The Fletcher District Gains Approval from the Florida Board of Governors, Set to Break Ground in Early 2026
The University of South Florida has reached a major milestone in advancing its long-anticipated “Fletcher District”, a mixed-use neighborhood set to replace the former golf course known as The Claw. On November 6th, the Florida Board of Governors, which oversees the state’s public universities, voted to approve the project’s first phase. The development will transform the defunct golf course, which closed in 2023 at the corner of Fletcher Avenue and North 46th Street, into a vibrant district featuring student housing, multifamily residences, a hotel, retail space, and public amenities. Plans have been steadily progressing, with the USF Board of Trustees granting its approval on September 9th and construction expected to begin in spring 2026. Phase one will span 27 acres of the former Claw golf course’s 138-acre site. The plan includes 150 cottages, 350,000 SF of research space, 5,000 SF of conference space, a 150-room hotel, 60,000 SF of retail, 700 student beds, and 150 market-rate housing units. The development will also include over 1,000 parking spaces to support both academic and leisure uses within the district. For students seeking housing close to campus, 400 of the 700 planned beds will consist of one-, two-, and four-bedroom units, each featuring a one-to-one bedroom-to-bathroom ratio, addressing strong demand for more private student housing at USF. The 150 multifamily units will also serve university employees, faculty, graduate students, alumni, and community members, with a portion also available to the general public. According to the USF Oracle, the university is expected to generate over $509 million in profit from rent over the 40-year lease term, both from multi-family and student housing. You can find financing documents, the project’s summary, and more from yesterday’s meeting archive here. The Fletcher District will be developed through a public-private partnership between the University of South Florida and ACE Fletcher, LLC, whose members include Capstone Development Partners, Capstone Communities, Aureate Development, and Ellison Development. Under this agreement, USF will create separate ground subleases for each parcel, lasting between 40 and 99 years. The development team will design, build, finance, operate, and maintain their respective parts of the project, retain ownership during the lease, and fund their share of infrastructure and maintenance expenses. After the lease term ends, ownership of all facilities will revert to USF as required by Florida law. This means the first phase of the project, estimated at $268 million, will be funded mostly by the development team through private financing. USF’s direct financial role will be limited to constructing its own academic building and contributing to parts of the shared district infrastructure. When plans were first discussed to redevelop the golf course known as The Claw at USF, initial proposals had included parcels within the adjacent USF Forest Preserve. This sparked controversy among students and faculty, ranging from Indigenous heritage sites to critical habitat for native wildlife. After protests and study, the university clarified its intention. In a recently published FAQ the University of South Florida stated: “No. The Fletcher District is being developed entirely within the footprint of the former golf course, which was previously developed.” Instead, the adjacent USF Forest Preserve will continue to serve as a site for research, fieldwork, and educational use. The university has confirmed that there are no plans in the foreseeable future to alter or develop the preserve.
36-Story Atlantic Square Reaches Completion, Adding Mixed-Income Housing to Overtown
A major addition to Miami’s Overtown neighborhood has officially reached completion, marking a milestone in the community’s ongoing transformation. Rising 36 stories, Atlantic Square introduces new housing and amenities as part of the county and city’s larger effort to spur mixed-income growth and renewed economic investment in the neighborhood: bridging Overtown and Downtown Miami. Developed by Atlantic Pacific Communities and designed by Corwil Architects, the 391 FT tall tower has 616 residential units, with roughly 60% reserved as affordable and workforce housing and the remainder offered at market rate. The building replaces what was once a county-owned parking lot, transforming it into a dense, transit-oriented community in one of Miami-Dade’s most connected areas. According to the most recently submitted plans to the county, subject to minor revisions, the development includes 24,865 SF of ground-floor commercial space designed to activate the streetscape and promote walkability throughout the neighborhood. It will also provide 625 parking spaces, including 21 on-street spots, accommodating both residents and retail patrons. Atlantic Square offers a range of floor plans, from studios to one-, two-, and three-bedroom layouts. Alongside units are amenities such as pools, coworking and lounge areas, and outdoor recreation spaces including a dog park and landscaped terraces. The project also sits adjacent to key transit lines, with easy access to Metrorail, Metrobus, and Brightline. According to a quote provided by NBC6 South Florida, the county’s Director of Transportation notes, ‘We want residents here to be connected—to jobs, to schools, to opportunity—without having to rely on a car’, ‘This is the kind of project that sets a new standard for smart, equitable urban development.’ Following several years of planning, design, and construction, Atlantic Square has officially reached completion in late 2025. The project underwent multiple design changes throughout its lifetime, including updates to the parking podium. The final design features a striking blue metal facade designed by artist Marielle Plaisir, who described the work as ‘cut from aluminum with waterjet precision and bathed in my signature blue’, marking ‘a powerful new chapter in my public art journey.’ While Atlantic Square has completed construction, momentum in Overtown continues to build. Several developers are now setting their sights on the neighborhood’s next wave of projects. Most recently, Floridian Development reported on plans for Overtown’s tallest tower yet: a 55-story residential high-rise at 1210 NW 2nd Avenue, with at least 40 percent of its units designated as workforce housing under Florida’s Live Local Act.
13th Floor, Key International Unveil Nobu-Branded 74-Story Waterfront Tower at 619 Brickell Ave
Nobu Hospitality is expanding its South Florida presence with its first branded residential project in Miami, a 74-story tower planned along Biscayne Bay in the city’s Brickell district. Developed in partnership with Miami-based firms 13th Floor Investments and Key International, 619 Brickell will bring 300 luxury condos, a full collection of high-end amenities, and a new Nobu restaurant to the heart of Miami’s core. Designed by Foster + Partners in collaboration with Sieger-Suarez Architects, the development will rise beside the historic First Presbyterian Church of Miami at 609-619 Brickell Avenue, one of the few remaining religious buildings on Brickell Avenue. In 2024, city officials removed the historic designation from the east side of the property, allowing for the future demolition of the building’s addition and surface parking lot. Plans call for 300 residences, which, according to Miami Residential, will range from one- to four-bedroom layouts. Each unit is designed by Foster + Partners to capture panoramic views of Biscayne Bay, with interiors reflecting Nobu Hospitality’s signature Japanese aesthetic. According to Nobu Hospitality, residents will also have access to 90,000 SF of private amenities, including a full-scale spa and wellness retreat, a state-of-the-art fitness center, and a poolside cafe. However, it’s important to note that unit sizes or configurations aren’t set in stone and may change at any time during the planning process. At the lower levels, Miami’s second Nobu restaurant will open within the tower, joining the brand’s existing Nobu Hotel and restaurant in Miami Beach. The new Brickell restaurant will feature a unique circular design and expansive waterfront views, envisioned as one of Miami’s most futuristic and modern dining locations. In a joint statement, Arnaud Karsenti, Managing Principal of 13th Floor Investments, and Inigo Ardid, Co-President of Key International, said: “We are honored to partner with Nobu Hospitality and Foster + Partners on this extraordinary project in the heart of Brickell. 619 Brickell represents the perfect convergence of design, service, and lifestyle — a residential experience elevated by Nobu’s world-class hospitality and commitment to exceptional service. Together, we are creating a landmark destination that reflects Miami’s sophistication and energy, and we look forward to unveiling it in the near future.” The 74-story tower will become one of the tallest buildings in Brickell. While full-scale renderings and official height counts have not been released, the building is expected to reach ‘supertall’ levels, internationally considered as structures rising above 300M. Only a handful of buildings in Brickell are planned to reach this scale, and none of them have broken ground yet.
Alta Development Advances Plans for 16-Story SOMI Walk Student Housing Near University of Miami
A new student housing tower is on the horizon for South Miami, as Alta Development prepares to move forward with SOMI Walk, a 16-story project planned near the University of Miami. The Miami-based developer has spent the past year refining the proposal through multiple planning stages and design iterations, with the latest version now submitted to the City of South Miami’s Design Review Board for review. Located at 5959 SW 71st Street and 7090 SW 59th Place, the 1.01-acre site currently houses a mix of hotel and office space that will be replaced by student housing to meet surging demand in the area. Designed by FormGroup Architects, SOMI Walk would mark one of the tallest additions to South Miami’s core, following the completion of Vox Miami nearby. According to plans submitted to the city, the development will include 173 residential units, with the potential for possible EB-5 investment funding. Units will be offered in a range of configurations, from one-, two-, three-, four- and five-bedroom layouts. Planned amenities include a rooftop deck, pools, a fitness center, wellness lounge, business center, terrace space, and more. The ground floor will include a spacious lobby, a bike shop, and a dog salon, along with a 3,168 SF public plaza for the public. Parking will occupy the first three levels, providing 173 spaces that include standard, accessible, and double-stacked lift options for residents. According to elevations prepared by FormGroup Architects, the 16-story tower will rise 192 FT at its tallest point. The facade incorporates stucco, brick, aluminum railings, and other modern finishes. Achieving this height, however, required navigating South Miami’s strict zoning regulations, which initially limited development. Because the site’s existing zoning only permits 8 stories, the developer had to make several adjustments to qualify for an additional height bonus, bringing the total to 16 floors. To achieve this, the project must contribute to open space, affordable and workforce housing, and sustainability initiatives by developing LEED Gold or LEED Platinum-certified buildings. If those standards are not met, the developer is required to make a payment in lieu of the city. Additional bonus floor area is also granted under these regulations. Prior to submitting plans to the Design Review Board, Alta Development secured approval on March 31st, 2025, for key land use and zoning changes affecting the SOMI Walk property. The updates changed the site on the Future Land Use Map (FLUM) to Transit-Supportive Development (TSD) and assigned it a TSDD zoning district, paving the way for the project’s current 16-story proposal. According to Alta Development, the team behind the development is planning to begin demolition soon, with groundbreaking in January. Once completed, it will be Alta Developments first project in South Miami.
Announcing the Floridian Development Newsletter: Daily Updates on Florida’s Growth
Florida’s development landscape is changing fast, from high-rise residential towers to transformative mixed-use districts reshaping cities across the state. With new proposals popping up weekly and projects finally moving toward construction, the need to keep track of everything happening in Florida’s built environment has never been more important. To deliver the most current, reliable, and detailed coverage straight to your inbox, Floridian Development is launching a new newsletter. Subscribing is free and provides daily emails featuring development and infrastructure news, upcoming feature updates from Floridian Development, and more, ensuring readers never miss what’s next. Receiving updates will be almost instantaneous, as the site will use automated emails that deliver notifications the moment a new article is published, faster than manual updates on Instagram, X, LinkedIn, or Facebook. Floridian Development is proud to be among the first sources to publish information on major projects across Florida, and this newsletter makes staying informed even easier. To sign up, simply visit https://floridiandevelopment.com/newsletter/ through the site’s header. After signing up, you’ll receive a confirmation email; once confirmed, you’re set to start receiving updates. No name is required, and we’ll never send spam. You can unsubscribe at any time.
The Avery Inches Towards Groundbreaking at 2517 West Kennedy Boulevard, Tampa
The Avery, a six-story multifamily development planned along Tampa’s West Kennedy Boulevard, is edging closer to a groundbreaking as the developer has recently filed for multiple construction permits. Located at 2517 West Kennedy Boulevard, the project will introduce new residential density to a corridor that has seen growing development interest in recent years. Led by The Avid Group and designed by ODP Architecture, the project has been in planning since 2022, when the developer purchased the site for roughly $2 million. The proposal has since gone through several design revisions over the past two years, with the latest plans reflecting the most refined vision for the property. Set to feature 36 residential units across six floors, the project will include a mix of studio, one-bedroom, and two-bedroom layouts. Unit sizes will range from 562 SF for the smallest studio to 1,333 SF for the largest two-bedroom residence, with one-bedroom units making up the majority of the offerings. Units are designed with an emphasis on natural light, efficient flow, and tall ceilings. In addition to residential space, the development will include approximately 6,130 SF of office space and 3,000 SF of ground-floor commercial space, activating the Kennedy Boulevard frontage and encouraging pedestrian activity. The building’s design also incorporates an expanded sidewalk and on-street parking. A total of 43 parking spaces will be provided in the development, with most spaces being in a surface parking lot next door. According to elevations provided by ODP Architecture, the building is set to rise 81 FT, one of the tallest buildings in the area. The modern facade will be composed of smooth stucco, exposed concrete, aluminum railings, and other design choices. According to ODP’s website, ‘the building’s clean, rectilinear volumes create a grounded podium that supports five levels of residences, articulated through recessed balconies and detailed facades. This disciplined use of concrete allows for large-format windows that animate the street rhythm and frame views above.’ The site was cleared roughly two years ago in preparation for construction. Recent permit activity includes threshold building permits, utility permits, and right-of-way applications, signaling that construction is imminent. While there is no official construction timeline, construction is estimated to begin next year.
The Gallery at Wagner Creek: First Tower of Related’s Health District Redevelopment Secures Financing
The Related Group has secured key financing for The Gallery at Wagner Creek, a mixed-income high-rise planned for Miami’s Health District that will include affordable housing. The project marks the first phase of a larger multi-tower development that will eventually involve the demolition and redevelopment of the nearby Jackson Medical Towers. Envisioned as a transit-oriented, mixed-income community, the development is located at 1165 NW 11th Street: just steps from the UHealth-Jackson Metrorail Station. On October 29th, Miami’s Housing and Commercial Loan Committee approved the allocation of $4,848,080 in Miami Forever Bonds to The Related Group. Miami Forever Bonds are part of a measure approved by voters to fund essential infrastructure, resiliency, and affordable housing projects. The $4,848,080 loan for the Gallery at Wagner Creek development is a key part of the project’s more than $190 million cost. Other sources of financing, including from the state, have also been awarded. The Gallery at Wagner Creek required financing from multiple institutions due to its large scale of affordable housing; the project will include 460 residential units, with 184 designated as either workforce or affordable housing for at least 30 years. These units will be priced for households earning between 30% and 120% of the area’s median income (AMI). Of the deeply affordable units, 70 will receive city assistance, including 35 specifically reserved for special-needs households in need of stable housing. This 40% workforce and affordable housing requirement stems entirely from the developer submitting the project under Florida’s Live Local Act. To avoid lengthy public hearings, the developer filed an administrative application, allowing the proposal to be reviewed solely by county officials. The Live Local designation also grants the developer greater flexibility, including increased height, density, and reduced procedural hurdles. A representative of the developer writes, ‘Pursuant to the Live Local Act, a maximum density of 250 units per acre is permitted. According to the revised survey, the gross acreage of the North Site is 1.98 acres permitting a maximum density of 495 dwelling units. For this first phase, the Applicant is proposing 460 units on the North Site, providing much needed affordable housing stock to the area’. According to floor plans provided by the architect, Cohen Freedman Encinosa & Associates, units will range from studios, 1-bedroom, and 2-bedroom units. Residents will have access to a range of amenities, including a pool, lounging space, a health club, co-working space, and much more. The development is also set to feature 346 parking spaces and 3,200 SF of ground floor commercial space. When the development was first submitted, parking counts were slightly higher. Elevations show a 27-story tower rising 305 FT, featuring materials such as smooth stucco, picketed railings, and louvered cladding. The building’s height is limited by nearby flight paths, with a maximum allowable elevation of 310 FT in this zone. To comply with aviation safety regulations, the roof will also include aircraft warning lights. While the project is still moving through approvals, it has already cleared several key steps. The site, currently used as a surface parking lot, has been granted site control through a ground lease, giving the developer long-term rights to design, finance, and operate the building without full ownership of the land. Construction is expected to begin in late 2026, with completion targeted for 2028.
Alta Developers Breaks Ground on Princeton Gateways Phase I, Set to Feature 308 Apartments
Alta Developers has just broken ground on the first phase of Princeton Gateways, also known as Princeton Commons. The project, which has been in planning since 2022, is now moving forward following a $60 million construction loan from Miami-based City National Bank of Florida. The first phase will replace three parcels located at 24450, 24500, and 24550 SW 127th Avenue with modern apartment buildings. The MSA Architects-designed complex isn’t alone. Despite being located in a relatively low-density area in Princeton, development across South Miami-Dade has surged in recent years. Limited available land has pushed traditional suburban projects to grow upward rather than outward; this groundbreaking is another example of such developments. After recently receiving ASPR approval for the first phase, the latest 2024 plans outline 308 residential units, although 384 are permitted. The mix will include one-, two-, and three-bedroom layouts, with two-bedroom units making up the majority at 61% of Phase 1. The development will feature nine buildings arranged around a central parking lot, with additional on-street parking for residents. In total, 417 parking spaces will be provided. With interiors designed by local firm Raymond Nicholas, the development will offer modern residences featuring large windows and private balconies. Ceiling heights will reach up to 9 feet 6 inches, creating bright and spacious living areas. Buildings in Phase I will range from three to seven stories, rising between 36 and 66 FT The first phase will include two seven-story buildings and seven three-story structures. The complex will also feature a white and gray color palette, accented by greenery along the facades and surrounding sidewalks. While the second phase hasn’t broken ground, it received approval earlier this year and follows a similar design and layout to the first phase. Smaller in scale, it will include 226 units spread across seven buildings, offering 1-, 2-, and 3-bedroom layouts. Residents will have access to 350 parking spaces. The construction start date is currently unknown, and unlike the first phase, the second phase’s site is not yet cleared for development. When both phases are complete, the complex will feature 534 units and 767 parking spaces. South Florida’s unique geological constraints, unlike regions such as Houston or Los Angeles, make projects like this feasible. Just months ago, a developer proposed a 25-story tower slightly further north under Florida’s Live Local Act, a landmark housing bill.
Sunny Isles Beach Set to Overtake Philadelphia in Number of Skyscrapers by 2029
Skyscraper enthusiasts across South Florida are about to witness a remarkable milestone for the region. While Sunny Isles Beach may not rival Philadelphia in population, economic scale, or national prominence, this slender barrier island city is on track to surpass the Pennsylvanian powerhouse in the number of skyscrapers. According to the Council on Tall Buildings and Urban Habitat (CTBUH), skyscrapers are defined as structures exceeding 492 FT (150 meters) in height. Over the past decade, these towering structures have increasingly reshaped South Florida’s skyline, and few places exemplify this transformation better than Sunny Isles Beach. The city’s appeal to developers lies in its prime location, relatively relaxed zoning laws, and the continued demand for oceanfront living in the region both domestically and internationally. With the upcoming completion of Bentley Residences and the two-tower St. Regis Residences complex, the city will add three new skyscrapers, increasing its total from 17 to 20 by 2029 when the final St. Regis tower is finished. Those buildings are currently working on their foundation and will quickly rise. For those familiar with the city, the real count of 17 towers in Sunny Isles Beach should be raising eyebrows. After all, it’s far above the long-accepted norm of 14. However, Floridian Development recently obtained city records and found that Trump Towers I, II, and III each reach 500 FT, not the 461 FT previously reported. That correction pushes the verified total to 17, bringing the city’s real count to light following years of misinterpreted data. According to elevations prepared by Sieger Suarez Architects, the towers each rise 500 FT starting from the lobby to the top architectural feature that conceals their mechanical components. These documents represent the most recent and final elevations for the buildings and do not reflect earlier versions. Dated late 2005, they were submitted as part of the foundation permits and reviewed prior to construction, which occurred between 2005 and 2009. This means Sunny Isles Beach is currently tied with Atlanta, Las Vegas, and Austin in terms of skyscraper count. By 2029, however, the city is set to surge ahead; it will reach 20 towers and tie with Dallas, which currently has no buildings over 492 FT under construction. Atlanta will fall just behind with 18 towers after the completion of 1072 West Peachtree Street, while Austin and Las Vegas are projected to have 19 and 18 skyscrapers respectively. The only U.S. city expected to surpass Dallas in this timeframe is Jersey City, which is also experiencing a major skyscraper boom. Even more impressive, Sunny Isles Beach is expected to exceed 20 skyscrapers in the near future, as developers continue to grab up low-rise parcels along the beachfront. Months ago, reports surfaced of a joint venture between Related Group, Dezer Development, and the BH Group acquiring the Miami Beach Club at 19051 Collins Avenue for over $100 million. The FAA recently approved an 820-foot tower on the site, which would make it the tallest building along the strip.
Azul At Blue Lagoon Proposed Through the Live Local Act, Set to Feature 250 Units
Miami’s Blue Lagoon neighborhood, an area defined by its mid-rise, office-oriented development, is seeing its first proposal under Florida’s Live Local Act. The project is known as Azul at Blue Lagoon, with plans currently awaiting Miami-Dade County approval for a 15-story residential tower made possible through the Act’s development incentives. Led by Keystone 1200, LLC, an affiliate of local firm Keystone Holdings, the proposal would rise on 1.2-acre site currently occupied by two industrial warehouses and a surface parking lot. The venture will also mark Keystone’s second Live Local project in the county, following its earlier Keystone Midway proposal, which Floridian Development previously reported on. According to plans submitted in early October, Azul at Blue Lagoon will feature 250 residential units. Under existing zoning, only 72 units would be permitted on the site, but the Live Local Act allows for a significant increase of up to 300 units in this case. By leveraging the act’s incentives, which include higher density and height limits, reduced parking requirements, and an expedited approval process, the developer must allocate at least 40% of the units as workforce housing. Most importantly, this proposal generously exceeds that threshold: approximately 54% of the building, or 136 units, will be reserved for workforce housing, priced at or below 120% of the Area Median Income (AMI). Residences at Azul at Blue Lagoon will range from townhome-style units and studios to one-, two-, and three-bedroom layouts, including optional two-bedroom units with dens. One-bedroom units will make up the majority of the development, accounting for 46% of all residences. All workforce-designated units will consist of either one- or two-bedroom layouts, ranging from around 600 SF to 900 SF. While the amenity package may continue to evolve, current plans showcase features such as a fitness center, resident storage areas, a pool deck, and multiple lounge spaces. At street level, the project will include 2,501 SF of retail space, a lobby, and vehicular access to the podium garage. The garage will accommodate 372 parking spaces, a significant portion of which will be configured in tandem layouts to maximize efficiency. Designed by FormGroup, a well-known architectural firm in the South Florida region, the building will feature a contemporary design with a concealed podium at street level, maintaining a pedestrian-friendly appearance. Balconies will incorporate a mix of metal and glass, while the facade will showcase stucco finishes in shades of blue, white, and brown. The building’s 15-story height is based on the maximum allowable height within a one-mile radius, with the precedent set by a nearby 15-story residential building at 725 NE 57th Street, located approximately 0.29 miles away. According to elevations, the building will rise 148 FT to its tallest point. Because the project is being filed administratively, there will not be a public hearing for this project. Once all is given the go-ahead, the existing site at 1200 NW 57th Street will require limited demolition.