Construction Begins on Richman Group’s Capri Place II in Miami-Dade
NW 27th Avenue, a major corridor home to multiple commercial hubs, Metrorail stations, and large-scale development proposals, has recently seen construction begin on a new affordable housing project. The development, known as Capri Place II, will deliver an 8-story multifamily building designed by Behar Font. Led by the Richman Group, a national developer with a portfolio spanning both affordable and market-rate housing, the project has been under consideration for several years and was initially envisioned as a 12-story structure. With construction now underway following a groundbreaking, the project will add new affordable and workforce housing to an area that has increasingly benefited from Miami-Dade County’s transit-oriented development framework. The project is located on a 2.6-acre parcel at 8001 NW 27th Avenue, located directly across from Northside Shopping Mall. The site was cleared in the early 2010s and was acquired by the Richman Group in late 2021 for approximately $6 million. Ortega Construction has been recently selected to serve as the project’s general contractor. Although the development was originally expected to break ground in the fourth quarter last year, site activity has now commenced. Recent updates from the contractor indicate that clearing work has been completed and that topsoil removal is complete via multiple excavators. County permitting records show that several approvals have already been granted, with additional permits still progressing through review. View this post on Instagram A post shared by Ortega Construction Company (@ortegaconstructioncompany) Issued permits to date include the site plan, while permits related to temporary construction facilities, a general construction permit, and other supporting work remain under review. The approved site plan permit reflects a construction valuation of $15 million, while the pending general construction permit lists a projected value of $33,572,527. Capri Place II is planned to include 180 residential units, despite zoning allowances that would permit as many as 374 units on the site. The residential mix will consist of one-bedroom and two-bedroom apartments. Along the eastern portion of the property, the parking garage will be partially concealed by a row of two-story townhome-style units. Future residents will have access to a broad amenity package, including a swimming pool, fitness center, yoga studio, clubroom, business center, mail facilities, literacy and library spaces, multipurpose rooms, and an outdoor pavilion with seating. Parking will be provided through a 254-space garage, resulting in a ratio that allows larger units to be allocated more than one parking space. At street level, the development will introduce 2,821 SF of retail space facing NW 27th Avenue. Based on the Richman Group’s previous projects, retail spaces are often leased to local organizations or small businesses rather than national tenants, though leasing plans for Capri Place II have not yet been disclosed. Additional ground-floor elements include landscaped buffers, widened sidewalks, and pedestrian-oriented improvements along the frontage. Architectural elevations prepared by Behar Font indicate the eight-story structure will rise approximately 81 FT, excluding a rooftop crown that brings the overall height to more than 90 FT. The exterior design incorporates smooth and scored stucco finishes, aluminum framing, and impact-resistant glazing. With early foundation activity now underway, Floridian Development anticipates the project reaching completion in late 2026 or early 2027.
546 Foot Tower Proposed West of Downtown Fort Lauderdale Following FAA Filing
While new proposals and active construction have shown signs of slowing in Fort Lauderdale, the city remains far from dormant. Just a few days ago, an FAA height application was submitted for a 546 FT tower planned at 301 SW 2nd Street, signaling continued interest in high-density development near the downtown core. The site is located just west of the existing high-rise cluster in Downtown Fort Lauderdale, marking another project to extend the city’s skyline in a new direction. Although formal plans have not yet been submitted to the city’s Development Review Committee, the FAA filing identifies Integritas Capital as the developer (working in partnership with New York-based Heights Advisors), with FSMY listed as the project’s architect. The development team assembled the site through multiple acquisitions, beginning with the purchase of a surface parking lot at 111 SW 3rd Avenue for approximately $6.6 million in late 2021. This was followed by the acquisition of an adjacent low-rise property in late 2022 for roughly $4.6 million. Together, the purchases give the partnership control of three parcels along the block, while a fourth corner property at 329 SW 2nd Street is incorporated into the development concept but has not yet been acquired as part of the assemblage. The under-review FAA application, which lists a tower height of either 546 FT or 549 FT above sea level, represents a resubmission of an earlier filing from 2022. At that time, the partnership sought approval for a slightly taller 596 FT structure on the site. While the revised proposal reflects a notable reduction in height, the tower would still become the tallest building in Fort Lauderdale if constructed. More detailed plans for a tower at the site first surfaced publicly last year, when The Real Deal reported that the development team was pursuing a 57-story mixed-use project. Early concepts outlined a program consisting of approximately 550 residential units, including roughly 300 condominiums, alongside a 253-key branded hotel and structured parking. In prior statements to The Real Deal, Integritas Capital indicated that construction costs would be partially mitigated through the use of concrete sourced from a company-owned plant in Broward County, a move the firm says could deliver significant per-foot savings. According to Integritas principal, Stephen Palmese, condominium pricing was previously targeted in the $500,000 range, with units not expected to exceed $1 million. Projected apartment rents were cited at $5.50 per square foot. Given the updated FAA filing lists a maximum height of 546 FT, well below what is typically associated with a 57-story tower, it’s likely that the project’s size has been reduced or reconfigured since those early reports. No revised architectural plans have been made public, but that may soon change. If the project has been reconfigured, the development could also qualify for approval under Florida’s Live Local Act, a state-level program that allows eligible projects to bypass local zoning restrictions in exchange for the inclusion of workforce housing (priced at or below 120% of AMI). Developments approved under the legislation may benefit from reduced parking requirements, increased density allowances, and expedited review timelines. Floridian Development is currently in the process of working with the City of Fort Lauderdale to gather proposals submitted under the Live Local Act. Should this proposal appear in the records request, a follow-up report will be published.