under the Live Local Act, including tax exemptions and access to dedicated funding. The site for the new project was purchased for nearly $2.4 million in 2023, previously occupied by a Walgreens that closed as part of the company’s nationwide downsizing. Any redevelopment will require demolition of the existing structure and new building permits, none of which have been filed as of October 2, 2025. This proposal isn’t unexpected, however; as the neighborhood piques developer interest, just a few blocks away, Robles Park is being cleared to make way for a major mixed-use redevelopment that promises new housing, retail, and community amenities.
Calle 8 Hotel Seeks Rezoning of 710 SW 16th Ave for a Nearly 150-Room Project
A new 8-story hotel is being planned along Little Havana’s iconic Calle Ocho corridor, where developer 1603 SW 8 Street, LLC, tied to North Park Ventures from Chicago, is seeking City Commission approval to rezone a site currently occupied by a surface parking lot. The proposal, designed by Modis Architects, would replace a half-acre assemblage with a 149-room hotel, filling a gap in an area that currently lacks hotel options. While Miami’s Planning, Zoning and Appeals Board has already given the project near-unanimous approval about a month ago, the final decision now rests with the City Commission. Located at 710 SW 16th Ave and 1603 SW 8th St, the developer plans to redevelop both a surface parking lot and two low-rise structures from the early 1900s. The rezoning request only applies to the northern parcel at 710 SW 16th Ave, which would shift from T5-O to T6-8-O and more than double the allowable density. The southern parcel, 1603 SW 8th St, is already designated T6-8-O. According to a representative from the project, ‘Calle Ocho is locally and internationally known as a major tourist destination but lacks lodging options. The project proposed a hotel to incentivize tourists to not only visit but stay on Calle Ocho and, in-turn, stimulate the economic development of the area”. First reported by the South Florida Business Journal, beyond plans for 149 hotel rooms, there will be 17,030 SF of commercial space, a rooftop pool, and 128 parking spaces. The facade, featuring large windows with a white and dark brown palette, is described by Modis Architects as “inspired by architectural elements from Havana and tells a story of grandeur with tropical elegance that celebrates the spirit of Cuba and offers guests an elevated experience. This hotel aims to become not just a place to stay, but a destination that embodies the joy, history, and the vibrancy of Calle Ocho.” The developer will have to obtain permits for both demolition and construction if approved by Miami’s City Commission. As of now, there are no substantial permits pertaining to demolition or site prep for the property. A name for the hotel isn’t finalized but plans hint at ‘Calle 8 Hotel’.