‘Arch Creek’ Proposed to Construct 293 Units at 2056 NE 140 St, North Miami Beach
Arch Creek Equities, affiliated with PACE Equity, is planning a new multifamily development on a recently acquired 2.5-acre assemblage at 2056 NE 140th Street. Situated at the edge of North Miami Beach, the site lies in a rapidly evolving area overseeing a wave of new multifamily proposals, thanks in part to the upcoming Northeast Corridor rail line and relaxed zoning regulations. Designed by Cohen Freedman Encinosa & Associates, the project is aiming to deliver 293 residential units, split between studio, 1 bedroom, 1 bedroom + den, and 2 bedroom units. The minimum unit size is 550 SF, although most of the building will be composed of 1 bedroom and 2 bedroom units rather than studios. Unlike many recent multifamily proposals in South Florida, this project will not use the newly enacted Live Local Act nor apply for a Special Area Plan. Instead, the developer is requesting one variance and a few minor exceptions to existing zoning rules. For example, while current zoning allows buildings up to 8 stories or 110 FT, this project would rise to 10 stories and 121 feet: slightly taller than what’s normally allowed. The developer is also seeking exceptions to design rules, such as the requirement that residential units must completely wrap the parking garage. Because the site is relatively narrow and the garage faces a dead end street, the NMB Community Development Director has granted an exception for the design. On the ground floor, the developer has decided not to include any retail space on the, opting instead for street-facing residential units. Improvements will also be made to the pedestrian environment, with existing sidewalks and landscaping, originally designed for single-family homes and low-rise apartments, being upgraded to wider sidewalks to enhance pedestrian safety and accommodate for higher foot traffic. Since no retail is planned, no on-street parking will be provided; instead, all 419 parking spaces will be located within the parking garage for residents. Although planning staff has recommended the project for approval ahead of the Planning and Zoning Board meeting on June 9th, it must still receive final approval from the Mayor and City Commission. If approved, demolition on the site is expected to begin shortly after.
Adam Neumann’s Flow Seeks Second Round of Approvals for Three Highrises in Aventura
After gaining its first round of approvals from Aventura’s City Commission, Adam Neumann’s Flow company is heading back for a second round. The recently proposed three-tower project is requesting special approval to build additional height, density, and floor area than normally allowed by Aventura code. The preliminary concept design by De La Fontaine Architecture and Zyscovich Architecture envisions curvaceous towers opening up to immense public space for residents and the public alike. These towers will have room for 675 units, with unit sizes ranging from a minimum 500 SF for studios and a minimum 1250 SF for 4 bedroom units. While city code permits 25 units per acre and past proposals gained special approval for 50 units per acre, this development is actually proposing 65 units per acre: a level of density never seen before with this property. 39,000 SF of retail, along with added public space, widened sidewalks, and increased greenery will aim to improve the pedestrian activation in the area. This level of both foot and car traffic will be supported by multiple nodes of transit, such as the project’s ideal proximity to Brightline’s newest station as well as multiple bus stations. However, despite the project’s location near transit, the development will still include 1,709 parking spaces, 1,000 of which located in the tower. While this total is actually lower than the 2,271 spaces required by city code, it may still be more than necessary given the site’s strong transit access. The project is also seeking a significant height exception, with all three towers proposed at 29 floors or 311 FT, far exceeding the current code restriction of 10 floors or 100 FT. Plans and elevations show that the design incorporates amenity spaces not only atop the shared podium but also on the rooftops of the towers themselves. Residents can enjoy features like lounge areas, bars, and even a rooftop lap pool above the 29th floor. The proposed development with multiple conditional use approvals is not walking away for free. In return, the project promises immense public benefits to the city, including $4,250,000 towards various school-related assistance, 50 shared bicycles, 25 community cars, 20 HERO housing units (housing assistance for teachers, military, etc), and more. Located at 20801 Biscayne Boulevard, the project has already received staff recommendation for approval. After the development acquires necessary approvals from the city commission, it can commence with demolition of two parking garages on-site before beginning fountain work.
Gallery at SoMi Parc Proposed at South Miami Gardens Site
The Related Urban Development Group is beginning the next phase of redevelopment at the South Miami Gardens public housing complex. The company recently completed their first phase in the area, following a competitive bidding process in 2020 that left Related Urban as the sole company to redevelop the housing alongside PHCD. That first phase relocated all existing residents of the complex into newly constructed units, marking a 3.26-acre site available for the next phase of development. In late May, Related Urban followed through by submitting plans for phase two: two 15-story towers featuring abundant retail space and mixed-income housing. Gallery at SoMi Parc is planned to include 700 units of mixed-income housing whether it’s workforce housing, affordable housing, or market-rate units. Given the recent reduction in average unit size across Miami-Dade and the push to include microunits (units below 400 SF), the project’s average unit size of 682 SF and the choice to include zero studios within both towers is a welcomed feature of the development. Units will range from 1 bedroom to 2 bedroom units. Although the property will follow existing rules set under its RTZ designation, it will specifically use the Live Local Act to boost density. Current density only supports 125 dwelling units per acre, meaning only 530 units are possible. With the Live Local Act, the development can now support up to 250 units per acre. Also included in the development are 724 parking spaces, 8,633 SF of retail, and 39,703 SF of office space, comprising a total of 48,336 of usable ground-floor space. By learning from the poor planning practices of public housing in the past, the new complex will breathe life into the area with shops, restaurants, financial institutions, and more on the ground floor. While the design is still early and subject to change, current drawings showcase an improvement in the pedestrian realm on-site. For instance, sidewalks will be expanded and buffered by landscaping, improving the pedestrian safety in the area. Designed by Miami-based Modis Architects, elevations feature two 15-story structures measuring 153 FT tall. Both structures are separated by a screened parking garage, following the design theme of gray, brown, and white tones on a textured facade. While they likely wont be the tallest structures on-site given the recent wave of proposed highrises in South Miami, they will still stand out as one of the tallest. Gallery at SoMi Parc will proceed in 2 phases, with the west building beginning construction first followed by the east. Before construction can begin, Related Urban must receive approval from Miami-Dade planners and demolish the existing structures at 5961 SW 68 Street. Because the current site is vacant and only includes relatively old, low-lying structures, demolition will be easier.
LivWrk Revises Wynwood Proposal to Feature Three 45-Story Towers at 2400 N. Miami Avenue
LivWrk is entering Miami’s Wynwood neighborhood with a striking proposal: three art-adorned towers that would become the tallest buildings in the area. This isn’t the first plan for the lot, though. Back in early 2022, LivWrk brought a more modest proposal to Miami’s Development Review Board featuring 542 residential units along with retail, office, and hotel space across two 12-story towers. But with the recent signing of the Live Local Act, in turn allowing greater height, density, and loosening other restrictions, the developer has returned with a much larger vision. The new MKDA-designed three-tower project, set to go before the Wynwood Design Review Committee on June 3rd, would include 1,363 residential units. Inside the towers, there will be a mix of layouts from studios, 1 bedroom, 2 bedroom or even three-bedroom apartments. Like many developments under the Live Local Act, the project is required to include workforce housing, with 40% of the units (547 in total) set aside. These rents are ideally aimed at middle-income renters like teachers, healthcare workers, fire fighters, and other vital industry workers. All workforce units will be built as studios and one-bedroom apartments throughout most levels of the towers. This kind of density, over 1,300 homes into just two acres, might come as surprising, but it’s entirely legal thanks to the Live Local Act. In fact, under the law, the site could support up to 2,000 units without special exceptions due to a new density of 1000 units per acre. While the original proposal called for high-rises at both 2400 N Miami and 2500 N Miami, two sites separated from each other by a minor road (see diagram), the new proposal is only aiming to redesign the 2400 N Miami lot. Likewise, the site at 2400 N Miami will be alike the original proposal in that it heavily prioritizes the pedestrian. According to site plan drawings, there will be 23,152 SF of retail space on the bottom of an 8-story podium available for restaurants, shopping, and more. The 8-story podium, lined by abundant public art displays and units, will feature 950 parking spaces: slightly higher than the required 912 under code. However, it’s important to note that this low parking minimum is actually supported by multiple parking reductions due to the development’s proximity to transit. This prioritization of the pedestrian is further supported by the inclusion of key design elements like a 5,328 SF pedestrian passage, expansion of existing sidewalks by more than 10 FT, and elements in the facade that shade pedestrians from the harsh Florida sun. According to elevations, all 3 towers will rise 45 floors and measure 487 FT each. Along the facade includes cutouts aimed at bringing light into the tower’s amenity portions on both floor 9 and 29. Art pieces like cherries will sit atop the tower, aiming to give the structures a characteristically Wynwood feel through unique and colorful art. Before construction can begin, LIVWRK must demolish the existing structures on the parcel which includes multiple retail buildings, greenery, and a surface parking lot. Replacement greenery will be abundant all throughout the tower, as evident through the tower’s renderings.
Continuum Floats Possible 600-Foot Tower at 1855 JFK Causeway in North Bay Village
The Continuum Company, a New York-based developer, is seeking zoning changes for two properties it owns along the JFK Causeway in North Bay Village, including the site of the recently proposed Continuum Club & Residences. The amendments plan to alter existing zoning from T6-30 to the area’s own “Continuum Waterfront District Special Area Plan”. The Special Area Plan will grant The Continuum Company increased heights on both properties, as well as altered density, changes to floorplate limitations, and certain benefits only applicable under the Continuum Waterfront District Special Area Plan. Both properties, 1755 and 1855 JFK Causeway, have already secured rounds of site plan approvals, with construction underway for Continuum Club and Residences at 1755 JFK Causeway. The newly proposed Special Area Plan (SAP), however, alters both site’s previously approved heights and density. For example, the Continuum Club & Residences now proposes 236 residential units (up from the previously approved 198) by reducing the amount of planned non-residential space. On the other hand, a prior proposal for 1855 JFK Causeway that featured 345 residential units and 273 hotel rooms has been revised to include 311 residential units and 200 hotel rooms, making room for expanded non-residential uses such as amenity spaces, offices, and similar functions. Additionally, one of the most significant zoning changes is the increase in height limits: the Continuum Club & Residences can now measure up to 440 FT (40 stories), while the east tower is permitted to rise as high as 600 FT (60 stories). A 600 FT tower would be the tallest in North Bay Village. The development also features expanded open space, civic areas, and pedestrian-friendly elements such as an 18-foot-wide “Island Walk,”: a waterfront sidewalk accessible to both residents and the public. Additional improvements include 60-foot-wide view corridors, made possible by the tower’s respective driveways. As part of the approval, 5% of the total unit pool (28 units) must be provided for non-subsidized workforce housing. If The Continuum Company decides not to build these units, they are required to pay a fee toward workforce housing initiatives. According to documents, all designated workforce housing units are planned within the east tower, the tallest structure. While the decision to pursue the Special Area Plan (SAP) may seem like a surprise given both properties already have approvals and one is under construction, the decision comes after recent changes to North Bay Village’s zoning code. Updated code now allows the Commission to grant allocations in development capacity or height within an SAP to promote “public waterfront access, expanding open space, and enhancing the Village’s public parks to better address the recreational and open space needs of its residents.” If approved, the project must follow a strict timeline. The developer must obtain a master building permit within 2 years of approval, with only 2 additional one-year extensions if requested. This means the developer is given 4 years to break ground after approval, or the project’s approval and subsequent zoning changes are null. According to a staff report, the proposed SAP is “consistent with the redevelopment goals of the North Bay Village Comprehensive Plan, the pillars of the NBV100 Master Plan, and the vision for the Kennedy Boulevard district.” The North Bay Village planning board will review the ordinance and make recommendations, either approving or denying it. The final decision will be made by the Village Commission on June 17, 2025. Although staff can give guidance, the final vote may deviate from recommendations.
Group P6 Updates Their Proposal for ‘The Gateway Residences’ in Ojus: Adding More Density and Height
After gaining final approval for their flagship Ojus/Aventura project coined ‘The Gateway Residences’, Group P6 is resubmitting the project with plans for higher density and other benefits under the Live Local Act. Group P6 is not alone in the rush to secure land or approvals amid the Live Local Act’s impact. In fact, dozens of Live Local Act projects have been submitted in Miami proper alone. Newly submitted plans for ‘The Gateway Residences’ by Idea Architects call for the development to have 365 residential units, 4,300 SF of retail/co-working space, and 443 parking spaces. Units will range from studio, 1 bedroom, 1 bedroom+den, 2 bedroom, 2 bedroom+den, 3 bedroom, and 3 bedroom+den orientations. The majority of the building will be composed of 1 bedroom and 2 bedroom units, making up more than half of the units proposed. As per Live Local Act requirements, the developer must make 40% of the units affordable, hence at least 146 units will have their rents priced at or below 120% of the Area Median Income. This marks a significant change from the original 2023 proposal, which included 195 residential units, 453 parking spaces, more than 18,000 SF of retail space, and approximately 100,000 SF of office space. The revised plan nearly doubles the residential density while significantly reducing the commercial footprint. Thanks to the Live Local Act’s provision allowing developers to apply zoning regulations from within a 1 mile radius, the project could update its tower massing closer to NE 26th Avenue. Previous massing were restricted to the east side of the property, as that side was under relaxed density restrictions unlike the west side. Below shows a comparative analysis of massing changes. The revised development proposal now envisions a 21-story tower reaching 227 FT in height, slightly exceeding the original plan of 17 floors and 208 FT. While current zoning permits high-rises up to 15 stories, the project qualifies for an additional six floors by meeting specific criteria. Likewise, the ground floor which prioritized retail and other uses now features co-working space, a lobby, and more. The project’s pedestrian activation like wide sidewalks and sufficient greenery remained consistent between both proposals. Before moving forward, Group P6 must demolish the existing properties at 2630 NE 203 St and 2600 NE 203 St and gain approval for the project. If built, it will rise among higher density projects currently sprouting in Ojus, Miami-Dade.
Keystone Holdings Proposes ‘Keystone Midway’, a Mixed-Income Live Local Project in Fontainebleau
A developer is proposing a mixed-income housing project in Fontainebleau under Florida’s Live Local Act, continuing a trend of residential developments emerging in commercial and industrial zones. Keystone Holdings plans to build the multi-story high-rise on commercial land near Midway Crossings, a major shopping center home to high traffic and zero high density residential. The project, named Keystone Midway, is making use of improved density, quicker approval times, and other benefits like parking reductions associated with the Live Local Act. If built, the development hopes to establish a mixed-use environment in an environment currently dominated by commercial uses. The development will include the construction of 477 units, with at least 40% of the units designated as “affordable/workforce” housing. This translates to 191 affordable units, priced at or below 120% of the Area Median Income. Units will range from 1 bedroom, 1 bedroom/den, and 2 bedroom apartment orientations. Based on rent cap data from Bilzin Sumberg, developers are allowed to price one-bedroom units at $2,788 and two-bedroom units at up to $3,345, which heightens concerns regarding the true affordability of all Live Local Act projects, not just Keystone Midway. Because the development utilized the Live Local Act, density boosted from an allowable 125 dwelling units per acre to an allowable 250 dwelling units per acre. To house said units, located within the tower’s podium are 639 parking spaces, reduced from the 792 required spaces under code. This reduction was made possible through a 25% parking reduction waiver for workforce/affordable units in Miami-Dade. All parking spaces will be masked from the public with the inclusion of podium-lining units, allowing for enhanced pedestrian activation and aesthetics. The property is also fronted by a bus station, giving residents mobility options. While the plans are still a draft, the developer is proposing a range of uses on the ground floor, from 8,624 SF of retail space to residential amenity space like a pool, hot tub, and more. Existing sidewalks of around 5 FT will be expanded to a maximum width of around 30 FT. Although greenery is not included in the site plan, the developer will likely provide it given code requirements. Lastly, elevations provided by FORMGROUP Architecture, the architect responsible for prelimintary drawings, showcase a tower rising 18 floors or measuring 183 FT. This height not only eclipses the nearby building, but rises akin to a residential tower at 9595 Fontainebleau Blvd: the current tallest in Fontainebleau, FL. Although the Live Local Act allows for increased height limits, this benefit is not needed on this property as current code actually allows for unlimited building height. As of now, no permits have been filed for the site: none for demolition, building, or site planning. While the developer is required to obtain all of these before breaking ground, if this project moves forward, it could become one of the first examples of Live Local development actually taking shape in Miami-Dade, especially in areas farther west where no such projects have broken ground to date.
First Work on Tampa’s New Green ARTery Begins
After being proposed in 2010 and undergoing planning for more than half a decade, Tampa’s Green ARTery is beginning its first two segments: Segment D & E. The pedestrian-orientated vision was jump-started in the spring, and involves the construction of an uninterrupted pedestrian-orientated trail where cyclists and pedestrians can enjoy Tampa’s urban landscape under the comfort of traffic calming methods, art, and tree canopies. According to the City of Tampa, residents will see “nearly 4,000 feet of new and widened sidewalks, fresh paving, lower speed limits, solar-powered flashing crosswalk beacons, improved roadway markings, signage, and more.” The first two phases of the initiative will cost around $1.7 million, with half of the funding deriving from FDOT grants and the remainder from multimodal impact fees. Segment E, with an estimated cost of $1,188,166, will link Lowry Park to River Tower Park. The segment will span approximately 1.3 miles and will include widening existing sidewalks, adding new sidewalks with grass buffers, and installing bicycle/pedestrian crossing signage at multiple intersections. According to meetings held during the planning process (which are subject to change), North Boulevard will feature shared lane markings, resurfaced pavement, and reduced speed limits of 25 MPH. Meanwhile, Kirby Street and River Shore Drive will be retrofitted with speed cushions, lower speed limits, a new 5 FT sidewalk with a buffer, and additional improvements. In the final section of segment E, along North Florida Avenue, existing sidewalks will be widened from 5 FT to 8 FT. More information is available at this link: https://www.tampa.gov/project/trans20032. The last segment that began construction is segment D. Despite being at a lower cost of $532,787, the project will actually span more mileage at around 1.4 miles. Like segment E, the project will include “Share the Road” markings, new 5-foot sidewalks, and more. Sidewalks will be provided on the east side of Van Dyke Place and from Hamilton Heath Drive to Hollywood St. Across the entire section includes bicycle boulevard markings and speed cushions on streets such as Park Drive, East Park Circle, and E Patterson St. More information ca be found here: https://www.tampa.gov/project/trans20031. Construction on both segments are estimated to be done by mid-August, while the entire ARTery will be entirely completed by 2030. Throughout the Green ARTery’s phasing, more than 20 neighborhood groups will be involved.
Kolter Urban Enters the Miami Market With Two Highrises on the Border of Miami’s Design District at 3801 Biscayne Blvd
Kolter Urban, a firm which boasts high-rise developments in multiple Floridian cities, is breaking into the Miami market with a twin tower project on the border of Miami’s Design District. Designed by the infamous Miami-based firm Arquitectonica, the project is planning to bring two 20-story towers with ample ground floor retail space, parking, and condos. More specifically, the development will include a combined density of 164 units, 8,874 SF of commercial space, 374 parking spaces, 2 hotel rooms, and around 50 bicycle parking spaces. Units will be split between 1 bedroom, 2 bedroom, 3 bedroom, 4 bedroom, and penthouse orientations. Units will be generously sized, with 1 bedroom units having an average size of 3,500 SF between both towers, although unit size is preliminary/still in the planning process. Kolter Urban and Arquitectonica will face review of their design considerations on May 21st by the Urban Development Review Board. Located at 3801 Biscayne Blvd and 3883 Biscayne Blvd, the tower is designed to abide by all zoning regulations, hence the tower includes no waivers, variances, or the utilization of the Live Local Act. For example, the tower is split between two zoning designations of T6-12-L and T4-R. T6-12-L boasts increased density and the ability for towers, while T4-R restricts development to low density multifamily housing. This is reflected in the tower’s plans, which features transitional density from high-rises to townhomes. The townhomes are part of a future phase and are not included in the plan’s submission. The planned towers aim to enhance the pedestrian experience along Biscayne Boulevard by incorporating retail spaces that face the major throroughfare. The project also features extensive greenery along the sidewalks, promoting “walkability, sustainability, and the integration of vibrant public spaces”. Additionally, the plans include elevation drawings showing that both towers will measure 293 FT. These elevations showcase a mix of design elements such as glass railings, bronze glass curtain walls, bronze stucco finishes, and other architectural details. Before construction can begin, Kolter Urban must demolish multiple structures on the site, with many dating back to the early 1900s. In total, demolition must encapsulate 8 properties including offices, retail, multiple single family homes, and the iconic Biscayne Medical Plaza building. As of May 19th, 2025, no permits have been filed recently relating to demolition, site preparation, or construction, although that may change in the distant future.
New ‘Sense 22’ Residential Tower Proposed as HA Emprendimientos Grows Edgewater Brand
HA Emprendimientos, headquartered in Argentina, has submitted plans for ‘Sense 22’ to Miami’s Urban Development Review Board (UDRB). Located on the outskirts of Miami’s Edgewater neighborhood, the project comes amid an unprecedented surge in development in Edgewater, sitting just blocks away from the newly announced Braman Motors Campus: a major mixed-use project that will include two new towers, car shows, and more. The developer is planning to utilize the recently enacted Live Local Act, which allows for higher density and height for the exchange of affordable housing. Designed by Anillo Toledo Lopez Architecture, the tower is a continuation of the ‘Sense’ brand in Miami, with projects like Sense Edgewater 28 already rising out of the ground. The project is aiming to move forward on May 21st with a hope for approval by UDRB staff. The project is planned to include 328 residential units, of which 40% are affordable rentals. This translates to 132 units being designated as affordable. In addition, the project will have units split between studio, 1 bedroom, 1 bedroom + den, and 2 bedroom orientations. 1 bedroom and 2 bedroom units make up the bulk of the units, as they consist of about 83.5% of total units. However, despite having a high density of around 449 units per acre, the project is actually entitled to higher: 1000 units/acre, with the possibility for 730 units. Further bonuses are provided to the developer, including parking reductions. Because the development is located in an opportunity zone close to public transportation and located within the Omni Redevelopment Area, it’s entitled to a 30% reduction in parking, bringing down required parking from 525 to 367. The developer will include 372 parking spaces. Although the ground floor does not feature any retail, the pedestrian activation is generally an improvement for the area. For instance, the property will ‘boast a parking structure lined with apartments along the entirety of its street frontage, an open and inviting street-level facade characterized by storefront glass, and tower elevations with varied architectural treatment’ according to the property’s letter of intent. More specifically, the area’s approximately 4-foot sidewalk at 138 NE 22nd Street will extend to nearly 16 FT, along with adequate street parking and greenery. The current pedestrian activation will greatly benefit from this improvement, as current site photos showcase the sidewalks abutting the property facing neglect with trash, overgrown greenery, and crumbling concrete. Elevations feature a 36-story tower rising 381 FT, although the tower could ‘technically’ rise 80 floors within its right as per the Live Local Act, albeit the FAA usually forces towers to comply to around 600 FT in height in Edgewater. Elevations also outline features such as a rooftop sky lounge on floor 36, or an amenity deck on the 9th floor. Amenity spaces include a clubroom, gym, seating areas, wellness room, co-working/podcast areas, and more. To conclude, the project’s specifications are as follows: