Sonesta International Hotels Introduce ‘The James Hotel & Residences Downtown Miami’, Rising 82 Floors
Mint developers and Sonesta International Hotels Corp have joined ties to develop ‘The James Hotel & Residences Downtown Miami’ according to Hotel Investment Today. The property is among the many supertall residences planned in Miami, with an estimated construction cost of $850 million for 82 floors of hotel rooms, residences, and parking spots. Specifically, there will be 336 fully furnished residences with approximately 200 units participating in a hotel leaseback program, amenity space, and restaurants that include the highest bar and restaurant in the Americas. Sales for the development will begin in the second quarter of 2025. Sonesta Hotels, a corporation that racked over $300 million dollars in revenue in 2024 and owns more than 1,100 locations worldwide, will develop the supertall as a sister property to the ‘James Hotel’ in South Beach. Mint developer’s Daniel Berman says funding is secured for the first round of funding, with groundbreaking on the first quarter of 2026. Mint developers is a collaboration between Big Development, AD1, and To The Stars. ‘The James Hotel & Residences Downtown Miami’ was originally revealed as ‘Two31 Flagler’ a few months ago by Big Development, encapsulating 83 floors and 369 residences rather than a mixed-use orientation of hotel and residences. The supertall will open in late 2028 once planning and construction finalize. Idea Architects is the project’s designer, with the property’s location at 231 E Flagler St, Miami.
Related Group Scales Down Apogee West Palm Beach After Board Rejection
The Related Group is back with a re-imagined proposal for its luxury condominium development, Apogee West Palm Beach, located at 4906 N. Flagler Drive. After facing unanimous rejection from the West Palm Beach planning board on December 19, 2023 due to concerns over its height, massing, and impact on neighboring single-family homes, the developer has returned with an adjusted proposed aimed at addressing city requirements. On top of this, multiple nearby community members expressed concern regarding the height of the development along such a constrained lot size, making approval seem ill-sighted. The Related Group showcased the redesigned project at a Planning Board Meeting on January 22nd, 2025. The revised plans now feature a slender 21-story tower with 39 condo residences (4 fewer than the maximum allowed) along with 99 parking spaces. Standing at 255 feet to the mechanical floor, the new structure is 52 feet shorter (an 18.15% reduction) than the original proposal, reducing massing impacts for nearby residents and complying with necessities outlined by the City of West Palm Beach. Part of the new proposal comes different waivers. Of the 6 waivers previously requested, 1 was removed. Waiver 3 which initially presented an around 3 FT deviation from a required 20 FT setback was slashed. Likewise, staff findings found the new proposal to comply with development standards. Despite complaints still arising by some residents, the project was recommended approval by the City of West Palm Beach’s planning board. “We have to balance a lot of needs here. Needs for the whole city, not always just individual neighborhoods”, “there is a huge demand in the city for housing, there is a need for investment in the north end”, “city staff’s issues were addressed, so they have done what we asked of them” according to Steven A. Mayans, chairperson of the board who originally called for denial of Apogee West Palm Beach. Site plans by the project’s architect, Arquitectonica, outline new sidewalks, greenery, public art, and a street-facing garage that aims at blocking the tower’s elevation from pedestrian view. The development is located at 4906 N. Flagler Drive, blocks away from Related’s newly constructed Icon Marina Village
315 NE 3rd Street Proposed in Fort Lauderdale
Arosa Developers, based in Brooklyn, have submitted plans for a slender tower along a linear parking lot at 315 NE 3rd Street. Plans originally called for “Selo Hotel Condo” by H Group Capital, although the project fell through following a $5.75 million dollar foreclosure. The building is being designed by FSMY Architects and is planned to include 607 units, 3,727 SF of commercial space, and 659 parking spaces. Units range from studio apartments, 1 bedroom units, 2 bedroom units, and 3 bedrooms units at a max of 1,416 SF. The property will rise atop a 52 space parking lot built to house cars from “Nola Lofts”, an adjacent high-rise building built in the 2000s. Hence, of the 659 parking spaces will be 52 reserved for Nola Loft’s residents. Additionally, The tower will be the tallest in Fort Lauderdale, reaching heights 54 floors. As per basic Fort Lauderdale code requirements, provided open space is supposed to compose of at least 10% of the site’s area. In this case, the 27,624 SF lot needs at least 2,762 SF of open space. The developer will extend beyond this requirement, with a total of 20,288 SF. The same rule applies for landscaping, with 1,390 SF given on site. According to site plans, the tower will front both NE 2nd Street and NE 3rd Street. A lobby will face NE 3rd Street along with a 816 SF commercial unit equipped with an ADA accesible ramp. On the other side, a large 2,910 SF commercial space is proposed. Elevations feature a high-rise rising 603 FT to the architectural top, with spandrel glass mimicking linear units along both streets. A preceding FAA application filed in August indicated a height of 615 FT, albeit FAA filings aren’t symbolic of a tower’s height as they can go higher than planned elevations. Location: 315 NE 3rd Street
First and Fifth Back to the UDRB with a New Design Following Board Rejection
When multiple developers geared up to showcase their projects to Miami’s Urban Development Review Board last year, approval was not only on the minds of developers: but also architects. One of which was First and Fifth, designed by ODP Architects and led by Oak Row Equities. However, the board rejected the project after presentations concluded, with the ultimate concern being the lack of cohesiveness between the podium and the building’s main facade. The podium, drawn by inspiration from Salvation Army Citadel’s Venetian Gothic Style, was described as “not even close to that” by Anthony Tzamtzis, a board member of the UDRB. ODP is now back to the drawing board with an updated podium, completely dismantling the tower’s unique arches along the podium. “The simplified arches of the historic building have been reimagined to carry a modernized orthogonal geometry in our proposed design”, “the metal screen’s design abstracted from the historic windows of the Citadel, serves both aesthetic and practical purposes” reflected by Kurt Dannwolf, president of ODP architects. The colors and materials used on the new garage screen create a visually cohesive development, drawing inspiration from Miami’s historic past while still retaining separate identities between the old and the new. Despite minor changes in the design, the skyscraper includes the same plans: a height of 517 FT measuring 45 floors. Likewise, it’ll include 526 units, 161 parking spaces, 530 bicycle parking spots, and 6,637 SF of commercial space, virtually unchanged from the previous submission. Elevations on the other hand have changed to reflect the newly unified podium and facade, as well as showcasing the tower’s homage to the Salvation Army Citadel. The project will subsequently face the board again on January 15th, 2:00PM with hopes of approval. However, it’s worth noting UDRB approval isn’t vital to a project’s overall approval. The project’s location is 49 Northwest 5th St, Miami.
Early Live Local Plans Released for ‘Azul at Blue Lagoon’ near Miami International Airport
Keystone Holdings has released preliminary plans for apartments blocks away from Miami International Airport. The development was filed on January 6th, 2025 under a pre-application request. As per a written statement and multiple detailed plans, the plans will progress pursuant to the Live Local Act and Miami-Dade’s Workforce Housing Development Program, adding at least 114 workforce units out of the 284 proposed. The units will range from studios, 1 bedroom/1 bath, 1 bedroom/1 bath + den, and 2 bedrooms/2 baths. The smallest unit size is a 464 SQFT studio. Among the 284 proposed units is 266 parking spaces reduced from a required 439 spaces via a 25% parking reduction. This parking count is entirely possible due to the property being within 660 FT of a smart corridor. In addition, the development includes no retail space or office space, although it’s worth noting the plans are still extremely early regarding stages of design. The developer is requesting 4 administrative changes, ranging from increases in lot coverage from 40% to 50%, to a reduction in the number of parking spaces lower than the 25% reduction already filed. Lastly, elevations and site plans showcase a development measuring 16 floors to 156 FT, with lobby space fronting NW 57th Avenue. These elevations feature a parking podium wrapping around the entire base, totaling 3 floors. The property is positioned at 1200 NW 57 Avenue, Miami, Florida 33126. The official architect is FORMGROUP.
80 Floors in Miami’s Omni District From the Live Local Act? The CITT Annual Workshop Weighs in.
Miami’s long-awaited ‘Citizens Independent Transportation Trust’ held its municipal workshop last month. Attendees discussed a plethora of topics including Miami’s SMART Program, biking networks, and future projections. However, one agenda item stood out the most due to its unique findings: the impact of the Live Local Act on Miami. Background on the Live Local Act The Live Local Act was passed on March 23, 2023 but later updated in 2024. It seeks to supersede local government regulations concerning height, density, and zoning to improve housing costs by streamlining the development of workforce and market-rate housing. This is accomplished by applying the existing zoning from a property located one mile away to the new site. The law has also removed rent control, intending to instead utilize city-owned, commercial, or industrial properties for appropriate workforce housing development. Developers who choose to build upon underutilized land may qualify for expedited building permits, reduced parking requirements, or even tax credits. To qualify, plans must allocate 40% of existing units as affordable and ensure that over 65% of usable square feet is designated for residential use. According to state law, affordable housing is considered to be at 120% of the area median income, which some critics argue is still too high to be really considered ‘affordable’. What Did They Find? A PowerPoint presented last month revealed that Miami currently has 23 Live Local projects already submitted, a number likely to have increased since then. The heights of these projects range from 8 to 45 floors, totaling 8,723 units and 9,669 parking spaces. Most units are clumped near Wynwood and Edgewater, but developments go all the way to city boundaries. A context map taken from Arquitectonica’s 2110 N Miami Avenue presentation shows that large areas in Edgewater and the Omni District are set to benefit from heights of up to 80 floors, with potentially unlimited floors via added benefit heights. Although 80 floors can’t be built due to FAA regulations, neighborhoods such as Overtown and Wynwood will still reap significant advantages, as existing height limits restrict higher development. Even the newly named ‘Wynwood Norte’ neighborhood can see developments rising up to 36 floors with a 24-floor bonus height, with FAA height limits at 500 FT and 450 FT at the end of the neighborhood. From 24 Floors to 80 Floors Take 1361 NE 1 Avenue in the Omni District as an example. Current zoning under ‘Urban Core Transect T6-24‘ permits a maximum height of 24 floors. With the live local act and T6-80 lots (lots that permit 80 floor buildings) less than a mile away, the property now gains from almost unlimited height. Despite the heights being misleading because of FAA regulations allowing a 649 FT maximum height, that still encapsulates about 64 stories which is much higher than any other existing building in the neighborhood. For example, Art Plaza built by the Melo Group is a 32-floor building recently completed in the Omni District using T6-24 zoning. Located less than 50 feet from 1361 NE 1 Avenue, it’s restricted to a maximum height of 24 floors, or up to 48 floors if it meets certain city benefits. This 48-floor limit is considerably lower than the 649-foot height cap permitted by the FAA and the Live Local Act. The Live Local Act ultimately marks a shift away from local governments and conventional zoning, reshaping not just Miami but cities across Florida. Given the prospects of high-rise buildings detailed in this report, community stakeholders need to participate in discussions that balance density with the quality of life. Additionally, the increase in workforce housing alongside a greater housing supply will ultimately help alleviate Miami’s housing crisis.
‘The Helm’ Planned in Miami’s Design District With Mixed-Income Units & Office
Helm Equities is planning a 36-story mixed use building in Miami’s Design District according to CityBiz. The development will replace the previously proposed Parterre 42 project, which recently started leasing class A office space at 4201 Northeast Second Avenue. The new building will consist of 278 residential units, 83,338 square feet of office space, 620 parking spots, and approximately 45,000 square feet of retail space. The project will cost 500 million and encompass about 500,000 SF of usable SF. CityBiz also cited a recent Kimley-Horn traffic study, which found a reduction of about 29% to 37% of traffic compared to the previous office space planned. Since the development is taking advantage of the Live Local Act, regulations require that 40% of the units be priced at 120% of the Area Median Income. As a result, the project will have 116 rental units on the lower floors, with condominiums on the upper levels. If the development utilized existing code, the max height would be 5 floors. While official elevations or site plans are not available, the project will add wraparound retail and 35,000 square feet of open space at the ground level to enhance the building’s base. In addition, the tower is split into two sections, with an office portion and a residential portion linked by a courtyard. The building will join a plethora of other developments in Miami by achieving LEED Gold and WELL gold certifications. The Real Deal noted that construction will likely begin in the fourth quarter of 2025, but the date isn’t set in stone. Cube 3 is the official architect. The site is located at 4201 Northeast Second Avenue.
Construction and Tree Permit Filed For 2900 Terrace in Miami
Permitting is progressing for 401 NE 29th St (formally known as 2900 Terrace) in Miami’s growing Edgewater neighborhood. The project filed for a site work permit on October 7th and a tree permit on October 4th. Both permits will prepare the site for vertical construction, likely to commence next year if plans progress smoothly. As per a previous UDRB filing, the tree permit will remove 15 trees of the existing 18 on site. Replacement trees include 38 palms and trees varying from large to medium sizes. Shrubs will be planted as decorative landscape, encapsulating 710 native to imported flora. The project is especially unique in Edgewater due to its emphasis on landscaped open space. While code requires only 6,091 SF of open space, developers intent to build 13,185 SF of landscaped open space. The filed site plan permit will handle excavation, foundation piles, and soil improvements. The general contractor for the project is Coastal Construction. In addition, all permits filed are in the approval process, incorporating both the tree and site plan permit and an additional construction and phased permit. Progress for the tree and site work permit last had activity around Dec 12, 2024. The project was approved by UDRB staff on November 15, 2023, set to feature 324 units, 504 parking spaces, 52 bicycle spaces, and ample retail space in a 32 floor tower. The developer for the site is LNDMRK Development & Oak Row Equities, while the main architect is Arquitectonica.
‘One W12’ Moves Forward With Submission to Miami’s UDRB
Property Markets Group is progressing with plans for One W12, a residential tower set to redevelop an entire block of vacant land in Overtown, previously used to house construction equipment for nearby infrastructure projects. The property was originally granted a City Center MUSP for a 25 floor tower containing 412 residential units and 23,000 SF of retail space. Presently, developers will amend the MUSP to instead feature a 22 floor tower with 372 dwelling units, 208 micro units, 816 parking spaces, and 380 bicycle parking spaces. The development will additionally include an immense array of ground floor uses including town home-style units, bike storage, amenity space, a lobby, and 4,892 SF of commercial space. The original MUSP included three waivers that will be continued onto this project. Of the waivers, most notably is a waiver for a 30% reduction in parking. However, the developer is using none of the benefits because a 30% reduction in parking would mean 196 parking spaces required: the developer is adding more than 800. Elevations feature a 246 FT highrise, shorter than previously approved. The tower’s podium will measure 8 floors of the 22 existing floors. Likewise, the design of the podium is attempting to break up its immense mass by adding a diverse selection of materials, colors, and visual breaks pictured below. Large sidewalks along the project will adorn native greenery and reduce the imposing effect of the podium. Miami planners originally called for balconies, but the architects politely declined, citing balconies reducing the overall feel of the project. The site is located at 1129 NW 1st Court with proximity to the metrobus, the metrorail, the metromover, and the brightline station all within walking distance. Cube 3 is the main architect on record.
36 Floor Highrise Proposed in Edegwater With an X-Bracing Design at 422 NE 29th St
Black Salmon is proposing a 36 floor residential building in Edgewater, all atop a decently sized 44,491 SF lot adorning abandoned parcels, homes, and a church. The church, constructed in 1997 and coined Mission San Francisco and Santa Clara, will be preserved for future use according to site plans. The developer will also purchase a Bonus Floor Area to build the 552,326 SF project that exceeds applicable FLR. When developers purchase Bonus Floor Area, they must contribute to Miami’s Public Benefit Trust fund, which aims to improve infrastructure, transit, affordable housing, or parks. Likewise, the developer is planning density above permitted use. The applicant will pursue excess density via the Attainable Mixed-Income Housing Transfer of Development Density Program. The project will feature 229 residential units, 4,416 SF of retail space, and 397 structured parking spaces. Units range from 1 bedroom, 2 bedroom, 3 bedroom, and 4 bedroom configurations. According to site plan drawings, the church will maintain surface parking while lobby and retail space will front NE 29th St. Although the tower is a generous 36 floors, heights will rise even taller with the highest measurable point reaching 406 FT. The tower’s design is unique with its cross-bracing design extending across the entire facade. Unfortunately, the project proposes a hefty podium with little architectural or artistic flare. Black Salmon is proposing 4 waivers, including a waiver to reduce frontage, side, and rear setbacks above the tower’s 8th story; a waiver to allow parking within the 2nd layer on the principal frontage; and a waiver reducing spacing of vehicular entires, specifically lowering it from 60 feet to 23 feet. The project’s main architect is Arquitectonica. The address is 422 N.E. 29TH ST Miami.