Calle 8 Tower Undergoes Significant Changes Ahead of Groundbreaking in Brickell
Calle 8, one of Brickell’s most distinctive proposals in both form and function, has just undergone a major change in its design. The update is being led by Millennium Developments of Brickell, an affiliate of G&G Business Developments: the same firm behind the Aston Martin Residences in Downtown Miami. G&G first proposed the project in 2023 and has since overseen several design revisions, the latest of which was submitted on October 17th. The newest plans remove the previously proposed music venue from the tower’s podium, replacing it with residential units to create an almost entirely residential tower. Despite the changes, the BMA Architects–designed building will retain its signature triangular design. Located at 190 SW 8th St, the development will now feature 500 residential units, an increase from the last iteration which called for 464. This increase comes entirely due to the aforementioned removal of the proposed music venue, which would’ve spanned over 70,000 SF. Residences will range from 1-bedroom units all the way to 3-bedroom penthouses on the top floors of the building. The building’s amenity package will remain similar in size but will feature several changes in offerings. Among the amenity package is a striking overhanging pool on the 41st floor, spanning 1,625 SF and surrounded by lounge areas. Other planned amenities include multiple bar spaces, a sauna and steam room, a spa, a beauty salon, and a dedicated wellness room. It’s important to note these amenities aren’t set in stone until construction commences. From the ground floor to the podium, the development will furthermore include 556 parking spaces, down from 653 in the original plan, along with basement parking to help minimize the podium’s visual impact at street level. The project also introduces new ground-floor spaces, including a car wash, 10,247 SF of retail space, and 3,669 SF of office space: none of which were part of the previous iteration. Beyond these functional changes, the tower’s design has also evolved. The facade now features a uniform composition of curtain glass and balconies, replacing the earlier visual disconnect between the podium, formerly containing parking and a performing arts venue, and the residential tower above. Despite these updates, the building’s overall height remains largely the same, rising 737 FT or 68 floors to its top architectural element, just seven FT shorter than the prior version. Submitted under an Administrative Site Plan Review (ASPR), the project falls within the Rapid Transit Zone (RTZ) Metromover Subzone, placing it under Miami-Dade County’s zoning jurisdiction rather than the City of Miami’s. This means the developer only needs to secure final administrative approval before moving forward with permitting and construction. The site, assembled by Millennium Developments between 2014 and 2015, was added to the RTZ Metromover Subzone through a boundary expansion approved in 2022. This zoning designation provides major incentives for developers, including increased building height and density, reduced parking requirements, and faster approvals for projects located near transit. Before qualifying for Administrative Site Plan Review, which is often much quicker than moving through a public hearing, developers must first obtain a general development plan approval. Millennium received that approval in early 2025, allowing the current ASPR submission to act as the final step before construction can move forward. While the tower moves through the final hoops before groundbreaking, it has captured the attention of international organizations including the Council on Tall Buildings and Urban Habitat. CTBUH’s Florida chapter will hold a presentation exploring the tower’s unique design, challenges, and solutions. The event will be held on October 30th. Summary of changes:
Miami-Dade Advances North Corridor TOD Master Plan with Its First Public Workshop
Miami-Dade’s North Corridor Transit-Oriented Development (TOD) Master Plan is officially moving forward, with its first community workshop scheduled for Wednesday, October 22 at the Sherbondy Village Community Center. The event, which will spam between 6:30 PM to 8 PM, will mark the first of two public workshops aiming to shape future development along Miami’s long-awaited North Corridor. Outlined in 2016 as part of the Strategic Miami Area Rapid Transit (SMART) Program, the North Corridor will extend approximately 10 miles along NW 27th Avenue, from the Dr. Martin Luther King Jr. Metrorail Station to the Broward County line. The goal of the line is to connect residents of unincorporated Miami-Dade, Opa-locka, and Miami Gardens to key destinations such as Miami Dade College, Opa-locka Executive Airport, and Hard Rock Stadium. The development will be one of the First Metrorail extensions in years, following the orange line to Miami International Airport. Among studies for the North Corridor, the county currently lacks a unified plan to guide development around its proposed transit stations. The upcoming workshop, and the planning process that follows, aims to change that. According to Miami-Dade officials, the Master Plan is being drafted to align land use, economic development, and mobility goals alongside the metro extension, ensuring that the region’s growth is sustainable and accessible to surrounding residents. Using a “5D Framework” (Density, Diversity, Design, Destination Accessibility, and Distance to Transit), the plan encourages compact, walkable, mixed-use communities around high-capacity transit. During the drafting process of the TOD Master Plan, planners hope to have a plan that will reduce car dependency and foster safer, healthier neighborhoods that connect people effectively to opportunities. The TOD Master Plan will evaluate land use within a one-mile radius of nine proposed elevated stations, assessing redevelopment potential, infrastructure needs, and pedestrian accessibility. The plan will also define strategies for creating complete streets and transit-ready communities. Progress on the Master Plan will proceed in four phases, with the final plan’s release scheduled for 2026. A second workshop will occur around March of next year. Once completed, the plan will be an additional step for the long-awaited North Corridor, which has been riddled by false promises. Once touted as reaching Hardrock stadium by the World Cup, the transit line is still undergoing funding, studies, and other concerns that have pushed the expected completion date back to 2036. A new Transit-Oriented Development (TOD) Master Plan is viewed as a must for the county, where an increasingly active corridor now demands a guide for growth. Among the projects taking shape is HueHub, a multi-tower complex with buildings rising over 300 FT. Leasing is expected to begin in December, and a new transit station is proposed just 150 feet away.
Riviera Beach Weighs In on ‘The Waterway,’ an Ambitious Three-Tower Development
One of Riviera Beach’s most ambitious developments has arrived before the city’s Planning and Zoning Board. Called The Waterway, the project envisions a three-tower mixed-use complex spanning two parcels at 3200 Broadway Boulevard and 3140 Lake Shore Drive. Spearheaded by KMG Holdings, LLC and designed by REG Architecture, the 4.51-acre proposal will feature workforce and market rate units, along with retail, office, and other active uses. Set for review on October 23rd at 6 P.M., the Waterway development comes with a complex history. KMG Holdings, LLC acquired the waterfront parcel at 3140 Lakeshore Drive in 2018, followed by the adjacent west parcel at 3200 Broadway Boulevard in late 2020. Prior to KMG Holdings, an 18-story tower was proposed on the site in 2006. The most recent iteration would replace a 20-unit condominium built in 1967 along the waterfront, as well as a former BellSouth Communications office building. Originally envisioned as a single high-rise tower, the proposal has since expanded into a three-tower complex featuring 785 residential units. The Waterway’s three towers will offer a mix of one-, two-, and three-bedroom units. The two western towers will feature 239 and 233 units, respectively, while the waterfront-facing tower will contain 313 units. Of the total, 30 units are designated as MEAHOP workforce housing units under the Minority Employment and Affordable Housing Opportunity Plan (MEAHOP). These units are aimed at lower or moderate-income households. This requirement steams from a rule which permits height increases in exchange for workforce housing. While the two western towers comply with Riviera Beach’s 240 FT height limit, the waterfront-facing tower is proposed at 300 FT, taking advantage of the city height bonuses. This requires 60 MEAHOP units, equivalent to 30 workforce housing units, which will be concentrated in the west tower’s upper floors. Residents of the building will have access to amenities from a clubhouse, multiple infinity pools, a theater, lounge, gym, and other amenities. The development will also include access roads flanking both sides of the three-tower site, providing entry to 1,637 parking spaces for residents and retail patrons. One of the proposal’s highlights is the tower’s street-level activation and podium design, which includes 2,925 SF of restaurant space and 9,771 SF of retail and office uses. Along the waterfront, a public pedestrian promenade is planned, designed with seating, landscaping, and a proposed dock. Architectural elevations show the towers will feature a combination of curtain glass, smooth stucco, expansive glass balconies, and other design elements, including a garage wrapped in brown-toned metal louvers. The waterfront-facing tower is planned to rise 25 floors, measuring 300 FT to the roof or 305 FT at its tallest point. The two 21-story towers will then top out at 240 FT to the roof, or roughly 260 FT to their highest points. Riviera Beach’s Planning and Zoning Board is scheduled to review the proposed development on October 23rd. The board acts as an advisor to the City Council, meaning it does not grant final approvals. Instead, its recommendations, whether for approval or denial of the five items, will be forwarded to the City Council for the final decision. The development will proceed in one phase, with all three towers rising at once. If approved by the City Council, the project would represent another major investment in Riviera Beach’s evolving skyline. Traditionally a low-density city defined by smaller-scale infill, Riviera Beach has recently attracted growing interest from major developers. Firms such as Forest Development and the Related Group have introduced multiple high-rise proposals across the city, including the recently approved Oculina Development, which leverages the same MEAHOP incentives to achieve additional height.
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.