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.
UniDos Affordable Housing in Miami’s Omni Neighborhood Announces Groundbreaking Date
A long-anticipated affordable housing project in Miami’s Omni District is set to officially break ground, following a joint announcement by the developer and the City of Miami. Known as UniDos (also branded as Uni + Dos), the tower is planned for 1445 N Miami Avenue and represents the district’s latest addition to its growing affordable housing inventory. Spearheaded by NR Investments, UniDos follows the recent completion of Uni Tower, a 252-unit affordable housing project that marked the firm’s earlier investment in the neighborhood. A ceremonial groundbreaking is scheduled for February 24th at 10:00 a.m., marking one of several milestones required before the tower can begin vertical construction. Recently elected Mayor Eileen Higgins is expected to attend the event, following a campaign where she placed a strong emphasis on expanding affordable housing development across the city. The development site is the result of a multi-year assemblage of nine properties, acquired between 2014 and 2016 for a combined price of just under $9 million. Transactions involved both private property owners and the Omni Redevelopment District Community. Today, the parcel is largely cleared, with only limited landscaping and a surface parking area remaining. UniDos is planned to deliver 398 income- and rent-restricted affordable and workforce housing units. Earlier plans submitted to the city outlined a unit mix consisting of micro-units, one-bedroom, and two-bedroom residences. According to a construction permit filed last year and still under review, the residential portion of the project will add 406,694 SF of new construction, spanning from levels 8 through 31 of the tower. Residents will have access to a dedicated amenity level on the eighth floor, which will include a swimming pool, outdoor lounge areas, and roughly 14,000 SF of indoor amenity space. The project is also planned to accommodate 451 parking spaces, a supply intended to meet anticipated resident demand. At street level, the building adopts a distinctive footprint, forming an S-shaped profile in response to the presence of historic structures along the block. In addition to widened sidewalks and pedestrian improvements, the ground floor will incorporate 8,539 SF of retail space, contributing to street-level activation in the area. Designed by Corwil Architects, the tower will feature a contemporary facade defined by gray balconies and a palette of white and gray tones. The podium will incorporate ventilated mesh elements alongside patterned panels intended to mimic greenery. Once complete, the building is expected to rise approximately 321 FT. While vertical construction is not imminent, as site clearing and additional permitting remain outstanding, a general contractor has already been selected. First Florida is listed as the contractor for the project, and despite remaining pre-construction steps, vertical construction is still anticipated to begin by the end of the year. When it does, UniDos will become the second tower under construction in Miami’s Omni District, following the start of vertical work at Excel Miami.