The Mark, a Long-Debated Student Housing Project Near UM Moves Forward Under County Control
A student housing proposal near the University of Miami that has drawn years of debate is moving again through the approval process, following a recent filing by Landmark Properties with Miami-Dade County. Planned for 1250 S. Dixie Highway in Coral Gables, the project calls for an eight-story student housing project located just steps from the University Metrorail Station. Designed by Behar Font Architecture, the development would mark Landmark’s second student housing project in the city if constructed. The latest submission, filed in mid-January, reopens long-running discussions surrounding allowable height, density, and zoning authority in the area. The proposal was first introduced in 2023 as a two-building concept on a 3.17-acre site, currently occupied by a mid-century shopping center and surface parking. Early versions were reviewed locally by Coral Gables’ Development Review Committee, but stalled amid growing concerns over the project’s scale. As city-level approval became increasingly uncertain, the development team shifted its attention for approval under Miami-Dade County’s Rapid Transit Zone. The designation, which was granted last year, transferred planning and zoning authority to the county, opening the door to higher-density development adjacent to major transit infrastructure, effectively pushing the project beyond the hands of Coral Gables politicians. In response, Coral Gables later pursued its own University Station transit overlay in an effort to retain local design review and architectural control along the corridor. However, by that point, the project had already transitioned into the county approval process, significantly limiting the city’s ability to directly influence the proposal’s scope or configuration. While the proposal has now been formally submitted under Miami-Dade County jurisdiction, the project’s overall density remains unchanged: a silver lining for some concerned residents. Plans first outlined in 2024 called for a total of 393 residential units, a figure that has been carried forward into the current submission. The unit mix will range from studios to five-bedroom residences, with four-bedroom units representing the most common configuration. Residents would have access to a comprehensive amenity program, including a pool deck with outdoor seating and lounge areas, covered terraces, a wellness suite, study lounges, a fitness room, and a centrally located courtyard. The project also proposes 680 parking spaces, despite county code allowing zero required parking for transit-oriented developments. In addition to serving student residents, the parking supply is intended to support eight ground-floor retail spaces totaling 14,960 SF. At street level, the development would introduce widened sidewalks, updated landscaping, and a vehicular entrance to the parking garage accessed from Madruga Avenue, a nearby residential street where most site-related traffic would be directed. One of the more notable changes tied to the county submission involves both the building’s form and height. The project has shifted from a two-building layout to a single, more unified massing. At the same time, the height has increased modestly, rising from the previously proposed eight stories (or 97 FT) to nine stories (102 FT) at its tallest point. Architecturally, the updated design adopts a contemporary palette of whites and light grays, incorporating stucco finishes, score lines, metal balconies, impact-resistant glazing, and trellis elements. The revised approach is a byproduct of the county’s design playbook, which places fewer constraints on setbacks and architectural style than Coral Gables’ code, allowing the project to move away from Mediterranean design requirements and toward a more modern proposal. While the project may be controversial, especially over its visual impact, there is little the city can do. That concern was raised months ago during public discussions, when Vice Mayor Rhonda Anderson warned that prolonged delays would push developers to seek county oversight instead. At the time, she warned that doing so would likely result in larger projects with fewer setbacks, weaker design controls, and diminished opportunities for resident input. With the proposal now firmly under Miami-Dade County’s jurisdiction, that scenario has effectively played out. Plans were submitted only yesterday (January 21st), meaning the approval process is still in its early stages and further design revisions remain possible. According to sources, the property is currently under contract but has not yet changed hands. The most recent recorded sale of the site occurred in 2015, when it sold for approximately $4.2 million.
More Than 9,000 Units in the Pipeline: Data at West Palm Beach’s 2025 Developer Outreach Shows Development Surge
West Palm Beach’s Development Services Department recently held its 2025 Developer Outreach, providing an early look at how the city’s development pipeline is positioned heading into the year. The meeting convened developers, property and business owners, planners, architects, and other industry stakeholders as the city continues to oversee a growing number of projects moving through review, permitting, and construction. The presentation went beyond key figures, but also outlined how the department is responding to current development demand while offering updates on projects recently delivered, those under construction, and proposals advancing through the approval process. Several upcoming developments were also previewed publicly for the first time, offering insight into what may soon reshape the city’s skyline beyond Downtown. Floridian Development takes a look at the upcoming changes in West Palm Beach. Completed, Under Construction, or Planned Residential Projects: Several notable updates were shared regarding the evolution of downtown living and surrounding neighborhoods in 2025. The completion of 512 Clematis added 89 residential units to the downtown core, while Palm Beach Atlantic University’s new dormitory (long the subject of design-related controversy) has moved into the construction phase and is planned to accommodate 990 students. Under Construction: Completed: Planning: In total, 2,800 multifamily units are currently under construction, with an additional 130 recently completed and 6,125 more under review. Altogether, more than 9,000 units are in the pipeline for West Palm Beach in the coming years, an impressive figure for a city that has only recently begun to accelerate its development pace. (Certain projects may have been excluded due to inadequate data or lack of progress). Completed, Under Construction, or Planned Hotel Projects: Hotel development in West Palm Beach are also gaining momentum, fueled by an influx of talent and wealth that has increased both demand and expectations for higher-quality accommodations. Between 2020 and today, the city added 1,641 hotel rooms, including the 215-room property at 695 South Olive which opened in 2022. Looking ahead, the pipeline remains active, with projects such as the planned hotel in the Nora District expected to add 201 rooms and further projects that plan to increase West Palm Beach’s hotel inventory in the coming years. Under Construction: Completed: Planning: While smaller in scale than the multifamily pipeline, hotel development remains one of West Palm Beach’s most active sectors. Currently, 511 hotel rooms are under construction, with another 150 recently delivered and 1,305 more in various stages of planning. Among the more notable proposals are early plans for the PBAU Arkona–Olive Hotel, which would add a new hotel high-rise near the Palm Beach Atlantic University campus. (Certain projects may have been excluded due to inadequate data or lack of progress). Completed, Under Construction, or Planned Office Projects: In the last four years, developers, primarily Related Ross, has added 668,033 SF of new office according to the City of West Palm Beach, representing a large chunk of 1.6m currently of class A office today. The influx of new office construction and proposals in West Palm Beach reflects growing demand for high-quality, Class A space, with strong leasing activity concentrated in the downtown core and sustained interest from major tenants. Office utilization across the market has held above average, and developers such as Related Ross have committed significant capital to new projects. Under Construction: Completed: Planning: Perhaps the most closely watched segment of West Palm Beach’s development pipeline, new office construction now represents one of the largest concentrations of planned Class A space in the Southeast. Currently, approximately 1,834,009 SF of office space is under construction, with an additional 270,000 SF recently delivered and another whopping 1,150,636 SF in the planning stages. (Certain projects may have been excluded due to inadequate data or lack of progress). What Lies in the Future? As West Palm Beach works to manage an influx of new residents alongside rising construction activity, the city is also advancing several land-use initiatives aimed at making better use of existing urban space. In the Broadway Mixed-Use District, height allowances have been increased from three to seven stories, accompanied by an emphasis on enhanced landscaping and wider sidewalks to improve walkability. At the same time, the city is in the process of updating its Downtown Master Plan, introducing revisions to tower massing and, in select areas, higher height and density limits. While permitting activity has slowed across much of Florida, West Palm Beach has moved in the opposite direction, reaching its highest level of permit activity since 2022. Of the permits issued, approximately 52 percent are tied to residential construction, with the remaining 48 percent associated with commercial development.