Floridian Rundown: Plans Surface at 1501 NE 1st Ave in Miami; 315 NE 3rd St Returns to Review in Fort Lauderdale
Today’s Floridian Rundown highlights two projects at different stages of the development process. The first focuses on the release of a new design for a long-anticipated redevelopment site in Miami’s Omni District. The second turns to Fort Lauderdale, where plans for the city’s proposed tallest building have returned to the agenda and are now awaiting review by the City Commission. The renewed activity signals renewed momentum for a project that has remained largely quiet since last year. Floridian Rundown is an experimental article format aimed at surfacing development activity that may not always warrant full-length coverage. Published as a periodic publication, the series highlights early-stage proposals, design updates, and lesser-reported projects that are quietly moving through the pipeline, offering readers more insight beyond traditional weekday coverage. If you would like to see more of this article type, which is in an experimental period between last week and tomorrow, please answer on a poll found at the end of the article. 1501 Northeast First Avenue View this post on Instagram A post shared by South Florida QOZ Fund (@sfqoz) A property in Miami’s Omni District, also known as the Arts & Entertainment District, is being pursued for redevelopment by SF QOZ Fund I, an investment group led by David Cohen and Liam Krahe. The fund specializes in projects located within federally designated Qualified Opportunity Zones, areas identified as economically distressed and eligible for certain tax advantages. Those incentives form a key part of the project’s capital strategy, which relies on outside investor participation. Promotional materials indicate that the offering is entering its final phase of fundraising limited to accredited investors. However, a review of city records shows that the proposal has not yet been formally submitted to the City of Miami. The development team is targeting a six-parcel assemblage at 1501 Northeast First Avenue, a roughly 0.8-acre site acquired from Genting for approximately $20.9 million in early 2025 by A&E District Holding Company, LLC ( an entity affiliated with SF QOZ Fund I). The project would become the neighborhood’s first true skyscraper, defined as a building rising above 492 FT, with the tower planned at 47 stories. The development will include around 10,000 SF of coworking space, 4,000 SF of retail, and 576 residential units. The project is designed by Kobi Karp, with artistic collaboration from Ron Agam. Architecturally, the tower features a colorful, multi-story podium paired with a modern facade characterized by floor-to-ceiling glazing and glass balconies. Permitting for the site, including demolition or site work permits, are not in the works right now. However, the development team has indicated that permitting is targeted for May 2026, with groundbreaking anticipated to follow in June 2026. 315 Northeast 3rd Street Plans for what is proposed to become Fort Lauderdale’s tallest tower at 315 NE 3rd Street are advancing to an upcoming City Commission meeting, following revisions to both the project’s height and density. After review by the city’s Development Review Committee and subsequent staff comments, the development team has updated several features of the design as well. Led by Arosa Developers and designed by FSMY, the project is scheduled to appear before the Fort Lauderdale City Commission on January 20th. The revised plans call for a total of 602 residential units, including 135 studios ranging from 400 to 404 SF, 207 one-bedroom units ranging from 462 to 737 SF, 201 two-bedroom units ranging from 637 to 949 SF, 43 three-bedroom units ranging from 953 to 1,032 SF, and 16 four-bedroom units measuring 1,422 SF. The updated unit count represents a slight reduction from the 607 units proposed in the first iteration. The project includes 3,653 SF of ground-floor commercial space (down from and a total of 654 parking spaces, exceeding the 602 spaces otherwise required under the city’s one-space-per-unit code. The additional parking is intended to replace spaces currently serving the neighboring NOLA Lofts, which will forfeit its existing surface parking as part of the development. Due to the tower’s uniquely slender lot, the parking garage will also utilize an automated parking system, incorporating double and triple-stack mechanical lifts to maximize capacity within the garage. Changes to the building’s exterior design in response to Development Review Committee (DRC) comments have also resulted in alterations to the tower’s overall height. The DRC called for greater ‘skyline drama’ above the top habitable floor, resulting in the integration of the elevator overruns and mechanical spaces into the architectural form of the tower. As a result, the roof has been redesigned with a more sloped profile, bringing the final height to 608 FT rather than 603 FT. In addition, DRC comments called for a taller and more prominent ground-floor entrance, especially due to the podium’s massing. The development team responded by increasing floor-to-ceiling heights along the 3rd Street frontage, improving the street-level presence. Would you like to see more?
Design District Condo and Hotel Project at 3995 N Miami Avenue Advances to UDRB
Miami’s Design District high-rise pipeline continues to build momentum as another development team advances plans for a mixed-use project in the neighborhood. The proposal calls for a luxury hotel and a high-end condominium tower positioned between two buildings, which (if built ahead of other proposals) would become the Design District’s first true high-rise, following decades of concepts that either stalled, evolved, or never advanced beyond planning. The development is scheduled for review by Miami’s Urban Development Review Board on January 21st. Planned for 3995 N Miami Avenue, the project spans an assemblage of 15 low-rise structures currently occupied by a mix of office, retail, and leisure uses. The properties were acquired for approximately $170 million in late 2022. The development is being led by a joint venture between Constellation Hotels Holding, Raycliff Capital, Miami Design District Associates, and Fort Partners, with Miami Design District Associates itself formed through a partnership involving Dacra, L Catterton Real Estate, and Brookfield Properties. According to development details submitted to the city, the project would include 143 condominium residences and 105 hotel units, comprising 85 traditional hotel rooms and 20 condo-hotel units that will likely allow short-term rental flexibility. All condominium residences would be located in the shorter building on the northern portion of the site, while the taller tower would house the hotel program, with the condo-hotel units positioned toward the upper floors. Hotel rooms are planned to range in size from 489 SF up to 1,226 SF, while the condo-hotel units would be significantly larger, spanning 1,613 SF to as much as 6,594 SF. Condominium residences in the shorter tower are also on the larger end, with unit sizes ranging from 902 SF to 2,975 SF. Amenities for the hotel and condominium components will be fully separated. Hotel guests will have access to amenities that include a large spa, dining areas, terraces, and a rooftop pool. Condominium residents, meanwhile, will have their own private and shared amenities, including a fitness center and a separate rooftop pool. According to Cube3, the project’s architect, residences in both buildings are ‘arranged to maximize views toward the ocean and sunset by looking past each other in plan’. At street level, the project will introduce 51,840 SF of commercial space spread across the first and second floors, configured as multiple retail slots. Given the site’s location within the Design District, the retail component is likely to feature a mix of designer brands and high-end local tenants. According to a letter of intent, Dacra (a partner in the project) ‘will ensure a curated group of retail tenants’ to fill out the retail units. To accommodate demand generated by the hotel, residential, and retail uses, the development also includes a single-level underground parking garage with 178 spaces, a rare feature given Miami’s groundwater conditions and terrain. Among other changes to the site includes significant upgrades to the pedestrian realm, featuring designated drop-off zones and a large civic space along the southern portion of the site. That public-facing area would be landscaped with substantial greenery, multiple pedestrian pathways, and integrated lighting to enhance walkability and street-level activity. According to the elevations, the shorter condominium tower will rise 12 floors, reaching approximately 185 FT to its tallest point, while the taller tower will rise 24 floors, reaching approximately 309 FT. The facade will feature a palette of glazed terracotta, terrazzo pavers, stone cladding, and complementary materials in beige, white, and light gray tones. These design choices are intentional, drawing inspiration from Miami’s modernist architectural heritage. The site is currently split between T5-O and T6-12 zoning, prompting the developer to require a unified site approach through a Special Area Plan that allows height and density to be distributed across the property. Approval of the SAP is required and falls outside the authority of the Urban Development Review Board; however, the UDRB will still review the project’s design and massing as part of its role. While no naming scheme is confirmed, recent documents call the project MDD-West, short for Miami Design District West.